Development of Site One at Saratoga Technology Energy Park ...

2,273 views

Published on

Published in: Technology, Business
0 Comments
0 Likes
Statistics
Notes
  • Be the first to comment

  • Be the first to like this

No Downloads
Views
Total views
2,273
On SlideShare
0
From Embeds
0
Number of Embeds
1
Actions
Shares
0
Downloads
11
Comments
0
Likes
0
Embeds 0
No embeds

No notes for slide

Development of Site One at Saratoga Technology Energy Park ...

  1. 1. DEVELOPMENT OF SITE ONE AT SARATOGA TECHNOLOGY + ENERGY PARK Request for Proposals (RFP) No. 1006 PROPOSALS DUE: February 21, 2006 by 5:00** PM The New Y ork S tate En ergy Research and Develop ment Autho rity (NY SERD A) invites pro posals from real estate developers or developm ent teams to improve and develop at least one site at the Saratoga Techno logy + Energy Park (STEP) in the Town of Malta, Saratoga County, New York. The developer or development team selected will be expected to design, finance, construct, manage and have completed in March 2007 a build ing or b uildings not to exceed 100,0 00 sf at STEP under a ground lease from N YS ER DA . The building is to be designed to com ply with ST EP ’s Con ceptual Design G uideline s, and N ew Y ork S tate Ex ecutive Ord er No. 11 1, and earn at least a ba sic LEED TM certification from the U.S. Green Building Council. At least one member of the design team is to be a LEED accre dited professiona l. Pro posers must subm it nine (9) cop ies of the p roposal with a completed and signed propo sal checklist attach ed to the front of each copy, one of which must contain an original signature and submit to: Rosanne Viscusi, RFP No. 1006 NYSERDA 17 Columbia Circle Albany, NY 12203-6399 On February 22, 20 06 at 9:30 am at N YS ER DA ’s offices at 1 7 Columbia C ircle, Alb any, N ew Y ork, all prop osals received in re sponse to this RFP shall be opened and the financial terms o f those p roposals with respe ct to pa yments to NYS ER DA as required in section X(B)(4) of the RF P sha ll be publicly disc losed . All pro posers are welco me to attend. Subsequent to such disclosure, the proposals will be evaluated by an evaluation panel, as set forth in section XII of the RFP. An award shall be made with reasonable promp tness thereafter. Pursuant to §139-j(2)(a) of the State Finance Law, the individuals below have been designated as persons who may be contacted by Proposers relative to this procurement. The designated individuals may be reached as indicated below by e-mail or by phoning (518) 862-109 0 and selecting the appropriate extension: All Program questions should be directed to: Kevin Hunt, at ext. 3259, or klh@nyserda.org. All Contractual questions should be directed to: Doreen Darling, at ext. 3216, or djd@ nyserda.org. **Proposals are due Eastern Time. Late proposals and proposals lacking the appropriate completed and signed Proposal Checklist will be returned. Faxed or e-mailed proposals will not be accepted. Pro posa ls will not be acce pted at an y other NY SERD A locatio n oth er than th e address above .
  2. 2. I. INTRODUCTION Through this Request for Proposals (RFP), the New York State Energy Research and Development Authority (NYSERDA) is seeking proposals for the continued development of a site located within Phase 1 at the Saratoga Technology + Energy Park (STEP), encompassing new construction of a building or buildings not in excess of 100,000 square feet. STEP is located in the Town of Malta, County of Saratoga. The STEP Site Plan showing the proposed development at STEP is included as Attachment A. The STEP site is approximately 280 acres. The location of Site One and the building(s) will be determined by NYSERDA, in consultation with the selected developer, and in accordance with the STEP Master Plan included as Attachment B, and the Site Plan. NYSERDA intends to enter into a long-term ground lease (the Ground Lease, Attachment C) for the building and underlying land with the selected Proposer (Developer). This RFP and all Attachments are available from NYSERDA upon request, or at the following link: http://www.nyserda.org/funding/funding.asp?i=2 II. SUBMISSION OF PROPOSAL; INITIAL DEPOSIT To be eligible for consideration, proposals must be received by NYSERDA in accordance with the instructions contained in this RFP by the due date set forth above. Each proposal must be accompanied by a good faith deposit of $10,000 (the Initial Deposit) in the form of a check made payable to the New York State Energy Research and Development Authority. Initial Deposits will be deposited, and returned to the Proposers who are not selected. No interest will be paid on the Initial Deposits that are returned to the Proposers. Proposals submitted without Initial Deposits will not be considered. III. SUMMARY OF STEP A. OVERVIEW NYSERDA is a public benefit corporation established in 1975 under Title 9 of New York State’s Public Authorities Law. Among the statutory purposes of NYSERDA are developing and implementing new energy technologies consistent with economic, social, and environmental objectives and promoting, encouraging and assisting in the construction of industrial, commercial, and research facilities at the STEP site. The 280 acre STEP site is located five miles south of Saratoga Springs and 23 miles north of Albany, in the Town of Malta, New York. STEP is essentially undeveloped, except for a road and a 23,000 square foot building which is fully occupied, and used for decades as a research and development and light manufacturing facility. STEP includes some of Saratoga County’s Empire Zone areas that are within the Town of Malta (approximately 29 acres). NYSERDA holds title to the STEP site on behalf of the people of the State of New York STEP will be an energy and environmentally-focused knowledge community. It will be the first technology park designated and designed for research, development, and light manufacturing Page 2 of 17
  3. 3. related to clean-energy and environmental technologies. It also will be part of a comprehensive knowledge-based economic development strategy that takes advantage of the expertise of NYSERDA and its clients and partners, to add value beyond the facilities—in relationships, technology development services, and business funding. The goal is to establish STEP as an environment specifically designed to meet the needs of young, knowledge-based businesses. In addition, STEP will demonstrate a comprehensive array of sustainable design features, and ideally will be itself a “laboratory” for sustainability. Among the features that NYSERDA intends to incorporate into the STEP design are: • Respect for the natural setting; • Recognition of the Adirondack heritage; • Green building and innovative energy technologies; • Creation of active and passive activity zones and recreation features; • Establishment of common core facilities, including those for the energy sector (electric generation, chilled water, steam, fuel storage capacity) and those for the sanitary sector (potable water, gray water, treatment and recycling); and • A “Knowledge Community Center” featuring shared common services and small-scale retail to serve the needs of the STEP tenants. Sustainable design features used at STEP will provide both a marketing feature and long-term operational savings. Creation of a knowledge community will provide focus, momentum, and a sense of place. The design of STEP will help create a location where collaboration and shared resources will distinguish it from other potential locations. As previously mentioned, an existing building of approximately 23,000 sf is owned by NYSERDA and leased to certain tenants operating in various clean-energy or environmental related activities. This RFP is for the development of Site One, with a building or buildings not to exceed 100,000 sf, and its related off-site improvements. It is anticipated that the building(s) will be multi- tenanted. Refer to Section IV. NYSERDA may seek to have the selected Developer or Development Team perform the same development services for additional sites at STEP. In 2005, NYSERDA issued a RFP and selected a developer for Site Two, including a single tenant building with approximately 100,000 sf to be leased to DayStar Technologies, Inc.; construction is scheduled for completion in Fall 2006. Some of the STEP site (but not the planned Site One) is part of the Malta Rocket Fuel Area Superfund Site. A thorough remedial investigation and feasibility study (RI/FS) was conducted at the site and resulted in a Record of Decision (ROD) issued by the Environmental Protection Agency (EPA) in 1996. There is some contaminated ground water under a small portion of the STEP site. Remediation of the ground water under the EPA ROD is ongoing. Implementation of the selected ground water remedy will not affect development of the STEP site. Further Page 3 of 17
  4. 4. information concerning the RI/FS is available from NYSERDA upon request. B. BUILDINGS ORGANIZATION There are five neighborhoods in the STEP Plan. Two of them—one that includes the existing STEP building and the other being the Knowledge Community Center—are located in the area known as the public zone. The other three neighborhoods are located within the loop road and represent the central portion of the development. The buildings are organized to create identifiable places and outdoor courtyards that are pleasant and that will induce pedestrian activity and informal meetings. All parking is located between the neighborhoods and will be shared by all buildings which allows for parking efficiency and a potential reduction in the total number of parking spaces. This will increase open space and decrease runoff, an important feature in sustainable design. Orientation of parking areas is at 45 degrees from most of the buildings, which helps to define outdoor areas that are usable and interesting. The buildings within the loop road are mostly organized on a north-south axis with the short facades facing east-west and the long facades facing north-south. This is the most advantageous orientation for energy use and thus contributes to sustainable design. Several of the buildings are oriented with the long façade facing northwest, to create interest and to allow visitor entrance and turnarounds to be provided to each neighborhood. Additional buildings located adjacent to the existing building are oriented to form a relationship with the existing building; buildings in the Knowledge Community Center are aligned with the road. The buildings are clustered closely in order to form properly-scaled outdoor “people places,” to achieve a campus-like visual impact, and to conserve a meaningful open space around each neighborhood. Buildings are planned to range from single-story buildings to four-story buildings, but in no instance can a building be more than 80 ft. high, including roof top structures. Multi-story buildings are desirable because they offer more design opportunity, achieve an effective scale to create memorable neighborhoods, and conserve land and reduce coverage, important from a sustainable design standpoint. Buildings generally will range in size from approximately 40,000 sf to approximately 100,000 sf, although some buildings may be smaller and some larger. This size/scale is appropriate for multi-tenant buildings because this range represents both a minimum size that is efficient to build and a size that requires less time to lease up than significantly larger buildings. Because these buildings are clustered into neighborhoods, they have a greater impact than if they were isolated buildings, and there is the potential for companies to conveniently expand in multiple buildings within the same neighborhood. NYSERDA intends eventually to create community facilities for STEP tenants. These may include shared common business facilities, conference facilities, and convenience retail that provide places to meet other STEP tenants and that create a sense of place. In addition to building a sense of community, such facilities limit use of automobiles, which is an important feature of sustainable design. Page 4 of 17
  5. 5. C. PHASING STEP will be phased carefully, to control the cost of infrastructure and to carry out development efficiently. The infrastructure for Phase I, the first group of buildings on the left within the loop road on the Site Plan, is already being developed at STEP. Phasing also must coordinate with development of the Luther Forest Technology Campus (LFTC), off-site highway improvements, and related funding, as well as take into account efficient sizes to permit provision of on-site core facilities. D. LUTHER FOREST TECHNOLOGY CAMPUS The LFTC is a 1,350-acre forested site that adjoins the southern portion of STEP. It has been proposed for development of four potential micro-chip fabrication facilities. Its development is being planned by the SEDC. NYSERDA has been working with SEDC to coordinate land plan elements of STEP with the planning for LFTC, which surrounds the STEP property. Many elements of development can be coordinated for the two sites, which are expected to generate market synergies. E. INFRASTRUCTURE and HOOK-UP FEES Hermes Road is currently STEP’s only means of ingress and egress. STEP will eventually be organized by a loop road which forms the boundary of the major building zones on its inside edge and open space and public features on its outside edge. Hermes Road is expected to continue to be the western boundary of the loop road. There are significant setbacks along all borders of STEP except the contiguous border with LFTC where a closer physical connection is desirable. All utility connections must be approved by NYSERDA and coordinated with the Master Utility Plan, which is being finalized. Water and sewer: NYSERDA has contracted with Saratoga Water Services to provide water to STEP, and the Saratoga County Sewer District has approved the sewer connection for sanitary waste. A 12" water main extends down Hermes Road to the access road into Phase I. An 18" sewer line extends down Hermes Road to a location across from the building located at 10 Hermes Road. Gas and electric: Electricity and natural gas is provided to STEP by National Grid. STEP is serviced with a 12" natural gas line extending from Dunning Street down the northeast side of Hermes Road to across from the existing building at 10 Hermes Road, with a lateral extending to that building. STEP presently receives 13.2 kV to the 277/480 kVA transformer through above ground electric wires that extend the 1-mile length of Hermes Road, which is intended be buried at a future date. NYSERDA will provide electric power not to exceed 2,500 kVa. Other: STEP is serviced by above ground telecommunications. It is expected that telecommunications into Phase I will be buried, and run through a duct bank. The preliminary engineering for the design of the Access Road into Phase I has begun, as has planning for the stormwater management system. Final road grading and paving is scheduled for completion by mid-Summer 2006, and roadway lighting may be installed at that time. Gray water irrigation will be provided as part of the development of each neighborhood. Page 5 of 17
  6. 6. Traffic and highway phasing is very important, and STEP has been designed to be flexible in order to proceed independently from LFTC, or, alternatively, to be coordinated with it. NYSERDA’s Traffic Impact Study concludes that the first 150,000 square feet of STEP development can proceed using the Dunning Street access without additional improvements. For additional future development, certain road improvements will be required to allow continued use of the Dunning Street access. In the event that the major roadway improvements planned for LFTC are implemented, it is NYSERDA’s intention to negotiate an agreement to access the STEP site through the new roadways. Hook-Up Fees: NYSERDA is bearing the cost of infrastructure installation down Hermes Road and into Phase I, either following or under the Access Road. The selected Developer will be assessed a hook-up fee which shall be calculated at $6.00 for each square foot of the proposed building, and to be paid upon the commencement of construction of the building. By the Fall 2006, all infrastructure is expected to be installed into Phase I. The Developer will be responsible for bringing and connecting Building One with the infrastructure and for any special needs by tenants. The Developer is required to comply with the Master Utility Plan. IV. IDENTIFIED TENANT AND BUILDING REQUIREMENTS A. IDENTIFIED TENANTS Site One is in the first phase of the STEP Project, and will be part of the first neighborhood at STEP. The location of Site One will be determined by NYSERDA in consultation with the selected Developer. The Developer will be required to improve and develop land sufficient for the building(s) and parking rerquirements, to be determined by the selected Developer and agreed to by NYSERDA, with a building(s) not to exceed 100,000 sf (the Building) on Site One. NYSERDA, in cooperation with CB Richard Ellis, has identified potential tenants who have expressed an interest in leasing space at Site One (Identified Tenants). The Identified Tenants, including Starfire Systems, Inc. (Starfire), may potentially lease approximately 61,200 sf. NYSERDA will provide the identity and leasing proposals to the selected Developer, who will be expected to meet with and successfully negotiate a lease with the Identified Tenants, design the Building for Site One to meet the needs of the Identified Tenants, then finance, construct, and manage the Building. CB Richard Ellis must be reasonably compensated by the Developer should any of the Identified Tenants lease space in Site One. Refer to Section XIV. Refer to Attachment D for background information on Starfire, Attachment E for Starfire’s Letter of Intent, and Attachment F for Starfire’s Preliminary Project Scope. For additional information regarding Starfire’s programmatic needs, call David Stiles, Vice President of Operations, at (518) 899-9336. Page 6 of 17
  7. 7. Identified Tenants have requested that the Building to be developed on Site One contain shared resources, such as conference rooms, laboratory space, and training space. Other shared facilities could include a common mail and copy room, and lunch room. Consequently, the lease structure with the tenants must take into consideration payment for such resources if incorporated into the Building, or alternative payment forms identified. It is NYSERDA’s goal that all space within buildings at STEP be occupied by tenants whose business relates to NYSERDA’s clean-energy and environmental statutory mission. The Developer must agree that all future leases will be subject to NYSERDA’s approval and propose a method of ensuring that new tenants of the Building meet NYSERDA’s goal. Refer to Attachment G, Tenant Selection Criteria. B. BUILDING REQUIREMENTS Site One will be located in Phase 1, as noted in the Master Plan Land Plan. The location of Site One will be determined by NYSERDA in consultation with the Developer. The Developer will be required to improve and develop Site One with a building with an aggregate square footage not in excess of 100,000 square feet (the Building or Building One). Starfire has indicated its need to have the Building ready for occupancy by March 2007. Given the time needed to negotiate the ground lease with NYSERDA, design the Building to the required standards, permit, excavate, construct and receive the Certificate of Occupancy, indicate if the March 2007 occupancy can be met, and how it can be achieved. If it cannot be met, indicate a realistic occupancy date, and the schedule needed to meet that date. V. MASTER PLAN APPROVAL, SEQRA, AND LOCAL APPROVALS NYSERDA’s Board approved the Master Plan for STEP. NYSERDA staff, working with consultants, prepared an expanded environmental assessment form under the State Environmental Quality Review Act (SEQRA) for the Master Plan. On January 23, 2004, NYSERDA, as the designated lead agency, issued a negative declaration indicating that the development of STEP as proposed in the Master Plan will not have a significant adverse impact on the environment. The Developer will be required, at its own expense, to comply with all applicable federal, state, and local laws and regulations, and to obtain from all appropriate government authorities all construction and ancillary approvals for the development of Site One. The Developer is responsible for making all filings and obtaining all approvals required for the connection of utilities to, or the furnishing of services at Site One. As NYSERDA is a public authority with a statutory mission to develop the STEP property, STEP is exempt from local zoning controls; however, NYSERDA has chosen to design STEP to be consistent with the Town of Malta’s zoning ordinance. NYSERDA has signed a Memorandum of Understanding with the Town of Malta that provides that all necessary documentation for site review will be submitted and an in-lieu of payment Page 7 of 17
  8. 8. shall be made in an amount equal to an non-exempt applicant. At that time, NYSERDA will determine whether the Site requires any additional review under SEQRA. No building permit is required from the Town of Malta; however, necessary permits are required from the New York State Office of General Services (OGS), and the documentation submitted to OGS must also be submitted to the Town of Malta. The Developer will be responsible for identifying all approvals that will be required to construct the Building and for obtaining all such approvals. VI. GROUND LEASE NYSERDA will enter into a Ground Lease (Attachment C) for Site One with the Developer. The Developer will be required to execute the Ground Lease within 10 (ten) days of notification of award of thereof, in the form provided except as modified to reflect the financial structure proposed by the Developer. Proposers shall not condition the submission of proposals or the execution of the Ground Lease on any revision of the terms of the Ground Lease other than the specific item indicated above and set forth in their proposals. The Ground Lease contains terms and conditions in addition to those set forth in this RFP, and all such terms and conditions are deemed to be set forth herein. In the event of any variance between the Ground Lease and this RFP, the Ground Lease will govern. Section XIII below sets forth further information as to the execution of the Ground Lease. The Developer shall have until April 14, 2006, to successfully negotiate and execute a facilities lease or leases for a minimum 37,500 sf of space. If the lease(s) has not been executed, then the Ground Lease may be terminated by NYSERDA. VII. BASE RENT AND PAYMENT-IN-LIEU-OF TAXES (PILOT) As described below, the Ground Lease will require the Developer to make payments to NYSERDA beginning no later than six months after the Developer is designated, and continuing through the fixed termination date of the Ground Lease. Pursuant to the terms of the Ground Lease, the Developer must make base rent payments for each year of the Lease Term. VIII. FINANCING Proposers are required to submit a preliminary financing plan as part of their response to this RFP. This preliminary financing plan should include the following: 1. An estimate of total development cost and a cost breakdown; 2. The amount of Proposer’s equity contribution and other sources of equity, if any; 3. The amount Proposer proposes to finance; 4. The proposed source and terms of financing; 5. The proposed development schedule and if any rental is to be paid under the Ground Lease during the development period; and 6. The proposed rental for manufacturing and office space based upon the information contained in this RFP. Page 8 of 17
  9. 9. If the Proposer desires to structure the transaction so as to be exempt from sales tax, mortgage tax and property taxes (or proposes use of a PILOT), and/or issuance of a tax exempt or taxable bond, these benefits can be provided by NYSERDA as a conduit, or by the Saratoga County Industrial Development Agency. Please advise if your proposal involves such a structure. Funding, up to the amount of $500,000, may be available under NYSERDA’s New Construction Program to conduct technical assessments of energy efficiency measures in building designs and to offset up to 75% of the incremental capital costs to purchase and install energy-efficient equipment to reduce electric energy consumption in a LEED certified building. The New Construction Program may also provide technical assistance to: conduct commissioning; install building-integrated photovoltaic, advanced solar and daylighting technologies; and evaluate green building opportunities. Additional funding may be available through other NYSERDA solicitations for Distributed Generation and Peak Load Reduction projects. The New York Energy Smart Loan Fund may be available to finance certain approved energy efficiency and/or green buildings measures. IX. CONCEPTUAL DESIGN GUIDELINES Another important goal of NYSERDA is to develop a well-designed, environmentally responsible building on Site One, and at STEP generally, that can serve as models for technology park construction in this region and elsewhere. NYSERDA’s policy is to implement financially feasible, technologically sound strategies in all its new buildings to make significant advances in five areas: energy efficiency; indoor environmental quality; water conservation and site management; conservation of materials and resources; and efficient operation and maintenance. To this end, NYSERDA has issued the Conceptual Design Guidelines for all new buildings at STEP. The Conceptual Design Guidelines are included as Attachment H. Among the requirements of the Conceptual Design Guidelines is compliance with New York State Executive Order No. 111, which requires State entities to adopt certain energy efficiency and environmental practices. The Executive Order, along with Guidelines issued by NYSERDA for compliance with the Executive Order, can be found at www.nyserda.org/programs/exorder111.asp. The Conceptual Design Guidelines also require that buildings at STEP be designed to earn at least the basic LEEDTM certification from the U.S. Green Building Council. The requirements for this rating may be found in the U.S. Green Building Council’s LEEDTM Green Building Rating System Version 2.1, which is available at the Council’s website (www.usgbc.org). Proposers must identify and describe in their proposals the specific steps they would take to comply with the requirements set forth in NYSERDA’s Conceptual Design Guidelines. In selecting the Developer for Site One, NYSERDA intends to give substantial weight to the Proposers’ commitment to creating a “green” building in compliance with the requirements set forth in the Conceptual Design Guidelines. An important element in weighing that commitment will be the quality and specificity of the program set forth in the proposal to comply with the Conceptual Design Guidelines. Page 9 of 17
  10. 10. NYSERDA is committed to high-quality architecture and technology park design, and will require that design professionals, including architects, be able to demonstrate an overall body of work recognized by their peers as showing excellence of design. In light of NYSERDA’s goal of creating a green building on the Site, the design team should have significant architectural and engineering experience in creating environmentally responsible buildings in a technology park settings, as well as a demonstrated interest in this goal. X. PROPOSALS Proposers must submit nine (9) copies of the proposal. A completed and signed Proposal Checklist included as Attachment I must be attached to the front of all nine (9) copies. At least one copy of the Proposal Checklist must contain an original signature. Be sure that the individual signing the checklist is authorized to commit the Proposer’s organization to the proposal as submitted. Each page of the proposal should state the name of the Proposer, the RFP number, and the page number. NYSERDA reserves the right to request additional data or material to support proposals. All material submitted in response to the RFP will become the property of NYSERDA. Procu reme nt Lo bbying Req uirem ents Executive Order 127 and State Finance Law sections 139-j and 139-k – In compliance with Executive Order 127 and §139-j and §139-k of the State Finance Law, for proposals submitted in response to this solicitation that could result in agreements with an annual estimated value in excess of $15,000, an additional form (or forms) must be completed and filed with proposals: (1) a signed copy of the proposal checklist referenced in this solicitation (mandatory), (2) a completed Disclosure of Prior Findings of Non-Responsibility form (mandatory), Attachment J, and (3) a Contractor’s Designated Contact(s) form (if applicable), Attachment K. Procurement lobbying requirements contained in State Finance Law sections 139-j and 139-k became effective on January 1, 2006. (The text of the laws are available at http://www.ogs.state.ny.us/aboutogs/regulations/advisoryCouncil/StatutoryReferences.html). NYSERDA has integrated the requirements of these laws into the Proposal Checklist and Disclosure of Prior Findings of Non-Responsibility forms furnished with this solicitation. Additional information is available under the General Conditions below and at the New York State Office of General Services web site at http://www.ogs.state.ny.us/aboutOgs/regulations/defaultAdvisoryCouncil.html Proposals must include the following information in the following format: A. THE PROPOSER 1. Company Information – All Proposers must, if such exists, provide the following information for each member of the proposed development team: • Name of Business Entity (including any “Doing Business As” names) • Headquarters/Parent Company Locations • History of Firm • Internet Web Site Address (if any) Page 10 of 17
  11. 11. • Details of Entity’s Business Structure (Corporation, Partnership, LLC) • Date Founded • Organization Chart of Business Entity • Office Locations and Total Number of Employees at each • Home office address and telephone number and local address and phone number • List of any outstanding litigation that would threaten the viability of the firm or the performance of this contract 2. Qualifications – The Proposer must provide: a. An explanation of why the proposed development team is the best qualified to perform implement the improvement and development of Site One. b. Letters of commitment from all members of the development team. c. A description of similar or comparable projects- including pictures- developed by the proposed Developer or development team in the past 10 (ten) years. d. Design professionals should list and discuss their training and experience with green building technologies, and should specifically indicate whether they have previously designed any LEED certified green buildings. It should also be clearly identified whether the design professional, or a member of the Team, is a LEED accredited professional. 3. Staffing – The Proposer must also provide: a. The name of the person designated as the “Project Leader” who will be responsible for the coordination of work efforts of the other individuals. b. Resumes for the Project Leader and all key personnel of all members of the development team. 4. References Each Proposer must submit a list of three (3) references, preferably references who retained the Proposer and other development team members for a project with similar features and scale. B. PROJECT INFORMATION Proposers must submit the following information: 1. Program Description. A narrative description of the proposed development program, Site One, including the size and configuration of the building, the number, type and characteristics of the rooms per floor, corridor widths, and floor-to-ceiling heights. A ground-flow plan must be included, showing entrances, curb cuts and lobby locations; additional drawings may be submitted. The Proposer must also submit a development schedule showing when the submission required under the Ground Lease will be made, and the anticipated first occupancy date. Page 11 of 17
  12. 12. 2. Conceptual Design Guidelines Program. A detailed description of the methods or technologies the Proposer is considering to comply with the requirements set forth in the Conceptual Design Guidelines as discussed in Section IX, above. 3. Tenant Selection Criteria. A method to ensure that the Developer will meet NYSERDA’s goal that all space within buildings at STEP be occupied by tenants whose business relates to NYSERDA’s clean energy and environmental statutory mission, as indicated in Section IV(A) above. Refer to Attachment G. 4. Payments to NYSERDA. The Proposer must propose: (a.) A Base Rent payment to NYSERDA during the term of the Ground Lease. (b.) At anytime during the Ground Lease: (1) a percentage of annual net cash flows, after debt service, which the Developer will share with NYSERDA assuming the tenant(s) have at least a BBB- credit rating from a recognized, independent credit rating organization satisfactory to NYSERDA; and (2) a percentage of annual net cash flows, after debt service, which the Developer will share with NYSERDA assuming the tenant(s) have less than BBB- credit rating from a recognized, independent credit rating organization satisfactory to NYSERDA. Under these circumstances, the Developer must propose if there are any additional terms and conditions that the Developer would reasonably expect in order to complete the financing and construction of the Building. c.) A percentage of net cash flow to be shared with NYSERDA upon the lease, sale or refinancing of all or any portion of the Building. 5. Preliminary Financing Plan. A plan of financing the development of Site One, containing the elements set forth in Section VIII above. 6. Design, Permitting and Construction Schedule. Indicate if the March 2007 completion date is realistic. If so, provide a schedule necessary to meet the deadline, and anticipated milestone dates. If not, what is the earliest date possible for tenants to occupy the building? Provide a schedule with milestone dates. XI. SELECTION CRITERIA Proposals submitted in response to the RFP shall be reviewed, and scores assigned based solely on the information provided and satisfactory references. Each proposal shall be reviewed and scored by a Technical Evaluation Panel, consisting of NYSERDA staff and external reviewers. The following factors, in no particular order of importance, shall be used when reviewing proposals. 1. Experience in the development, construction, management, marketing and design of Page 12 of 17
  13. 13. projects of a scale, complexity and quality similar to that set forth in this RFP, especially research and technology parks. 2. The quality of the design proposal put forth in response to Section X(B), the quality of the design architect selected to be on the development team. 3. The Proposer’s financial qualifications (including its proven ability to obtain financing for projects of similar size, 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 Proposer intends to contribute or assume for the project. 4. The Proposer’s proposed development schedule, including a firm commitment to complete the construction of Site One by March 2007, and the Proposer’s financial plan and the demonstrated commitment and capacity of the Proposer to carry the balance of the building until appropriate tenants are identified. 5. The amounts likely to be paid to NYSERDA pursuant to the proposal. 6. The commitment of the Proposer to creating a “green” building that can serve as a model for a technology park construction in the region and elsewhere, using financially feasible and technologically sound design strategies to conserve energy and otherwise minimize the environmental impacts of developing Site One. 7. The extent of the Team’s LEED experience. 8. The priority that the Proposer places on the project relative to the Proposer’s other projects. 9. The overall quality and clarity of the proposal. 10. The Proposer’s record of performance in business dealings with any municipal, state or federal agencies, including NYSERDA. 11. The understanding demonstrated in the proposal of NYSERDA’s mission and objectives at STEP, as well as special needs related to the development of STEP. NYSERDA reserves the right to consider criteria other than the foregoing and to assign to each of the above and to such other criteria as are considered such weight as NYSERDA may in its absolute discretion determine (all criteria used by NYSERDA being collectively called the “Selection Criteria”). XII. SELECTION PROCESS NYSERDA shall review all proposals for completeness and compliance with the terms and conditions of this RFP, and may request from any or all of the Proposers additional material, clarification, confirmation or modification of any proposal. NYSERDA may request that all or some of the Proposers appear for interviews. Except at the request or by the consent of Page 13 of 17
  14. 14. NYSERDA, Proposers will not be entitled to change their proposals once submitted. NYSERDA 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 Proposer’s qualifications and past experience. Submission of a proposal shall constitute the Proposer’s permission to NYSERDA to make such inquiries concerning the Proposer and members of the Development Team as NYSERDA, in its sole discretion, deems useful or appropriate. The proposals will be evaluated by an evaluation panel that will make a recommendation to NYSERDA management. NYSERDA will select the responsible Developer for Site One where the proposal, in the sole discretion of NYSERDA, most successfully fulfills the Selection Criteria, and is most advantageous to the State, price and other factors considered. XIII. EXECUTION OF GROUND LEASE As a result of the necessity to complete construction of Building One by March 2007, this RFP must be processed in an expedited manner. Within 10 days of being notified by NYSERDA of its pending designation, the selected Proposer must execute and deliver to NYSERDA a Ground Lease in the form of the Ground Lease included as Attachment C. Section VI above sets forth further information as to the execution of the Ground Lease. The Initial Deposit will not be refunded to the Developer except as otherwise provided below, and will in no event be applied to rent or other payments due under the Ground Lease. The selection of a Developer will create no legal or equitable rights in favor of the Developer, including, without limitation, rights of enforcement or reimbursement. The Developer will, however, have the exclusive right, as well as the obligation, to execute a Ground Lease during the 10-day period provided that the Developer is in compliance with the terms and conditions of this RFP. The right to execute the Ground Lease will not be assignable. Only the Developer will have the right to execute a Ground Lease, and no party other than the parties identified in the Developer’s submission will be permitted to execute a Ground lease or have an interest in the entity execution a Ground Lease or in the development. XIV. BROKERS The selected Developer will be responsible for paying customary brokers commissions to CB Richard Ellis should the Developer successfully negotiate a lease with the Identified Tenants , per Section IV A. No brokerage fees, finders’ fees, commissions or other compensation will be payable by NYSERDA in connection with the selection of the Developer or the leasing of Site One. Submission of a proposal by a Proposer in response to this RFP will constitute an undertaking by such Proposer to hold harmless and indemnify NYSERDA from and against any and all expenses, damage or liability (including, without limitation, attorney’s fees and disbursements) arising out of any claim for such fees, commissions or other compensation made in connection with such Proposer’s response to this RFP, selection or non-selection there under or negotiation and execution (or non-execution) of the Ground Lease. XV. REPRESENTATIONS AND WARRANTIES NYSERDA makes no representations or warranties, including, without limitation, representations Page 14 of 17
  15. 15. or warranties as to the accuracy of any information or assumptions contained in this RFP or otherwise furnished to Proposers by NYSERDA; the use or progress of development of any Site or any other portion of the STEP Project; Site conditions or the suitability of Site One for any specific use or development; and tax assessments or tax rates that may be established by the Town of Malta or other authorized municipality, or the amount of PILOT payable with respect to Site One. NYSERDA will have no liability or obligation with respect to any infrastructure, except as specifically set forth in the Ground Lease. NYSERDA, or a consultant designated by it, will assist the Developer in coordinating the proposed development with the STEP Project’s infrastructure. The Developer will be required to coordinate construction with NYSERDA and with any other parties developing sites in the STEP Project. The Developer will be required, at its expense, to provide sidewalks (including street trees and street lighting) and landscaped areas associated with development on Site One, as set forth in the Conceptual Design Guidelines. For additional information about the infrastructure of Site One, see the Conceptual Design Guidelines. XVI. GENERAL CONDITIONS Proprietary Information - Careful consideration should be given before confidential information is submitted to NYSERDA as part of your proposal. Review should include whether it is critical for evaluating a proposal, and whether general, non-confidential information, may be adequate for review purposes. The NYS Freedom of Information Law, Public Officers law, Article 6, provides for public access to information NYSERDA possesses. Public Officers Law, Section 87(2)(d) provides for exceptions to disclosure for records or portions thereof that "are trade secrets or are submitted to an agency by a commercial enterprise or derived from information obtained from a commercial enterprise and which if disclosed would cause substantial injury to the competitive position of the subject enterprise." Information submitted to NYSERDA that the proposer wishes to have treated as proprietary, and confidential trade secret information, should be identified and labeled "Confidential" or "Proprietary" on each page at the time of disclosure. This information should include a written request to except it from disclosure, including a written statement of the reasons why the information should be excepted. See Public Officers Law, Section 89(5) and the procedures set forth in 21 NYCRR Part 501 www.nyserda.org/nyserda.regulations.pdf. However, NYSERDA cannot guarantee the confidentiality of any information submitted. Omnibus Procurement Act of 1992 - It is the policy of New York State to maximize opportunities for the participation of New York State business enterprises, including minority- and women-owned business enterprises, as bidders, subcontractors, and suppliers on its procurement Agreements. Information on the availability of New York subcontractors and suppliers is available from: Empire State Development Division For Small Business 30 South Pearl Street Albany, NY 12245 A directory of certified minority- and women-owned business enterprises is available from: Page 15 of 17
  16. 16. Empire State Development Minority and Women's Business Development Division 30 South Pearl Street Albany, NY 12245 Executive Order 127 - NYSERDA is required to comply with the provisions of Executive Order 127. The Executive Order is available at http://ww.gorr.state.ny.us/EO127_fulltext.htm. Pursuant to the Executive Order, proposals submitted in response to this solicitation that could result in agreements with an annual estimated value in excess of $15,000, must include: (1) the name, address, telephone number, place of principal employment and occupation of every person or organization retained, employed or designated by or on behalf of the proposer to attempt to influence the procurement process and whether such person or organization has a financial interest in the procurement. If a proposer has identified one or more such persons or organizations, a Contractor’s Designated Contact(s) form (which is available upon request or at http://www.nyserda.org/Funding/stdforms.asp) must be completed and filed with the proposal for each person or organization identified. (2) a disclosure statement regarding proposer’s history of findings of non-responsibility made by any agency or authority within the previous five years where such prior finding of non- responsibility was due to intentional provision of false or incomplete information to a covered agency or authority with respect to Executive Order 127. All proposals submitted in response to this solicitation should include a completed Disclosure of Prior Findings of Non-responsibility form (which is also available upon request or at http://www.nyserda.org/Funding/stdforms.asp). State Finance Law sections 139-j and 139-k - NYSERDA is required to comply with State Finance Law sections 139-j and 139-k. These provisions contain new procurement lobbying requirements which can be found at http://www.ogs.state.ny.us/aboutogs/regulations/advisoryCouncil/StatutoryReferences.html The attached Proposal Checklist calls for a signature certifying that the proposer will comply with State Finance Law sections 139-j and 139-k and the Disclosure of Prior Findings of Non- responsibility form includes a disclosure statement regarding whether the proposer has been found non-responsible under section 139-j of the State Finance Law within the previous four years. Tax Law Section 5-a - NYSERDA is required to comply with the provisions of Tax Law Section 5-a, which requires contractors, prior to entering an agreement with NYSERDA, to certify whether the contractor, its affiliates, its subcontractors and the affiliates of its subcontractors have registered with the New York State Department of Taxation and Finance to collect New York State and local sales and compensating use taxes. The Department of Taxation and Finance has developed guidance and a certification form (ST-220) for contractors which is available at www.nystax.gov/sbc/nys_contractors.htm. The completed Form ST-220 (which is available upon request or at http://www.nyserda.org/Funding/stdforms.asp), will be incorporated in the agreement between NYSERDA and the contractor. Contract Award - NYSERDA anticipates making one award under this solicitation. It may award a contract based on initial applications without discussion, or following limited discussion or negotiations. Each offer should be submitted using the most favorable cost and technical Page 16 of 17
  17. 17. terms. NYSERDA may request additional data or material to support applications. NYSERDA will use the Sample Agreement to contract successful proposals. NYSERDA expects to notify proposers in approximately four weeks from the proposal due date whether your proposal has been selected to receive an award. Limitation - This solicitation does not commit NYSERDA to award a contract, pay any costs incurred in preparing a proposal, or to procure or contract for services or supplies. NYSERDA reserves the right to accept or reject any or all proposals received, to negotiate with all qualified sources, or to cancel in part or in its entirety the solicitation when it is in NYSERDA's best interest. Disclosure Requirement - The proposer shall disclose any indictment for any alleged felony, or any conviction for a felony within the past five years, under the laws of the United States or any state or territory of the United States, and shall describe circumstances for each. When a proposer is an association, partnership, corporation, or other organization, this disclosure requirement includes the organization and its officers, partners, and directors or members of any similarly governing body. If an indictment or conviction should come to the attention of NYSERDA after the award of a contract, NYSERDA may exercise its stop-work right pending further investigation, or terminate the agreement; the contractor may be subject to penalties for violation of any law which may apply in the particular circumstances. Proposers must also disclose if they have ever been debarred or suspended by any agency of the U.S. Government or the New York State Department of Labor. Attachments: Attachment A –STEP Site Plan (pdf) Attachment B – STEP Master Plan (pdf) Attachment C – Ground Lease (pdf) Attachment D – Background Information on Starfire (pdf) Attachment E – Starfire Letter of Intent (pdf) Attachment F – Starfire’s Preliminary Project Scope(pdf) Attachment G – Tenant Selection Criteria (pdf) Attachment H – Conceptual Design Guidelines (pdf) Attachment I – Proposal Checklist (pdf) (doc) (wpd) Attachment J – Disclosure of Prior Findings of Non-responsibility (pdf) ( or see our Standard Forms page for other formats ) Attachment K – Contractor’s Designated Contacts (pdf) ( or see our Standard Forms page for other formats ) Page 17 of 17
  18. 18. Master Plan January 2004 Prepared for New York State Energy Research and Development Authority Prepared by IDEA Partnerships, LLC with Perkins & Will The Saratoga Associates
  19. 19. Saratoga Technology + Energy Park Master Plan Contents January 2004 I—CONTEXT...................................................................................................................... 1 NYSERDA .......................................................................................................................................1 Organization .................................................................................................................................1 Purposes........................................................................................................................................1 Mission ..........................................................................................................................................1 Goals and Business Culture ..........................................................................................................1 Programs.......................................................................................................................................1 Funding Highlights .......................................................................................................................2 PRIMARY STEP PARTNERS ................................................................................................................3 The University at Albany (SUNY)..................................................................................................3 Saratoga Economic Development Corporation (SEDC)...............................................................4 OTHER IMPORTANT RELATIONSHIPS ..................................................................................................5 Town of Malta ...............................................................................................................................5 R&D and Incubation Resources....................................................................................................5 Economic Development Strategy and Marketing Partners ...........................................................5 2—SARATOGA TECHNOLOGY + ENERGY PARK ........................................................ 6 THE RATIONALE ................................................................................................................................6 Energy and the Environment—A World Challenge and National Strategic Priority ....................6 Energy—A New York State Priority ..............................................................................................6 THE CONCEPT ....................................................................................................................................6 THE VISION .......................................................................................................................................7 THE GOALS ........................................................................................................................................7 STATUS OF STEP ACTIVITIES ............................................................................................................8 Partnership Development..............................................................................................................8 Marketing and Early Tenants........................................................................................................8 Master Plan and Regulatory Processes ........................................................................................8 3—GOVERNANCE AND DEVELOPMENT STRATEGY .................................................. 9 ALTERNATIVES CONSIDERED ............................................................................................................9 DECISION CRITERIA ...........................................................................................................................9 THE STRATEGY ..................................................................................................................................9 POTENTIAL PRIVATE DEVELOPMENT PARTNERS ...............................................................................9 4—MARKET STRATEGY ................................................................................................ 10 INPUTS FOR MARKET STRATEGY .....................................................................................................10 MARKET ANALYSIS SUMMARY .......................................................................................................10 Industry Survey............................................................................................................................10 Competitive Properties—Specific Technology Sites....................................................................10 Regional Real Estate Market.......................................................................................................12 FOUR BUILDING BLOCKS OF MARKET STRATEGY ...........................................................................13 By Target Industry Segments.......................................................................................................13 By Company Life Cycle/Stage of Development ...........................................................................13 By Partnership Relationships......................................................................................................14 By Real Estate Factors ................................................................................................................15 SUMMARY—STEP MARKET POSITION............................................................................................17 STEP Master Plan Contents Page i
  20. 20. 5—LAND PLAN ............................................................................................................... 19 THE REGIONAL CONTEXT ................................................................................................................19 PLANNING PRINCIPLES.....................................................................................................................19 THE PHYSICAL PLAN .......................................................................................................................20 Organization of the Site...............................................................................................................20 The Buildings ..............................................................................................................................21 Organization ..............................................................................................................................21 The Site and Infrastructure..........................................................................................................22 TECHNICAL DATA............................................................................................................................24 Build-Out Statistics .....................................................................................................................24 Coverages....................................................................................................................................24 PHASING ..........................................................................................................................................25 Phase 1 Overview........................................................................................................................25 Importance of the Initial Project .................................................................................................25 Phase 1 Road Build-Out..............................................................................................................25 6—CAPITAL COSTS AND FINANCING ......................................................................... 26 CAPITAL COSTS SUMMARY .............................................................................................................26 TRIAL PRO FORMA SUMMARY .........................................................................................................27 FINANCING STRATEGIES ..................................................................................................................29 Infrastructure ..............................................................................................................................29 Common or Core Technology Facilities .....................................................................................29 Common Amenities......................................................................................................................29 Multi-Tenant Facilities................................................................................................................29 Single-User Facilities..................................................................................................................29 EXHIBITS ......................................................................................................................... 30 EXHIBIT 1—PARTICIPANTS IN INTERVIEWS AND PLANNING DIALOGUE ..........................................30 NYSERDA....................................................................................................................................30 STEP Partners.............................................................................................................................30 Market Analysis...........................................................................................................................30 Legal Counsel..............................................................................................................................30 EXHIBIT 2—MARKET ANALYSIS—INDUSTRY SURVEY QUESTIONS & SUMMARY OF RESPONSES...31 EXHIBIT 3—TECHNOLOGY SITES IN THE IMMEDIATE REGION .........................................................34 The CESTM Campus ...................................................................................................................34 The University at Albany East Campus.......................................................................................34 Luther Forest Technology Campus .............................................................................................34 Rensselaer Technology Park .......................................................................................................35 Harriman State Office Campus ...................................................................................................35 EXHIBIT 4—USEFUL WEB ADDRESSES...........................................................................................37 STEP Master Plan Contents Page ii
  21. 21. Saratoga Technology + Energy Park Master Plan January 2004 conduct, sponsor, assist and foster programs of I—CONTEXT research, development and demonstration in new Chapter 1 provides context for STEP energy technologies.” planning, consisting of information about NYSERDA and its STEP partners and their major Mission relevant activities. The mission of NYSERDA is: …to use innovation and technology to solve NYSERDA some of New York’s most difficult energy and environmental problems in ways that improve Organization the State’s economy. New York State Energy Research and Goals and Business Culture Development Authority Basing its activities on the “3Es”—“Energy, (NYSERDA) is a public Environment, and Economic Development”— benefit corporation NYSERDA is committed to helping New York established in 1975 under businesses, municipalities, and residents solve Title 9 of New York State’s their most pressing energy and environmental Public Authorities Law. problems, while developing new, innovative NYSERDA is governed by a 13-member products and services that can be manufactured Board of Directors appointed by the Governor. or commercialized by New York State firms. Three ex-officio members represent the Public In carrying out its mission, NYSERDA is Service Commission and the Departments of dedicated to public service, forging strategic Environmental Conservation and Transportation. partnerships with private and public entities, and Nine other members include utility executives, a striving to be a model of what taxpayers want their scientist, an environmentalist, an economist, a government to be. NYSERDA also places a consumer representative, and representatives of premium on objective analysis and multi- the public at large. stakeholder collaborations as its way of doing business. Purposes NYSERDA’s purposes and powers, legally Programs established by its statute, include the following: To meet mission purposes and goals, “The purposes of the Authority shall be to NYSERDA’s programs collectively explore and develop and implement new energy technologies promote energy and environmental technologies consistent with economic, social and and solutions that will conserve energy, protect environmental objectives, to develop and the environment, and promote economic encourage energy conservation technologies, to development. Major program areas are: promote, develop, encourage and assist in the ∇ Economic Development acquiring, constructing, improving, maintaining, equipping and furnishing of industrial, ∇ Energy Analysis manufacturing, warehousing, commercial, ∇ Energy Efficiency Services research and industrial pollution control facilities ∇ Residential Energy Affordability [at STEP] and to promote, develop, encourage and assist special energy projects and thereby ∇ Research and Development advance job opportunities, health, general ∇ West Valley Site Management prosperity and economic welfare of the people of ∇ Bond Financing. the state of New York. In carrying out such purposes, the Authority shall [have the power to] STEP Master Plan Page 1
  22. 22. STEP is a major component of NYSERDA’s Economic Development Program. Other selected Funding Highlights programs most pertinent to the STEP Master Plan In 2002-2003, NYSERDA deployed and are described here briefly. managed aggregate funding of $219 million. Primary sources of funding are: Research and Development (R&D) Program ∇ System Benefits Charge (SBC) NYSERDA supports R&D projects that develop and demonstrate innovative energy ∇ Assessments on electric and gas utility technologies, products, and processes. The R&D sales Program stresses consultation, collaboration, and ∇ Voluntary contributions from New York partnership with other organizations, including Power Authority (NYPA) and Long universities, industries, utilities, engineering and Island Power Authority (LIPA) scientific research firms, local governments, and ∇ Co-funding from public and private state and federal agencies. sources, and federal grants. NYSERDA project managers are deeply The annual budgets of the Research and involved in projects ranging from development Development (R&D) Program and the System and commercialization of aluminum-oxide-based Benefits Charge (SBC) Program are $17.5 million slurries for chemical-mechanical polishing in New and $144 million, respectively. This translates York State, to the development and introduction of into $87.5 million in R&D funding and $750 million alternative-fuel vehicles. in SBC funding over the current five-year SBC program. Energy Efficiency Services The Energy Efficiency Services group As of the end of 2002, the New York Energy provides technical assistance to improve the $martsm Program has achieved 0.5% savings on energy and environmental performance of statewide energy requirements, amounting to businesses, institutions, and municipalities; savings of $102 million for New York energy identifies and deploys existing technology and customers. In addition to creating or retaining equipment to reduce energy costs; converts fleet 7,600 jobs, the Program has helped to reduce vehicles to alternative fuels; and helps secure emissions and has generated $1.8 billion in energy-project funding from private and public outside investment for the $614 million in sources. NYSERDA’s performance contracting NYSERDA commitments. The R&D programs and peak-load electricity reduction programs are have used funds to initiate more than 950 projects renowned in the energy field. and to bring more than 200 innovative, energy- efficient, and environmentally beneficial products, New York Energy $martsm processes, and services into use. The New York Energy $martsm program is These contributions to the State’s economic designed to continue energy efficiency, low- growth and environmental protection are made at income services, research and development, and a cost of about $.70 per resident in the SBC environmental protection programs during the service area per year. State’s transition to electric retail competition, and is a key element in the restructuring of New York’s electric utility industry. To ensure that these kinds of programs continue to benefit New Yorkers, the State’s Public Service Commission (PSC) named NYSERDA administrator of these programs, which are paid for by a System Benefits Charge (SBC) on the electricity transmitted and distributed by the State’s investor-owned utilities. The New York Energy $martsm program is being implemented in those utility territories. STEP Master Plan Page 2
  23. 23. East Campus Primary STEP Partners The University is redeveloping, as East STEP is a joint initiative of NYSERDA, its Campus, the former Sterling Winthrop complex in owner and lead sponsor, with two primary East Greenbush. It is a mixed-use site, focused partners— the University at Albany—SUNY (the on University and private activity, primarily in University) and Saratoga Economic Development biotech, chemicals, and telecommunications. Corporation (SEDC). Albany NanoTech The University at Albany (SUNY) Within the University, Albany NanoTech is a comprehensive mix of programs, strategies, relationships, and facilities that establishes the University and the Capital Region as one of the world’s premier concentrations of knowledge in nanoscience and technology, including materials and engineering, and their applications. Albany NanoTech has the potential, one day, to become recognized as the world’s premier knowledge The University at Albany has three campuses: Uptown (Main) Campus, Downtown Campus, and East Campus. center in these disciplines. Albany NanoTech supports the semiconductor Overview industry in technology development for short-, The institution that is today the University at medium-, and long-term development through Albany—State University of New York (the partnerships with University) was established originally in 1844. International SEMATECH In 1962, it was designated as one of four (ISMT), the Focus major University Centers in the SUNY system. Center programs, The University today is comprised of nine schools and other and colleges, with numerous specialized programs funded research, policy, and service centers/institutes. by the Semiconductor Class 10 clean room occupied Industry with 200 mm wafer metrology tools Association (SIA). Two broad areas of common interest between NYSERDA/STEP and Albany NanoTech are alternative energy sources and reduced energy consumption. Because nanotechnologies will lead to new energy industry sectors, there is an important and New Science Library natural synergy of interests. In one version of a long-term vision, while Albany NanoTech The University serves more than 17,000 currently houses all life-cycle activities in its fields diverse students in 53 undergraduate, 84 master’s of technology, it might one day grow such that it and 39 doctoral programs. The University would need to constrain activities in its campus to employs 4,600+ employees. Of these, there are R&D, with downstream manufacturing and more than 600 full-time faculty and about 350 services companies located at STEP, Luther part-time faculty. Forest Technology Campus, and elsewhere. The University has many organized research CESTM Campus centers and institutes, and its total research The Center for Environmental Sciences and expenditures in FY2001 were $70 million, up from Technology Management (CESTM) is the physical about $43 million in FY1994. The University’s campus site of Albany NanoTech activities. National Science Foundation (NSF) research rank is 124 of 601 listed institutions. STEP Master Plan Page 3
  24. 24. New York State and International Semiconductor Manufacturing Technology (International SEMATECH), the 12-member global consortium of major computer chip manufacturers, are building a $400 million, next-generation 300- mm research and development center, in collaboration with Albany NanoTech, on the CESTM campus. Investment will include approximately $210 million from New York State and $193 million from IBM and other International SEMATECH member firms.1 One-Stop Model Atypical for an academic vision, the vision for Albany NanoTech is not only to be a globally distinguished center of research in nanoscience Saratoga Springs is known, among and nanotechnology, but also to create a unified, other things, for its horse races. comprehensive, and “one-stop” model from basic research to company growth and new product SEDC typically works with partner development. Elements of the Albany NanoTech organizations to support the needs of its clients, strategy thus include: and strongly believes that partnerships contribute ∇ Research and Development to strong economic growth in the Capital Region. ∇ Technology Development SEDC is developer of the much larger ∇ Commercialization property called Luther Forest Technology Campus (LFTC), adjacent to STEP. A brief description of ∇ Business Development plans for LFTC is provided in the chapter on ∇ Education and Work Force Training. Market Strategy and in Exhibit 3. Saratoga Economic Development Corporation (SEDC) SEDC is a private, non-profit consulting firm, established in 1978, and is the regional economic development entity for Saratoga County, New York, in which STEP is located. SEDC services aimed at helping businesses to locate or expand in Saratoga County include: ∇ “World Class” Proposals ∇ Building and Site Location Inventory ∇ Financial Services ∇ Small Business Assistance ∇ Community Economic Development ∇ Customized Training Programs ∇ Labor Market Analysis ∇ Geographic Information Systems. 1 The International SEMATECH (Semiconductor Manufacturing Technology) research and development consortium includes: US firms: IBM, Intel, Motorola, Hewlett-Packard, Texas Instruments, Advanced Figure 1: Saratoga County’s location/access Micro Devices, Agere Systems (Lucent); European firms: Philips advantages (Netherlands), Infineon Technologies (Germany), and STMicroelectronics (France); and Asian firms: Hynix (Korea), TSMC (Taiwan). STEP Master Plan Page 4
  25. 25. Other Important Relationships ∇ Center for Indoor Environmental Quality, Syracuse University Town of Malta ∇ Lighting Research Center, The Town of Malta also is an important Renssalaer Polytechnic Institute partner for land planning, development, and ∇ Materials and Particles CAT, neighbor relations. Clarkson University Although it was settled in the late 18th century, ∇ Laser Fusion Center, University of the Town was established officially in 1802, when Rochester it became separate from the adjacent Town of ∇ Cooperative Extension Service and Stillwater. Today, Malta is a charming residential, Agricultural Efficiency and Biogas Programs, Cornell University ∇ Ceramics and Whitewares CAT and the Center for Environmental and Energy Research, Alfred University In addition to these specific centers of excellence, many of these universities have incubators or research parks. Economic Development Strategy and Marketing Partners While NYSERDA will lead and carry out its Gazebo, Town of Malta own marketing strategy for STEP, it has many family-oriented community in the center of partners in marketing the Capital Region, other Saratoga County that calls itself “The Center of local sites, and New York State. the Universe.” The Town Board has adopted a Other partners in regional marketing and comprehensive plan that includes provisions for economic development include the Albany development of the STEP site. Regional Chamber of Commerce, the Albany County Partnership, the Center for Economic R&D and Incubation Resources Growth, and the Malta Chamber of Commerce. Aside from CESTM’s energy-related interests, the University at Albany’s development of a Incentive programs available are summarized biotech and other technology focus at the East briefly in the chapter on Market Strategy. Campus is an important and growing resource. NYSERDA’s relationships in New York encompass most other universities and Centers of Advanced Technology (CAT) in the State. City of Albany Skyline Several of these are engaged in R&D programs, incubator programs, or technology parks that focus on science and technology disciplines related to energy and the environment. Thus, for purposes of STEP development, it may be said that virtually all centers of knowledge in the State, including universities and colleges, CATs, industry organizations, and incubators, are potential resources or potential “partners” for STEP. Examples of relevant programs include: ∇ Remanufacturing Center, Rochester Institute of Technology State Capitol Building, Albany, New York STEP Master Plan Page 5
  26. 26. 2—SARATOGA TECHNOLOGY + ENERGY PARK Chapter 2 provides a review of the STEP concept, STEP purposes, and a brief summary of planning activity status. The Rationale Energy and the Environment—A World Challenge and National Strategic Priority Energy and the environment are industry clusters that will dominate the world economy for the foreseeable future, and energy already is a major focus of attention for industry, investors, Satellite map of North America during the recent Northeast US/Canada energy black-out. New York and public policymakers. State is among the “missing.” Terrorism events such as September 11, continuing turmoil in the Middle East, the The Concept California energy crisis, major energy industry reorganization, and the recent Northeast In August, 2001, Governor George Pataki US/Canada black-out are only some of the factors announced the creation of Saratoga Technology + making energy and its relationship to sustainable Energy Park (STEP). environment and national security issues a The 280-acre complex and urgent national strategic priority. property, in Malta, New York, has Energy—A New York State Priority been owned by National priorities and industry statistics NYSERDA for indicate significant opportunities to retain, nearly 40 years, enhance, and create energy-related industry and will be the first segments, companies, and jobs in New York technology park State. designated and designed The State’s clean-energy technology sector exclusively for grew by 134% in 2000, and is projected to grow research, from $7 billion per year to about $82 billion per Governor Pataki and U-Albany development, and year by 2010. New York State, already home to President Karen Hitchcock light manufacturing more than 20 leading energy-technology of clean-energy products and processes. companies, is well suited to take advantage of STEP is conceived as much more than a real rapid national and international industry growth. estate development. It will be an energy and This sector represents not only an important environmentally focused knowledge community. economic development opportunity for New York, It also will be a comprehensive knowledge-based but is essential because of the State’s extensive economic development strategy that takes natural resources requiring protective stewardship advantage of the expertise of NYSERDA and its and the State’s enormous customer base and clients and partners, to add value beyond the demand for energy. facilities—in relationships, technology development services, and business funding. STEP Master Plan Page 6
  27. 27. Along with other technology-focused initiatives The Vision in the Capital Region and the direct activities and STEP and the Capital Region will become development projects of NYSERDA’s partners, known internationally as a knowledge community STEP bears the promise of being one among the centered on niches of expertise in clean energy major factors for emergence of the Capital Region and environmental technologies—including an as a strong, growth economy in the next decades. important focus on transformational and enabling It has been estimated that STEP will provide technologies. By becoming known as one of a between 1,000 and 1,500 jobs to the Capital few business destinations-of-choice in the world Region, as emerging environmentally friendly for growing companies and products in these energy companies take advantage of its fields, STEP will be instrumental in enacting resources. In addition, STEP will be among the NYSERDA’s economic development mission for strategies that focuses global attention on the the Capital Region and New York State. Capital Region and New York State as the best destination in the US, or in the world, for clean- energy technologies and environmental research companies. The planned development of STEP not only supports NYSERDA’s own mission, but more + ENABLING TECHNOLOGIES broadly supports Governor Pataki’s Renewable ENERGY ENVIRONMENT Energy Initiative (REI), designed to attract to New York, companies that manufacture renewable technologies such as wind energy, photovoltaics, and fuel cells. STEP is poised to accommodate emerging clean-energy technology companies ECONOMIC that would grow at STEP and potentially expand DEVELOPMENT or generate related business investment elsewhere in the Capital Region and in other parts of the State. Figure 2: NYSERDA and STEP Vision/Mission The Goals Within this vision, there are four important broad goals for STEP to pursue: ∇ STEP Companies. Directly and materially advance the success and growth of companies located in STEP ∇ STEP Partners. Support special focus on energy applications of nanotechnologies, thus aiding the growth and success of Albany NanoTech, and support SEDC in economic development and its development of LFTC Figure 3: NY Empire Zones Regions. ∇ Capital Region. Be one important STEP is intended to have impact beyond the Capital Region, to benefit all of New York State. component in the broader growth of energy and environmental industries in the Capital Region ∇ New York State. Contribute directly and indirectly to overall growth and success of energy and environmental industry segments throughout New York State. STEP Master Plan Page 7
  28. 28. ∇ Building Performance Institute, Inc. Status of STEP Activities is primarily in the business of As of the summer 2003, many planning residential energy efficiency, including activities have been accomplished or are certification of contractors. BPI may underway. be expanding into photovoltaics and multifamily housing. Partnership Development ∇ Global Resource Options is a full- NYSERDA has been working for several service renewable energy design, years with SEDC and the University to develop sales, installation and service firm. the STEP concept and the terms and elements of ∇ North American Board of Certified the partner activities, as well as to coordinate land Energy Practitioners is working to plan elements of STEP with planning for LFTC. develop national standards and NYSERDA has been working with consultants certification for renewable energy to provide business services to its contractors and professionals. incentives to attract companies to STEP. Marketing and Early Tenants NYSERDA staff has begun substantial promotion efforts and has been working with numerous prospect companies that already have expressed interest in locating at STEP. Early marketing efforts have focused on tenants for the existing 22,000 SF facility. Much of the interest thus far has been in bench-scale commercialization activities. NYSERDA, SEDC, and Starfire Systems, Inc. Personnel at the STEP Facility Master Plan and Regulatory Processes NYSERDA’s many early planning activities to date have resulted in this Master Plan which is intended to provide a framework for ongoing tactical and technical planning and for development implementation. Existing facility at STEP has housed various energy- The Master Plan was prepared under the related R&D programs for decades, and currently houses early STEP tenants. direction of NYSERDA staff by IDEA Partnerships, LLC, with Perkins & Will and The Saratoga Associates. (Exhibit 1 provides a list of planning As this Master Plan was being prepared, there participants.) already are a number of active tenant prospects and there are four tenants in the existing STEP NYSERDA and its legal counsel, Harris facility: Beach, are working through regulatory processes: ∇ Starfire Systems, Inc. is developing ∇ Coordinating with the Town of Malta’s advanced ceramic-forming polymers comprehensive plan and zoning and technology with the potential to ∇ Working on compliance with the State meet advanced materials needs for Environmental Quality Review the next generation of defense (SEQR) Act. weapons and retrofit of existing ∇ Conducting traffic studies and related systems for current military and site technical studies. homeland security applications. STEP Master Plan Page 8

×