Roundhouse redevelopment bid Tryumph Management 7.12.2006PROPOSAL FOR THE SALE AND DEVELOPMENT OF
260 MAIN STREET, ROUNDHOUSE PARKING LOT PARCEL
Submitted by Tryumph Management Corporation
on July 42, 2006
July 12, 2006
VIA HAND DELIVERY
City of Northampton, Massachusetts
Planning and Development
City Hall - 210 Main Street
Room 11
Northampton, MA 01060
Attn: Wayne Feiden
Re: Proposal for the Sale and Development of 260 Main Street,
Roundhouse Parking Lot Parcel
Dear Wayne:
Tryumph Management Corp. is pleased to submit the attached
proposal for the development of the Roundhouse Parcel.
Tryumph Management Corp. is a real estate holding company
incorporated in the State of Florida and doing business mostly in
South Florida for over ten years on behalf of its principal, Robert
Curran Jr. Mr. Curran is the owner of the Roundhouse building,
which is the property abutting the Roundhouse Parking Lot Parcel.
Tryumph will work in connection with Aecon, Inc. from Suffield,
Connecticut to expedite the development of the site. Aecon is a
design build company with over twenty years experience in the
New England area.
In addition, Tryumph has retained Tighe & Bond to advise with
respect to all Brownsfields issues pertaining to the site.
The proposal is for the purchase of the entire 47,600 square foot lot
and encompasses two phases. Phase one consists of the building of
a twenty thousand square foot three story office building with two
248 washington avenue, miami beach, florida 33139
office: 305.532.9296 cell: 305.798.2722 fax: 305.532.4328 email: curran248 @hotmail.com
stories of parking. Phase two consists of a one story elevatec
parking deck over the remaining area.
Please note that should its Proposal be accepted, Tryumph intendL,
to cooperate with the City to define the exact configuration of
parking, building location and cost estimates described in this
Proposal.
Enclosed is a check for five thousand dollars. We look forward to
your earnest consideration.
Best Regards,
/s/ ecv wn
Robert Curran
248 washington avenue, miami beach, Florida 33139
office: 305.532.9296 cell: 305.798.2722 fax: 305.532.4328 email: curran248 @hotmail.com
Robert Curran
248 Washington Ave
Miami Beach Fl, 33139
305 532 9296
Tryumph Management Corporation
Real estate management and development company involved with residential and
commercial projects in Florida, New York and Massachusetts. TMC as a developer has
provided a 50% annualized return to its equity investors over the last ten years.
President 7/90- present
TWM Northeast, Inc., Northampton, Massachusetts
An environmental consulting engineering firm with annual revenues of $100 million and
160 employees. A subsidiary of Thermo Electron Corporation,
Marketing Director 12/87 -7/90
• Directed a staff of 30 engineers, environmental scientists, and surveyors involved with
the design, permitting, and construction of water works projects, hazardous waste sites,
pipelines, industrial parks, subdivisions, and wetlands.
• Successfully marketed and coordinated over 100 projects with an aggregate
construction value of over $600 million.
Curran Associates, Inc., Northampton, Massachusetts
Consulting engineering firm involved with civil /environmental projects regionally and
internationally and real estate development in the New England area.
President 3/87 -12/87
Krofta, S.A., Guadalajara, Mexico
A privately held multinational supplier of advance water treatment systems for industry
and municipal use with offices in 25 countries.
Director
Education:
6/85 -3/87
University of Pennsylvania, Philadelphia, Pennsylvania 12/84
Bachelor of Arts in International Relations.
Deerfield Academy, Deerfield, Massachusetts
Languages: fluent in Spanish and Portuguese.
•:1
Commercial
http://www.aecon.net/Commercial.htinl
Design /Build
About AECON
Click on any project picture below to learn more.
View AECON Projects
Peachtree
Fabrics
Industrial
Commercial Fabric
Storage
and Distribution
Commercial
Facility
East Granby,
Connecticut
J institutional
-J Residential
! M!
Home
Avon Office
Common
Professional Office
Condominiums
Avon, Connecticut
Paumiiiller
Corporate
Headquarters
Electric Motor
Distribution,
Repair and Sales
Facility
Windsor, Connecticut
Eastford
Technical Park
High -Tech Flex Space
East Hartford,
Connecticut
industrial
1 of 2 7/12/2006 12:53 PM
Aecon, Inc design builders, architects, engineers of pre - engineered stee...
AECON INC
Design /Build
Job Listings _
About AECON
We here at Aecon, Inc are innovative
industrial, commercial, institutional
View AECON Projects
and residential
designers /construction managers.
�) Industrial
We also specialize in industrial
process and equipment installation.
Commercial
The longevity of our company,
established in 1974, has allowed us
to gain knowledge and expertise in
Institutional
the various project types listed
above, which makes us one of the
Residential
premier pre - engineered, steel
building designers in the northeast.
If you have need for architectural
J Industry Contacts
services, please contact us for a no
obligation review of your project. We
Download Case
can help you complete your project
Studies
on time and within budget.
Estimate Your Project
1) Contact AECON
1 of 1
industrial
commercial
institutional
architect
architectural
builder
building design
construction manager
general contractor
construction consultant
project manager
designibuild
civil engineers
facility planning
process installation
equipment rigging
pre - engineered
steel building
value engineering
church
aircraft hangar
machine shop
paper mill
refinery
water processing
paint spray booth
chemical
warehouse
Connecticut
Massachusetts
Rhode Island
Westchester
http: / /www.aecon.net/
7/12/2006 12:50 PM
Tighe & Bond - About Tighe & Bond
Current Company Resume
Staffing Expertise
Certification
Employment
Directions
About Us
One of the oldest continuously operating engineering firms in
New England, Tighe & Bond was founded in 1911 to consult
on broad -based civil engineering projects. Over the years, in
response to the changing needs of clients in a changing
environment, the firm evolved to specialize in environmental
engineering, focusing on water, wastewater, solid waste and
hazardous waste issues. Our experience ranges from
consulting on limited projects for small businesses to designing
the two largest wastewater residuals drying facilities in the
world. We're proud of our history, and dedicated to continuing
our tradition of smart solutions to complex challenges and
personal service to every client. Today, we provide innovative
engineering services to a long list of public and private clients
around the country and overseas.
Talk to us
Your feedback helps us to provide the information you need.
Let us know what you'd like to find on our site, or the
information you'd like us to forward directly to you. Click here to
email Tighe & Bond.
• i • • 2006 Tighe & Bond. All Rights Reserved.
1 of 1
http: / /www.tighebond.com/about/
Services I News I Conferences I About Tighe & Bond
Corporate Office
Westfield, Massachusetts
Danbury, Connecticut
Middletown, Connecticut
Shelton, Connecticut
Pocasset, Massachusetts
Worcester, Massachusetts
Sunapee. New Hampshire
7/12/2006 12:39 PM
Tighe & Bond - Services
Civil Engineering
Demolition /Asbestos
Electrical Engineering
GIS
Green Design
Health & Safety
Services
http://www.tighebond.com/services/
Services I News I Conferences I About Tighe & Bond
Instrumentation & Control
Investigative Engineering
Parking
Regulatory Compliance
Residuals Management
Structural Engineering
Tighe & Bond provides comprehensive engineering services to
a wide variety of clients, from some of the largest municipalities
in the country to small, privately -held businesses. Buildings,
process adaptations, remediation, water supply, wastewater
management, health and safety training — we've done it all.
Count on us for resourceful, innovative strategies to help -
achieve and maintain regulatory compliance while operating
efficiently, safely — and cost - effectively.
How we can help
Tighe & Bond has built a reputation upon the superior
knowledge, experience and capabilities we bring to each
project we undertake, as well as the service we provide.
Seasoned project managers, supported by project directors
(principals of the firm) and experienced engineers and
scientists on each and every project assure continuity,
accountability, and the highest quality service possible. We
represent the interests of our clients at public presentations
and interact with regulatory agencies to provide solutions that
are acceptable to all project stakeholders.
For More Information
• 1 2006 Tighe & Bond. All Rights Reserved.
Site Assessment & Remediation
Solid Waste Management
Transportation /Traffic
Wastewater Management
Water Resources
Wetlands & Ecological Services
r
i igii 4 Bond
1 of 1 7/17000A 17 47 PX4
Tighe & Bond - Services - Site Assessment & Remediation
Civil Engineering
Demolition /Asbestos
Electrical Engineering
GIS
Green Design
Health & Safety
Site Assessment & Remediation
http://www.tighebond.com/services/site—assessment.php
Services I News I Conferences I About Tighe & Bond
Instrumentation & Control
Investigative Engineering
Parking
Regulatory Compliance
Residuals Management
Structural Engineering
Tighe & Bond utilizes extensive regulatory and environmental experience
to assess sites for potential contamination and design innovative,
cost - effective solutions for remediation of groundwater and soil. We
provide emergency response, due diligence, and consult on projects from
Brownfields to Superfund Priority sites to underground storage tanks
(USTs). We also design and build turnkey remediation systems -
submitting detailed cost estimates, evaluating alternate treatment methods
where appropriate, handling paperwork and permitting, monitoring and
reporting, startup and staff training, too. We are often called upon to
provide expert testimony and litigation support.
For More Information
•', • -2006 Tighe & Bond. All Rights Reserved.
Site Assessment & Remediation
Solid Waste Management
Transportation/Traffic
Wastewater Management
Water Resources
Wetlands & Ecological Services
Representative Projects
Town of New Milford, CT
RCRA Corrective Action site environmental
assessment and remedial action plan and cost
estimate for an EPA - funded brownfields project at the
72 -acre former Century Brass Products mill site; also
overseeing the remediation of the site using a
$1,000,000 EPA Brownfields Cleanup Revolving
Loan Fund.
Westfield Community Development
Corporation
Westfield, MA
Conducted site assessment and remedial action plan
for Brownfields pilot project at former H.B. Smith site,
funded with $200,000 EPA grant.
Mount Holyoke College
South Hadley, MA
Supplied design /build remediation system for
gasoline contaminated soil and groundwater.
Massachusetts Electric Company
Northboro, MA
Provide ongoing emergency response action services
at multiple sites around the state.
1 of 1 7/12/2006 12:45 PM
305 364 6740 :14 p. n1. 07 -07 -2006 2/2
GARY R. GERSON, CPA
RICHARD C. PRESTON, CPA
JAMES P. ROBINSON, CPA
ALAN S. ROSEN, CPA
DONALD M. GERSON, CPA
DANIELS, KUSHNER. CPA
STEVEN F. KLEIN, CPA
DOROTHY S. EISENBERG, CPA
ALAN A. LIPS, CPA
STEPHEN R. TEPPER, CPA
MANNY M. ILAGAN, CPA
CALVIN BECKER, CPA
ROBERT P. FEDDERMAN, CPA
EDUARDO M. ZUNIGA CPA
ROSE B. ROBINSON. CPA
JUDD A. BERKLEY, CPA
EDWARD D. DEPPMAN, CPA
MARSHALL J. SAPERSTEIN, CPA
DAVID A, STEINBERG, CPA
BARRY A. DRESSL.ER, CPA
MELISSE G. BURSTEIN, CPA
RONALD A. UNGER, CPA
STUART ROHATINER, CPA
STEVEN A. MOSES, CPA
MARKS. KOONDEL, CPA
CARMEN T. ANDRIAL, CPA
BRYAN A. ROSENFELD, CPA
PHILIP 0. KNAPP, CPA
GRACE M. CHUNG, CPA
STEVEN C. VOGEL, CPA
ALEJANDRO DE LA VEGA, CPA
City of Northampton
Gerson, Preston, Robinson
& Company, P.A.
CERTIFIED PUBLIC ACCOUNTANTS
To Whom It May Concern:
MIAMI BEACH OFFICE
666 SEVENTY -FIRST STREET
MIAMI BEACH, FLORIDA 33141
DADE: (305) 868 -3600
BROWARD: (954) 522.3202
PALM BEACH: (561) 833.9573
ORLANDO: (407) 643 -1159
TOLL FREE: 1 -BBB -868 -5585
TOLL FREE FACSIMILE: 1- 800 -880 -1662
FAX: (305) 864 -6740
www.gprco-epa.com
REPLY TO: MIAMI BEACH OFFICE
July 7, 2006
Re: Robert Curran
BOCA RATON OFFICE
ONE BOCA PLACE
SUITE 324A
2255 GLADES ROAD
BOCA RATON. FLORIDA 33431
TEL: (561) 392 -9059
FAX: (561) 997.9392
MEMBERS
AMERICAN INSTITUTE OF
CERTIFIED PUBLIC ACCOUNTANTS
FLORIDA INSTITUTE OF
CERTIFIED PUBLIC ACCOUNTANTS
I am the CPA for Robert Curran and several corporate entities, which he owns outright or
is a major shareholder. During the past few years, Mr. Curran, or through his controlled
entities, has sold and purchased several properties in Florida and New York, including
the sale of an office building in Miami in 2005 for $18 million.
If you have any questions, please call me.
Very truly urs,
a IIARD C, PRESTON, CPA
RCP:kem
LAC21 11 - ROBERT CURRAN\northhampton Itr 070706.doc
Round House Parking Lot Surnlus- -Bid Form
Benefit to the City
In actual
dollars*
Proposed Purchase Price due at closing
$750,000
Projected property tax from property over ten years. (Bidder must document basis
of these projections and projected amounts for each year 2007 to 2016. The city's
projections of these taxes shall be the sole source of the calculations the city will
use in its final evaluation.) (The current tax rate is $1.1.73.)
$1,03.7,401
see attach
for additi
informatio
Projected other city collected taxes from property over ten years, (Bidder must
document basis of these projections and projected amounts for each year 2007 to
2016. The city's projections of these taxes shall be the sole source of the
calculations the city will use in its final evaluation.)
$
OPTIONAL $5,000 for free Pulaski Park internet access
$.5,000
OPTIONAL: $50,000 for public access elevator
$
REQUIRED: $100,000 credit for 30' expansion of Pulaski Park usable area
$100,000
OPTIONAL: $10,000 /space for extra parking beyond bid required minimum
$600,000
OPTIONAL: $20,000 credit for making building LEEDS certified
$
OPTIONAL: $100,000 credit for ce>. in Pulaski-Park improvements
$100,000
TOTAL TEN YEAR (2007 -2016) PROJECTION OF CITY BENEFITS
$2,592,401
*The City will make its final evaluation of total revenue and benefits in 2007 dollars. For this
calculation, the City will assume that the proposed purchase price and all required and optional
credits are provided in 2007. The City will discount future property..and other taxes to current
(2007) dollars using. the following formula:
2007 revenue +2008 revenue +2009 revenue +2010 revenue +2011 revenue +2012 revenue. +2013 revenue +2014 revenue +2015 revenue +2016 revenue
1 1.05 (1+1.05)2 (1 + 1.05)3 (1 +.1.05)4 (1 + 1.05)s (1+1.05)6 (1+1.05)7 (14-1.05)8 (1 +1.05)9
d
nal
PROJECTED PROPERTY TAXES
Year
Land Value
Building Value
Total
Taxes
2007
$1,441,239
$0
$1,441,239
$16,906
2008
$1,441,239
$0
$1,441,239
$16,906
2009
$1,441,239
$4,240,000
$5,681,239
$66,641
2010
$1,484,476
$8,480,000
$9,964,476
$116,883
2011
$1,543,855
$8,734,400
$10,278,255
$120,564
2012
$1,621,048
$9,171,120
$10,792,168
$126,592
2013
$1,702,100
$9,629,676
$11,331,776
$132,922
2014
$1,787,205
$10,111,160
$11,898,365
$139,568
2015
$1,876,566
$10,616,718
$12,493,283
$146,546
2016
$1,970,394
$11,147,554
$13,117,948
$153,874
Total
$1,037,401
sf
assessment
Total
Building Value
20,000
200 /sf
$4,000,000
Parking
56,000
80 /sf
$4,480,000
Total
$8,480,000
sf
assesment
Total
Land value
47,690
30.22
$1,441,192
NPV
$751,952
*10 % vacancy
Project Viability
SF
Total Cost
Rental Rate
Income
ROI
Office Space
20,000
$494009000
$22
$396,000
9%
Spaces
Rate
80 percent
Special Events
Total
Parking Revenue
162
$5 /day
$236,520
$249000
$260,520
Parking
549000
$3,780,000
$5
$260,520
6.89%
Total Return
$8,180,000
$656,520
8.03%
*10 % vacancy
ey^' /
7yz y
�;.
p
"',.�
DE : HOTEL LIB. CUSCO NO.DE FAX :
Round House Parking Lot Surplus
Tax Compliance Certification_
07 JUL. 2006 15:14 P5
Pursuant to NI.C,L- Ch. 62C, sec. 49A, 1 certify under the penalties of perjury that I have,
to my best knowledge and belief, complied with the law of the Commonwealth relating to
taxes, reporting of employ(-,;es and contractors, and withholding and remitting child
support,
Social Security Number or Signature of Individual or
Federal Identification Number Corporate Name
y•
Corporate Officer
(if applicable)
date
DE,: HOTEL LIB. CUSCO N0. DE FRX 07 JUL. 2006 15:13 P2
Rounci I:louse Parldng Lot Surplus
Disclosure Stutenlentt Acquisition or Disposition of Real property
Far acquisition di closusitiotn o!' (Zeal 1'rnperty ny the City ofNortllarn tort the uttdersi7rtcad rlocs hereby state, for
the purposes of disclosure pttrtirtunt to v(,f,.L. Chapter 7, Section 40J, of a transaction. of rt:lzttir.id to t't:al pr <)pei2y as
foIlotvs:
1. k0al Property Description: Property in the: City of Northampton known as the westrt'ly side of the City,s
Found 1•folise Parking T,or, morm; particularly described as 47,690 square feet shown oft the attached survey as
"Land AVailable for Salo" rail slated addiiinnall parcels and easements.
2• Type of irailsactitrrl: Q Salj�
3. Seller: City of Nor d=,,pton
4. Buver: �� f
5. Names and addres, b of all ptrsans wilt, have or will have a direct or iTidirect beneficial iai(cresl in the real.
Property descxibcd above. Iti'1tme�
� // Residence
Cle 0 Gf� 67=1 /7' C -f,)
tea
6- None of the above mentioned p�ut;ous iy an crnployee of the City ofNorrhttmpton, Zile Division of Capital Asset
Managentent, or all Official elecl.ctl to public Office in the Commonwealth of 1vlassachuserts except as noted
below: >Jume:
f Title orPosiiiun:
7. This seetio.tl must be sigt7ed by tltc irtciivi(luatl('s) or organization(5) entering into this 1'eaI prr,)pOtYy transaction
with be public agency named ab<rvr.. if this furor 1 signed on behalf of a cote oration or other, logaI entity, it
must be sighed by a duly authorized ollicer Of tftat corporation. The undersigned acknowlwcli;c , Lhatt Zl1V changes
or additions to item 3 Or q. of this ti•rrm during the terns ofauy lease or rentail will require fjlin '; a new disclosure
with the Division of Capital ,Asset Managentent within] 30 days following the change or additinu.
The undersigned sweats utldez-tl� pt�.a,.s and lalties of perjury that this form is complete acid uc4;irate in all
respects= %
Signaturc(s): f
Printed Name 5 : J
Title (5):
Date: -' .......
-� -
v�
Setid the c, eculed di closure stsateme tr , �!c. will file Vrith:
jfaync fPlaU Divlsjan of Capital Asset1,Ogagement
Office ofPlaTUaing & Development (0f #ice of the Commissioner c/o Property Transaction., group
City 13a1I, 210 Main Street One Ashbimon Place
Northamptcn, MA, 01060 ROM)". lassachusetts 02109
Robert Curran, Jr.
Tryumph Management Corporation
248 Washington Avenue
Miami Beach, Florida 33139
Shardool Parmar
Pioneer Valley Hotel Group
321 Center Street
Ludlow, MA 01056
City of Northampton, Massachusetts
Planning and Development
City Hall, 210 Main Street, Room 11
Northampton, MA 01060
(413) 587 -1266 (413) 587 -1264 fax
Direct: (413) 587 -1265
WFeidenkNorthamptonMA. gov
July 13, 2006
Email letter (sparmar( pyli .com, curran248(,hotmail.com and Jkanenent -gtA com and
fred(,ent-atty.com) Hard copy to follow
RE: Northampton Round House Parking Lot Proposals
Dear Mr. Curran and Mr. Parmar:
Thank you both for your bids to redevelop a portion of the Round House Parking Lot in
Northampton. The only bids we received were the two that you submitted. Both of your
firms submitted excellent and exciting bids.
We are currently assessing your bids to determine which project provides the greatest benefit
to the City, in accordance with the criteria outlined in our Request for Proposals.
To allow us to complete this assessment, we are requesting some additional information from
both of you. If possible, we would like to receive your responses within one week, by July
20, 2007. If you need more time, please let me know as soon as possible. Time is of the
essence to allow us to award this bid within the time period set forth in the RFP.
Request for Additional Information
1. Property Tax: We need greater documentation to allow us to estimate the property tax
we will receive from each of your projects. To the extent that this information is not
available in your bid proposal, please provide the following:
a. Total gross square footage of the heated portion of your project (the indoors)
b. Total estimated construction cost of the heated portion of your project
c. Total annual revenue expected from the heated portion of your project
d. Total gross square footage of the structured parking portion of your project
e. Total number of parking spaces in the structured parking portion of your project
f. Total estima«:d construction cost of the structured par.mg portion of your project
g. Total annual revenue expected from the structured parking portion of your project
2. Parking: We need more information from both of your projects to better understand the
parking impacts, parking financial impacts, and adherence to the terms of the RFP.
Please provide the following information:
a. Will all of the 22 more or less spaces occupied by the Roundhouse building
tenants be used for your project?
b. How many of the current public parking spaces will be lost or used for your
project?
c. Please provide sizes that we need to calculate parking requirements under our
zoning:
i. Gross square footage of the non - parking aspects of any office building
ii. Number of sleeping rooms and square footage of meeting rooms for any
hotel
iii. Total number of seats and square footage of kitchen and waiting areas for
restaurants open to non -hotel guests
d. How many parking spaces will you be providing? IF you have sketching or
layout of parking area, please provide this. This is not required unless the number
of parking spaces you are providing is not consistent with the square footage of
your parking structure for self -park facilities.
Other Improvements: Please provide any information on other improvements that you
are claiming credit for in your proposal (internet, public elevator, LEEDS certification,
Pulaski Park improvements). If you are offering or thinking about offering these
improvements, we need a clear commitment and an understanding of what you are
offering.
I look forward to hearing from both of you. I can't tell you how pleased we are to have two
very exciting proposals.
Sincerely,
Wayne Feiden, AICP
Director of Planning and Development