SORA RFP Document

RACER Request for Proposals Delphi Trenton Industrial Land ENFOS #10090 1445 Parkway Avenue Ewing Township, Mercer County, New Jersey

SORA NORTHEAST 123 Egg Harbor Rd. Suite 800 Sewell, NJ 08080

Ewing Parkway Avenue Redevelopment Plan Delphi Trenton Industrial Land June 21, 2013

TABLE OF CONTENTS

1

EXECUTIVE SUMMARY

2

4

TECHNICAL RESPONSE

PROJECT SCHEDULE

PROJECT TEAM PROFILES

5

PROJECT TEAM ORGANIZATION CHART

6

KEY PERSONNEL

7

EXPERIENCE

3

1

EXECUTIVE SUMMARY

EXECUTIVE SUMMARY

SORA Northeast is a multifaceted real estate

parcel has begun with a comprehensive analysis

development firm located in southern New Jersey that

that considers not only how the development would

specializes in downtown redevelopment, college campus

look, but also how it will work. SORA and its team

development, student housing and hospitality projects.

of architects and engineers will work in cooperation

Unlike developers that label themselves “generalists”,

with RACER Trust and the representatives from Ewing

we pride ourselves in creating development that is

Township in creating a unified vision to achieve optimal

uniquely tailored to the goals and objectives of the local

success. Because of this approach, the General Motors

community.

Redevelopment project will closely reflect the intent of

Our approach is simple. SORA Northeast was founded on the principles of trust, accountability, vision, and teamwork. Our primary goal is to create places where people can live and work, and play and shop.

Our development acumen allows us to act quickly and efficiently, and enables our executive team to remain closely involved in each of our development relationships.

We view the General Motors redevelopment project in Ewing Township as an opportunity to create a mixed use development that will enhance the quality of life for the Township and, more specifically, the surrounding neighborhoods. Equally, SORA Northeast understands the multitude of challenges that may be faced in the undertaking of such a complex project and is fully capable of providing successful solutions in every case.

SORA Northeast’s approach to the General Motors

the larger Ewing Township Redevelopment Plan as well as the needs of the community by providing a new town center type of development in addition to recognizing and honoring the rich history of Ewing Township.

Moreover, SORA’s previous experience in southern New Jersey as the Master Redeveloper of Downtown Glassboro correlates with Ewing Township’s vision to improve the quality of life in a community setting.

In addition, SORA Northeast, through its considerable experience and relationships in the finance industry, is well suited to provide any type of financial structuring to enhance the project’s success.

2

TECHNICAL RESPONSE

PROJECT VISION

Sora Northeast envisions the General

safety through its 24-hour activity. This town center

Sora Northeast looks to take advantage of the

ideal combination of national, regional, and local

Motors Redevelopment Site as an inviting, vibrant

style development will consist of everything from

intermodal opportunities already present in Ewing

businesses to promote the ultimate retail experience

community center to serve both the local community

neighborhood service businesses such as cleaners

Township to create a transit-oriented development

for its patrons.

as well as attract patrons on a regional scale. As

and convenience stores, to fine dining experiences

at the General Motors site. With the existing access

part of the larger Parkway Avenue Redevelopment

along with name brand and local retail stores. The

to major highways along with the adjacency to the

Project in Ewing, attention needs to be paid to the

proposed entertainment component of the project

Mercer County airport and the Septa NJ Transit rail

overall vision of the community in regard to smart

will expand the regional draw and the unique

line, the groundwork is already laid at the site for

growth redevelopment of the area. Through a

explorable layout will promote multiple return

a unique opportunity to create a true transportation

relationship with RACER Trust and a public-private

visits. The extended impact of the project will spur

hub. With the inclusion of an interconnecting system

partnership with the Ewing Township Redevelopment

economic development in the adjacent areas as

of bicycle paths along with bus stops throughout

Agency, Sora looks to repurpose an underutilized

well as create interconnectivity with the surrounding

the development, the project will promote alternate

site through reurbanization. Through this coordinated

neighborhoods.

means of transportation aimed at reducing fuel

effort, Sora looks to assist in remediating the

consumption and minimizing pollution.

environmental concerns of the site while at the same

This town center development will consist of a

time renewing and expanding the township’s tax

network of mixed-use buildings, predominantly

base. Furthermore, reestablishing the Ewing site

retail at the pedestrian level with residential above.

has the potential to create hundreds of local jobs as

Buildings will typically be constructed of wood, steel,

well as create amenities for the local and regional

or masonry with sustainable systems as a priority.

population.

The conceptual plan calls for approx 300,000sq.

Our vision looks to create a community where residents can work, reside, and relax in one pedestrian-oriented location. Constant occupancy of this newly created community will promote

ft. of retail on the first floor of the mixed use buildings. Retail uses include such things as cafes, restaurants, service-oriented business, apparel, and electronics. The retail is envisioned to include the

The residential component of the mixed-use buildings is anticipated to include flat-style market-rate apartments, consisting primarily of one and two bedroom units. Sora Northeast has contemplated potentially up to 600 residential units targeted toward mid to low upper income tenants such as students, young professionals, office workers, empty nesters, and urbanites.

To complement this mixed-use development and

oriented resident at a slightly higher level of

to create a true live, work, play atmosphere, Sora

income. Proposed to be located in more of an open

anticipates up to 250,000sq. ft. of adjacent office

green park-like setting, these homes will be more

space. This office space would target Class A and

of a transition to a suburban feel and create a

B tenants and be designed in a flex configuration to

connection to the existing neighborhoods.

accommodate the needs of various users regardless of how big or how small their companies are. Also, a multi-venue entertainment complex is envisioned that will encompass such things as movie theaters, arcades, unique dining experiences, or bowling

Finally, the Gold Run Park will remain mostly natural as a tranquil setting in contrast to the urban development created in the town center. This is envisioned as a passive recreation area where

alleys.

people can relax, meditate, and unwind. This will

A community park is visualized for this project as

paths to connect the urban environment with a

a gathering space as well as a passive recreation

more natural one. Locations within this park can

space for the community. Within this space, there

be dedicated to memorials that honor significant

also exists the ability to promote active recreation

past residents of Ewing Township or events from the

and community events such as movie nights,

township’s rich and historic past.

festivals, and a community marketplace. A major component of this park space would be an iconic centerpiece to honor the rich history of Ewing Township. The park will also act as a green space nestled in a vibrant urban environment.

On the periphery of this town center will be a lower density townhome neighborhood to act as a buffer to the higher density urban environment.

The townhomes will be marketed toward a family-

connect with the bicycle paths and create walking

Sora Northeast hopes to work with RACER Trust and the Ewing Township Redevelopment Agency to transform the General Motors Redevelopment Site into Ewing’s new community center which would draw the local and regional communities together.

Using smart growth principals, Sora hopes to develop the area in such a way that makes it easily accessible to local community members and creates a welcoming environment to live, work, and play.

PROJECT VISION CONT.

MASTER PLAN RENDERING BUILDING TABULATIONS:

A1

P1

A1

3-Story Floor 1 Floor 2 Floor 3

MIXED-USE Retail Office Residential (+/-13 DUs)

(+/-54,600 GSF) (+/-18,200 SF) (+/-18,200 SF) (+/-18,200 SF)

A2

3-Story Floor 1 Floor 2 Floor 3

MIXED-USE Retail Office Residential (+/-13 DUs)

(+/-54,600 GSF) (+/-18,200 SF) (+/-18,200 SF) (+/-18,200 SF)

B1

3-Story Floor 1 Floor 2 Floor 3

MIXED-USE Retail Office Residential (+/-13 DUs)

(+/-54,600 GSF) (+/-18,200 SF) (+/-18,200 SF) (+/-18,200 SF)

B2

1-Story

BANK

(+/-4,500 GSF)

C1

4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-90 DUs)

(+/-162,000 GSF) (+/-36,000 SF) (+/-126,000 SF)

F2

4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-26 DUs)

(+/-47,300 GSF) (+/-10,500 SF) (+/-36,800 SF)

C2

4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-67 DUs)

(+/-121,500 GSF) (+/-27,000 SF) (+/-94,500 SF)

F3

4/5-Story Floor 1 Floor 2 Floor 3-5

MIXED-USE Retail Office Residential (+/-25 DUs)

(+/-64,400 GSF) (+/-14,300 SF) (+/-14,300 SF) (+/-35,800 SF)

D1 4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-35 DUs)

(+/-64,400 GSF) (+/-14,300 SF) (+/-50,100 SF)

G1 5-Story OFFICE (+/-12,800 SF Footprint)

(+/-64,000 GSF)

MIXED-USE Retail Residential (+/-86 DUs)

(+/-156,200 GSF) (+/-34,700 SF) (+/-121,500 SF)

G2 5-Story OFFICE (+/-12,800 SF Footprint)

(+/-64,000 GSF)

D2 4/5-Story Floor 1 Floor 2-5

G3 5-Story OFFICE (+/-12,800 SF Footprint)

(+/-64,000 GSF)

D3 4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-38 DUs)

(+/-69,300 GSF) (+/-15,400 SF) (+/-53,900 SF)

H1 ENTERTAINMENT Movie Mega-Plex

(+/-90,000 GSF)

P1

5-Story

GARAGE

(+/-800 Spaces)

E1

4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-44 DUs)

(+/-80,100 GSF) (+/-17,800 SF) (+/-62,300 SF)

P2

5-Story

GARAGE

(+/-800 Spaces)

R1

2-Story

TOWNHOMES (+/-84 DUs)

(+/-1,900 SF ea)

E2

4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-54 DUs)

(+/-97,700 GSF) (+/-21,700 SF) (+/-76,000 SF)

BUILDING SUMMARY: RETAIL OFFICE RESIDENTIAL (FLATS)

E3

4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-38 DUs)

(+/-68,900 GSF) (+/-15,300 SF) (+/-53,600 SF)

RESIDENTIAL (TOWN) ENTERTAINMENT BANK

(+/-294,000 SF) (+/-260,900 SF) (+/-878,500 SF) (+/-623 DUs) (+/-84 DUs) (+/-90,000 SF) (+/-4,500 SF)

F1

4/5-Story Floor 1 Floor 2-5

MIXED-USE Retail Residential (+/-81 DUs)

(+/-145,800 GSF) (+/-32,400 SF) (+/-113,400 SF)

PARKING SUMMARY: GARAGE SURFACE STREET Total

(+/-1,600 Spaces) (+/-488 Spaces) (+/-662 Spaces) (+/-2,750 Spaces)

A2 C1

B1

C2

B2

H1 D1

D2

E1 D3 E2

E3

F1

F2

F3

P2 R1

G1 G2 G3

N

Retail Plaza Roof Garden

Water Fountain

Water Feature

Park Town Square

N

Walking Path

SITE PLAN RENDERING

AERIAL RENDERING Dining

Cafe

N

AERIAL RENDERING

Streetscape

N

Townhouses

AERIAL RENDERING

3

CONCEPTUAL PROJECT SCHEDULE

ID

Task Name

1

PROJECT START / DUE DILIGENCE PERIOD Secure Initial Funding SITE DUE DILIGENCE Boundary and Topo survey Title Report Tax Map Municipal Zone Map Phase I Environmental Report Feasibility Studies Utility Availability Investigation Wetlands Study - DEP Traffic Study - DOT Soils & Geotechnical Study Conceptual Plan Contract Documents - Land, Developer, Professional Land Acquisition Arch/Civil Design Site Review Meeting Finalize BRIDGE FINANCING Planning Board Submission Work Submit Planning Board Planning Board Meeting - PRELIMINARY Arch/ Civil Design Revisions Planning Board Meeting - FINAL Planning Board APPROVAL REQUIREMENTS Planning Board Approvals Period Wetlands LOI County PB Sewer (Local) Sewer (County) Sewer DEP (TWA) Water (Local) Water DEP (BSDW) County Soil Conservation County Board of Health County 911- Street Names & Numbers Zoning Board Engineer Zoning Board Planner Borough Tax Assessor Borough Water & Sewer Borough Roadway Department Borough Fire Department Borough Police Dept. Review Post Master General Finalize CONSTRUCTION FINANCING SITEWORK & INFRASTRUCTURE Bid Award Start Construction Construction Finish Construction PHASE 1 - (A1, A2) Bid Award Start Construction Construction Finish Construction PHASE 2 - (B1, B2) Bid Award Start Construction Construction Finish Construction PHASE 3 - (C1, C2, C3) Bid Award Start Construction Construction Finish Construction PHASE 4 - (D1,D2. D3) Bid Award Start Construction Construction Finish Construction PHASE 5 - (E1,E2, E3) Bid Award Start Construction Construction Finish Construction PHASE 6 - (F1,F2,F3) Bid Award Start Construction Construction Finish Construction PHASE 7 - (G1,G2,G3,G4,G5,G6) Bid Award Start Construction Construction Finish Construction PHASE 8 - (H1,P1, R1) Bid Award Start Construction Construction Finish Construction

2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 41 42 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 59 60 61 62 63 64 65 66 67 68 69 70 71 72 73 74 75 76 77 78 79 80 81 82 83 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99

Project: EWING - Preliminary Developm Date: Thu 6/20/13

Start

Task

Split

Finish

Mon 9/30/13

Mon 9/30/13

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Fri 1/31/14

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2014 Sep Oct Nov Dec Jan Feb Mar Apr May Jun 9/30

Jul

2015 Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun

Fri 1/31/14

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2017 Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun

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2019 Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun

Fri 3/27/15

Mon 12/28/15

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Wed 2/24/16

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2020 Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun

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7/10

3/24 4/22

12/1

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Thu 12/27/18 Fri 9/28/18

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Fri 7/10/15

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9/28

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Fri 12/17/21

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2022 Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun

J

CONCEPTUAL PROJECT SCHEDULE

Fri 7/18/14

Thu 9/8/16

Jul

10/23

Mon 2/3/14

Fri 12/1/17

2016 Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun

Fri 11/8/13

Mon 9/30/13

Fri 7/10/15

Jul

3/15

10/23

Fri 10/23/20 Progress

Milestone

Summary

Project Summary

External Tasks

External Milestone

Deadline

Page 1 The dates set forth herein are estimates only.

This project conceptual schedule is based solely on the information known to SoraNortheast as of 6/18/13.

SoraNortheast makes no representations or warranties permits,agreements, and/or approvals

4

PROJECT TEAM PROFILES

SORA NORTHEAST Redeveloper

Sora Northeast represents vision, teamwork and accountability. Our experience in pubic-private partnerships results in success for all parties involved in the relationship. As a master redeveloper, substantial time and money is invested to understand the market strengths within a given market and utilizing this data to guide plans on the new projects being planned and those being constructed. Successful developments today require comprehensive plans embodying a synergistic model that targets specific uses for each planned space. The Sora NE team encompasses a broad background in planning, financing and building of residential, retail and commercial projects. As master redevelopers, Sora Northeast’s projects complement an array of smart growth principles, including creating a sense of place, embracing private investors, utilizing existing infrastructure and

resources, preserving and creating open space, increasing residential and commercial opportunities and strengthening the economy through mixed land use. The result is a multifaceted, intergenerational community bringing life and excitement back to downtown.

They advise that today’s unforgiving economy necessitates taking extra time ensuring a project not only complements a community, but is sustainable. This requires comprehensive, factbased planning. It has been this philosophy that has made the Sora NE team distinctive in the award-winning approach they bring to municipal revitalization projects.

Primary Point of Contact:

Capacity:

Bruce Farrell

Core staff consisting of highly experienced professionals which is

Director of Development

supplemented by 3rd party professionals as dictated by the size of

Sora Northeast Development, LLC 123 Egg Harbor Rd Sewell, NJ 08080 (856) 481.4811 bfarrell@soranortheast.com Ownership Structure: Gregory Filipek 100% owner Development Types: Student Housing Hospitality Mixed-Use Retail Office Number of Years in Business: 7

the project.

Business References: Myles Pressey COO of Magic Sports New Jersey Vineland , NJ 08361 (609) 792-7481 Roy S. Cohen Partner, Cohen Seglias Pallas Greenhall & Furman PC United Plaza, 19th Floor 30 South 17th Street Philadelphia, PA 19103 (215)-564-1700 David A. Luber, CLU, ChFC Franklin Financial Group, LLC

Capabilities:

Executive Plaza IV

Planning

11350 McCormick Rd, Ste 200

Design

Hunt Valley MD 21031

Construction

(410)-773-8353

Approvals Management

SORA NORTHEAST Overview of Redeveloper

TIMOTHY HAAHS AND ASSOCIATES Master Planning Parking Design

Timothy Haahs & Associates, Inc. (TimHaahs) understands the important role parking plays in development. A multidisciplined engineering and architectural firm, TimHaahs specializes in planning – master planning for campuses, urban and high density areas, and transit related projects – and providing design services for parking and mixed-use buildings. TimHaahs’ engineers, architects, planners, and parking specialists focus on parking solutions, bringing a unique perspective to our clients in private corporations, real estate, education, healthcare, government, and transit.

Our approach to master planning high density and urban areas is to integrate the parking solution with the pedestrian experience – creating active and vibrant “people places”.

For campuses, our primary focus is to create

a sense of place and identity, built on shared gathering space. For transit related projects we seek to maximize the shared use of parking to create efficiency and economy. New Jersey Future recently recognized our master plan for Rahway Town Center in Rahway, New Jersey with a “Smart Growth Award” for excellence in planning town center revitalization.

Our architectural and engineering design expertise rests in our ability to plan and design structures that contain a significant parking component. This specialization creates value for our clients through our considerable project experience and practical knowledge of this unique project type.

BLACKNEY HAYES Architecture

Blackney Hayes Architects (BHA) was founded in 1988 with a commitment to design excellence and client satisfaction.

The principals of BHA, Kevin R. Blackney AIA, John Fox Hayes AIA, Jennifer Crawford AIA, Kathy Dowdell AIA, and Mark Hershman PE believe that every project should be approached from the client’s point of view. Understanding the unique character of the client’s goals relating to budgetary capability, scheduling needs and quality expectations allows us to ultimately create an environment that reflects the values of the client. The firm builds on a foundation of communication and teamwork believing that successful design is directly related to how well the architect understands and balances the requirements and constraints of the project. BHA listens carefully to the Client’s needs and priorities, helps to realistically define the project goals, and manages the design and construction process through

which the Client’s vision becomes reality. A successful project strives to meet everyone’s expectations, including the Client, the building users, the contractors and the design team.

Communication and establishing realistic goals is critical to this outcome and, as the Architects, we see our role as mediators between various competing elements, focusing on balancing all participant’s concerns into a common understanding and a successful project.

The degree to which the firm has succeeded is evident in its steady growth, both in size and professional stature, and the loyalty and word-of-mouth recommendation earned from an ever expanding list of repeat clients. Now with a staff of 29 architects, engineers, interior designers and support personnel, BHA offers its Clients single source accountability at every level of the planning, design and construction process.

PENNONI Environmental Engineering

Pennoni Associates Inc., established in 1966, is a multidiscipline engineering and design consulting firm that provides personalized services and solutions to meet the needs of our diverse clients. Pennoni employs 950 professional, technical, and administrative personnel in 28 offices throughout Pennsylvania, New Jersey, Delaware, New England, Maryland, Virginia, and New York. Pennoni provides services to local, state, and federal governments, private, commercial, industrial, and construction clients as well as to other professional firms. Pennoni Associates has been recognized as a Best Places to Work in both Pennslyvania and New Jersey. Pennoni is an employee-owned firm an has had an Employee Stock Ownership Program (ESOP) in place since 1993, with the ESOP being the majority owner since 2003.

Pennoni Associates’ disciplines include the following: • • • • • • • • • • • • • • •

CONSTRUCTION SERVICES ENERGY & SUSTAINABILITY ENVIRONMENTAL GEOTECHNICAL LABORATORY TESTING LAND DEVELOPMENT LANDSCAPE ARCHITECTURE MATERIALS TESTING & INSPECTION MEP MUNICIPAL PLANNING STRUCTURAL SURVEY & GEOMATICS TRANSPORTATION WATER & WASTEWATER

5

PROJECT TEAM ORGANIZATION CHART

EWING TOWNSHIP REDEVELOPMEN T AGENCY

RACER TRUST

redeveloper GREGORY B. FILIPEK principal

SORA NORTHEAST

BRUCE FARRELL director of development and design BILL FOSTER senior project manager

master planning

architecture

environmental engineering

BLACKNEY HAYES

PENNONI

parking design

TIMOTHY HAAHS AND ASSOCIATES, iNC. TIMOTHY HAAHS principal in charge

JOHN FOX HAYES principal in charge

KEVIN DAVIS vice president, environmental engineer

JAMES ZULLO TOD specialist

KEVIN R. BLACKNEY principal in charge

CRYSTAL LEAVEY environmental engineer

BRAD GIRESI director of design

CHRIS PURVIS environmental engineer

PROJECT TEAM PROFILES ORG CHART

6

KEY PERSONNEL

SORA NORTHEAST TEAM PROFILE Gregory B. Filipek Principal

As co-founder of Sora Holdings and Principal of SORA Northeast, Greg Filipek has

Magic Sports. Currently in the final planning stage for

more than 30 years of development and construction

state-of-the-art, indoor/outdoor complex that will offer

experience in New Jersey, Pennsylvania, Maryland, and

a host of sports-related activities, training and events,

New York. His credits include the development of over 9

medical services, health and wellness programs,

million square feet of commercial retail space, including

recreational activities for all ages, as well as a host

department stores, big box retailers, regional and strip

venue for special events. A current member of ACUHO,

centers, theaters and movie complexes; as well as

NACUBO, and ICSC, Greg has appeared as a guest

development of over 9 million square feet of commercial

speaker at the New Jersey Law Institute and the New

office space. A recent redevelopment as master

Jersey Downtown Redevelopment Institute to lecture

redeveloper has garnered national news and awards

about Smart Growth Development and Downtown

as an example of smart growth principals in municipal

Redevelopment.

downtown revitalization. The $300m Glassboro Central Business District connected via a newly built boulevard with Rowan University, recreates a downtown with 884 student housing beds, a Hotel conference center, 200,000sf of retail, including a 36,000sf Barnes and Noble College Bookstore, 150,000sf of commercial office space, and 700 new units of residential. Greg Filipek is currently a member of the Executive Team for

the first Magic Sports of NJ, a $350m private venture,

SORA NORTHEAST TEAM PROFILE Bruce Farrell Director of Development and Design

Bruce Farrell directs the day-to-day

construction of the Rowan Boulevard redevelopment

real estate and construction activities of Sora Northeast

project in Glassboro, NJ which include the following:

LLC. He manages the company’s project managers, field staff and administrative personnel. As one of the

• 200,000+ square foot 564 bed Student Housing

founding members of Sora, he brings more than 29

apartment complex (completed 2009)

years of professional experience to Sora Northeast LLC, having been a General Contractor, Project Manager,

• 100,000+ square foot 320 bed Student Housing

Development and Redevelopment Manager and

apartment complex (completed 2010)

Designer in New Jersey and Pennsylvania. Bruce’s background includes expertise as a Development

• 37,000 square foot Barnes & Noble Collegiate

and Redevelopment- Planning Specialist encompassing

bookstore (completed 2010)

the complete development entitlement process, from acquisition and condemnation, through environmental

• 160,000+ square foot mixed use building

permitting and ultimately to full site approval. He has

consisting of 26,000+ square feet of retail

worked extensively with planners, architects, engineers, regulatory agencies and contractors from preliminary

• 130,000+ 290 bed Student Housing and

concept to project completion; and coordinates the

classroom space (completed 2011)

direction of the company’s projects with the contracted firms. Most recently as Director of Development, Bruce managed the design, development, approvals and

SORA NORTHEAST TEAM PROFILE Bill Foster Senior Project Manager Assistant Construction Manager

Bill Foster has been an integral member of the Sora team since 2007, having worked as a project manager in the real estate development and construction efforts. He continues with this experience with the Sora Northeast team, charged with additional responsibilities as the Senior Project Manager on the Sora projects now in the planning stage. He works closely with Development Director Bruce Farrell on all construction phases of the projects. Bill’s background includes having worked for Joseph Jingoli & Son where he was a project manager.

As such, he worked extensively with architects, planners, engineers, regulatory agencies and contractors.

SORA NORTHEAST TEAM PROFILE

SORA NORTHEAST TEAM PROFILE

Robert C. Ahrens

James Cattell

Director of Finance

Controller

Robert Ahrens works as Sora Northeast’s Director of Finance, and is regarded as a highly

James Cattell is Sora Northeast’s controller,

qualified top executive with extensive experience in the

analysis, interpretation, and presentation of data. He has

community banking industry. Mr. Ahrens worked at GCF

worked in the accounting industry for the past twenty years

Bank, a $350 million dollar community bank in Southern

for various firms in southern New Jersey. His current role

New Jersey for forty years, serving in various leadership

involves managing the accounts payable and accounts

positions throughout his tenure. His titles included

receivable. James Cattell attended Rowan University in

Treasurer, Vice President-Chief Lending Officer, Executive

Glassboro, NJ and received his BS in Accounting.

Vice President, and for the past fourteen years, President/ CEO. As President/CEO, Mr. Ahrens developed strategic plans, objectives, and policies and was responsible for the implementation of those policies. He acted as a liaison to the Board of Directors of the bank, as well as to the local community he served. Mr. Ahrens has been a member of the Washington Township NJ Rotary Club for 35 years, and was the recipient of the Rotary International Vocational Service Award for District 7640 in 2001. He additionally served as the Chairman of the New Jersey Bankers Association from 2009-2010, and was a member and past president of the Gloucester County College Foundation Board. Mr. Ahrens attended Union College in Barbourville, KY and received his BS in Business Administration.

overseeing all aspects of Sora’s accounting, including

PROJECT TEAM PROFILES TIMOTHY HAAHS AND ASSOCIATES INC. Timothy Haahs, PE, AIA Principal-in-Charge Relevant Projects: Rahway Town Center Master Plan, Rahway, NJ Edison Transit Village Master Plan, Edison, NJ

Mr. Haahs serves as President and CEO of TimHaahs, leading the firm’s national and international professional services in planning and design of mixed-use and parking structures. Focusing on master

West Windsor Princeton Junction Master Plan, West Windsor, NJ

planning and mixed-use, his approach integrates parking as a critical

New Jersey Transit Ramsey Route 17 Station Garage, Ramsey, NJ

component for project success, as well as community development

Rahway Transportation Center, Rahway, NJ The Wave Mixed-Use Parking Facility, Atlantic City, NJ Annapolis Towne Centre Mixed-Use Facilities, Annapolis, MD

and revitalization. Mr. Haahs specializes in planning – masterplanning for campuses, urban and high density areas, and transit related projects. His plans and designs integrate the parking solution with the pedestrian experience – creating active and vibrant “people places”.

Mr. Haahs has presented to the United Nations and other international organizations on the global challenge of parking, infrastructure, and sustainable development, applying the concept of “cellular development” to create self-sustaining communities.

PROJECT TEAM PROFILES TIMOTHY HAAHS AND ASSOCIATES INC. James Zullo, AICP, CAPP, LEED AP TOD Specialist Relevant Projects:

Mr. Zullo serves as Vice President and director of the firm’s New Jer-

Gateway Transit Village Mixed-Use Facility, New Brunswick, NJ

sey office, including financial and project management and business

Township of Millburn Commuter Parking Facility, Millburn, NJ

development. Jim specializes in studies, planning, and management

Woodbury Common Master Plan, Central Valley, NY

Croton-Harmon Station Parking Garage Feasibility Study, Croton-on-Hudson, NY

of parking resources and infrastructure. He currently serves the Board of the Advisors for the International Parking Institute, and presents regularly on transit oriented development and parking management.

Jim previously served as Senior Director of Real Estate and Economic Development for New Jersey Transit, the third largest transit agency in the United States. He managed the agency’s real estate assets, property acquisitions and sales, retail leasing, maximizing the revenue potential from these assets, undertaking transit oriented development initiatives, and managing the agency’s 25,000 space commuter parking system. Jim has served as Vice President of The New Brunswick Development Corporation, a non-profit real estate corporation and Executive Director of the New Brunswick Parking Authority (NBPA), where he was responsible for the operation, management, and development of the City’s parking system.

PROJECT TEAM PROFILES TIMOTHY HAAHS AND ASSOCIATES INC. Brad Giresi, AIA Director of Design Relevant Projects: Township of Millburn Commuter Parking Facility, Millburn, NJ 18 Park Parking Facility, Jersey City, NJ Trenton Justice Center Feasibility Study, Trenton, NJ

Mr. Giresi is a Registered Architect with experience in all phases of building design from programming through construction administration. His project expertise includes the design, documentation and administration of parking facilities, corporate offices, resi-

Miami Design District Mixed-Use Parking Facilities, Miami, FL

dential construction and building renovations, with extensive practice

Glens Falls Intermodal Facility Parking Facility, Glens Falls, NY

in mixed-use and multi-family design. Mr. Giresi has served as Project Architect and Project Designer on numerous complex master planning and mixed-use design projects throughout the United States and internationally. His designs incorporate efficient parking garage layout, with attractive architectural design to enhance the user and pedestrian experience and create active, vibrant, and attractive communities.

PROJECT TEAM PROFILES BLACKNEY HAYES John Fox Hayes, FAIA Principal In Charge Education

Mr. Hayes is the original founder of Blackney Hayes Architects with

University of Pennsylvania | Master of Architecture

over 25 years of experience as an architect. John’s role in the firm

University of the Arts | Bachelor of Science in Industrial Design

covers all aspects of the company, from the day-to-day operations to long range planning. As a Principal-in-Charge of projects, Mr.

Registration Pennsylvania, Delaware, Maryland, New York, New Jersey, Ohio, Virginia, NCARB

Hayes’ role is to set the creative direction for the project and develop a balanced and thoughtful solution that represents the core values of the client. His projects have received numerous awards over the

Affiliations

years. Mr. Hayes’ primary focus is understanding the client’s goals

American Institute of Architects Current

and vision for the project. This requires a strong understanding of

President, Philadelphia Chapter 1998

the client’s business objectives, personal values and vision, as well

Board of Directors, Philadelphia Chapter 1995-01

as a thorough understanding of the construction industry and what

Architecture & Design Charter High School of Philadelphia President 2000-02 Founder & Board of Directors 1999-11 Chairman, Finance Committee 1999-03 Chairman, Fundraising Committee 1999-03 The Carpenters’ Company 2002-11 Building Officials & Code Administrators 1988-08 Historic American Buildings Survey Advisory Board 1994-95

is needed to ensure a successful project.

PROJECT TEAM PROFILES BLACKNEY HAYES Kevin R. Blackney, AIA Principal In Charge Education Drexel University | Bachelor of Architecture Harvard University Graduate School of Design | Certificate Public School Planning and Design

Mr. Blackney is a founding partner of BHA with over 25 years of professional experience. His hands-on construction experience, combined with his knowledge of architecture, provide him with a proficiency in creative design, project management and administration. His role in the firm is centered on client support

Registration Pennsylvania, Ohio, New Jersey, Maryland, Virginia, Delaware, NCARB

and business development. Mr. Blackney supports the client by becoming an integral member of the ”team.” This involvement extends into understanding the client’s business priorities, in order

Affiliations

to advise them on the potential ramifications and impact of decisions

American Institute of Architects 1985-Current

centering on facilities development. Mr. Blackney’s role on a project

Pennsylvania Association of School Building Officials 2003-Current

is that of Principal-in-Charge. He has a broad base of knowledge of

Business Partner DVAPPA 2002-Current Building Officials Code Administration 1993-2003

the business of architecture and helps clients unravel and prioritize the complexities within their project. He also brings a creative approach to every project, resulting in numerous awards for both design and client satisfaction.

PROJECT TEAM PROFILES PENNONI Kevin J. Davis, PE, LSRP Vice President Environmental Engineer Education B.S./ Chemical Engineering/ Drexel University/ 1986

Mr. Davis, a Vice President, has over 27 years of chemical and environmental engineering experience in hazardous waste management, industrial wastewater treatment systems, and minerals

Professional Registration/Certifications

recovery systems. His experience includes environmental and

Registered Professional Engineer: DE, MA, MD, PA

hazardous waste site assessments, remedial investigation/feasibility

Licensed Site Remediation Professional: NJ 573636

studies (RI/FS), remedial design, storage tank management; soil/

Cleanup Star: NJ

groundwater sampling/analysis and monitoring, subcontractor monitoring and project cost control, site safety monitoring,

Affiliations/Honors/Awards

emergency removal action monitoring, and design of treatment

Camden County Environmental Commission – Member

systems. He has performed work at CERCLA/SARA hazardous

PENJERDEL Council – Member, Environmental Committee

waste sites and has provided technical assistance to the EPA with

Society of American Military Engineers – Philadelphia Post, Past President

emergency response and removal activities in EPA Region III. He

Society of Mining, Metallurgy and Exploration – Member

has experience with federal, state, and local regulatory agencies

South Jersey Chamber of Commerce – Member, Environmental Committee

and has managed projects involving Pennsylvania’s Act 2, and storage tank corrective action process; New Jersey’s ISRA program

Professional Training OSHA 8-Hour Refresher Course with HAZWOPER, Exp. 2013

(formerly ECRA) and Technical Requirements for Site Remediation.

He has managed projects involving environmental compliance issues, including comprehensive environmental auditing, environmental site assessments, SPCC Plan development and implementation, as well as air and water discharge permitting and monitoring.

PROJECT TEAM PROFILES PENNONI Crystal L. Leavey, LSRP Environmental Engineer Education

Ms. Leavey is a New Jersey Licensed Site Remediation Professional

M.S.E/.Civil & Environmental Engineering/Rowan University/ May 2005

whose professional experience includes completion of Preliminary,

B.S./Civil & Environmental Engineering/Rowan University/May 2004

Transaction Screen, and Phase I Environmental Site Assessments; soil and groundwater Site Investigations; soil and groundwater Remedial

Professional Registration/Certifications NJDEP LSRP #590956, Exp. 1/2016 OSHA 29 CFR 1910.120 40 hour HAZWOPER 8-Hour Annual Refresher Hazardous Waste Site Worker, Exp. 2014

Investigations; historic pesticide Site Investigations, Remedial Investigations, and Remedial Actions; solid waste permitting; and UST system removals. Ms. Leavey is well-versed with NJDEP regulatory requirements and field sampling procedures and her expertise includes historic research and compilation of site history, soil and groundwater sample collection, and interpretation and evaluation of data.

PROJECT TEAM PROFILES PENNONI Chris Purvis Environmental Engineer Education

Mr. Purvis has over 27 years of experience in various aspects of

B.S./1980/Biology/Biological Chemistry

environmental consulting to include Phase I and II environmental site assessments; indoor air quality studies; regulatory compliance

Professional Registration/Certifications USEPA AHERA Building Inspector and Management Planner OSHA HAZWOPER Training Certified Operator NITON X-Ray Fluorescence Spectrum Analyzer

auditing; underground storage tank regulatory compliance; soil and groundwater investigations and remediation strategies; air sparging/ soil vapor extraction design, implementation, and optimization; Right To Know surveys; and asbestos, lead, mold, PCB, and mercury remediation consulting.

Affiliations/Honors/Awards South Jersey Chamber of Commerce/ Environmental Committee National Institute of Building Sciences

7

EXPERIENCE

RELATED PROJECTS: ROWAN BOULEVARD APARTMENTS PHASE I AND PHASE II 11,392 Students

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two phases. Phase I was a 200,000+ square foot 564 bed Student Housing apartment complex completed in 2009. Phase apartment complex completed in 2010. It was a four story

H4 F1

Dr. Ali A. Houshmand, President Office of the President

II was a 100,000+ square foot 320 bed Student Housing

Ma

P2 F3

884 Beds Total 311,920 total SF Residential Space Development Cost: $55 Million

These student housing apartment style dormitories were built in

C2

D2 F2

Rowan University Student Housing 100 Redmond Place, Glassboro, NJ

Bole Hall 201 Mullica Hill Rd. Glassboro, NJ 08028 856.256.4109

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wood frame construction designed to fit in with the residential

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neighborhood surrounding the project. It was a master lease with Rowan University and a part of a three way public private

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Building Status

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Under Design / Construc�on Future Phases 0’

50’

100’

200’

Block A | The Whitney Center (5 Floors)

A1 Retail - 21,750 SF A1 Student Housing - 280 Beds

A1 Honors College Mul�-Purpose Space - 10,000 SF

Block B | Hotel & Conference Center

B1 Courtyard Marrio� - 100 Rooms (4 Floors) B2 Conference Center - 8,000 SF (2 Floors)

Block C | Student Housing Complex (4 Floors)

C1 Phase I - 568 Beds (Completed August 2009) C2 Phase II - 316 Beds (Completed August 2010)

Block D | Mixed-Use D1 Retail (1st Floor) - 34,500 SF Residen�al (2nd-4th Floor) - 113,400 SF D2 Retail (1st Floor) - 11,000 SF Office (2nd Floor) - 11,000 SF

eg

partnership with Rowan University, Glassboro, and Sora.

eA ve n

Project Data ue Retail | Student Housing | Residen�al Units | Office | University Use | Hotel | Structured Parking|

Block E | Mixed-Use

E1 Retail - 8,500 SF E1

Rowan CGCE - 60,500 SF Office - 30,000 SF

E2 Barnes & Noble - 36,000 SF P1

F1 F2 F3 P2

G1

Starbucks Cafe - 2,000 SF 1390 Space Parking Structure Block F | Mixed-Use Retail - 44,000 SF (1st Floor) Senior Housing - 135 Units (2nd-5th Floor) Retail - 7,500 SF (1st Floor) Office - 7,500 SF (2nd Floor) Grocery Store - 18,200 SF 600 Space Parking Structure Block G | Town Square Market Tents

234,000 SF 1,164 Beds 285 Units 64,000 SF 78,000 SF 100 Rooms 1,990 Spaces

Block H | Mixed-Use

H1 Retail - 27,500 SF (1st Floor)

Residen�al - 86,400 SF (2nd-4th Floor)

H2 Retail - 4,000 SF (1st Floor)

Office - 4,000 SF (2nd Floor)

H3 Retail - 5,000 SF (1st Floor)

Office - 5,000 SF (2nd Floor)

H4 Retail - 6,500 SF (1st Floor)

Office - 5,000 SF (2nd Floor)

Glassboro, NJ

ROWAN BOULEVARD AERIAL RENDERING

RELATED PROJECTS: BARNES AND NOBLE BOOKSTORE

Michael Harris Executive Director South Street Headhouse District 2nd & Pine Streets P.O. Box 63675 Philadelphia, PA 19147

Sora built a 37,000 sq. ft. Barnes and Noble Collegiate Superstore in Glassboro, NJ which was completed in 2010. It was a two story steel construction building, and the first major retailer to open in the revitalization project at Rowan Boulevard.

Upon completion of this Barnes and Noble, Rowan University closed its own bookstore and utilized Barnes and Noble instead.

RELATED PROJECTS: THE WHITNEY CENTER

Michael Harris Executive Director South Street Headhouse District 2nd & Pine Streets P.O. Box 63675 Philadelphia, PA 19147

The Whitney Center was the first mixed use building at Rowan Boulevard in Glassboro, NJ featuring retail and Rowan University honors student housing and programs. Sora began construction in September 2010. The building was a 160,000+ square foot mixed use building consisting of 26,000+ square feet of retail and 130,000+ 290 bed Student Housing and classroom space, and was completed in 2011. This building featured a master lease with Rowan University to house their honors program student housing.

RELATED PROJECTS: RAHWAY TOWN CENTER MASTER PLAN

Mr. Len Bier, CAPP Executive Director Rahway Parking Authority P: 732.828.8866 lenbier@optonline.com Rahway, NJ

The Rahway Town Center master plan includes a civic plaza, outdoor theatre, shopping district, and residential units, while maintaining some of the major existing city features. The development will be essential to the revitalization of the city’s main street area, creating an attractive destination for residents and visitors alike.

Award: Town Center Revitalization Plan, NJ Future Smart Growth Awards, 2008

RELATED PROJECTS: EDISON TRANSIT VILLAGE MASTER PLAN

Mr. Steve Goldin CEO Intercap Holdings P: 609.375.2802 sgoldin@intercapholdings.com Edison, NJ

The Township of Edison sought to implement a master plan effort to redevelop the Edison train station and surrounding area.

The township’s goal was to create an attractive and exciting downtown atmosphere, while integrating traffic and parking needs in the planning process.

RELATED PROJECTS: WEST WINDSOR PRINCETON JUNCTION MASTER PLAN

Mr. Steve Goldin CEO Intercap Holdings P: 609.375.2802 sgoldin@intercapholdings.com West Windsor, NJ

Image courtesy of The Township of West Windsor.

The Township of West Windsor is in the process of implementing a master plan to revitalize the area surrounding Princeton Junction Train Station. The Township is also seeking to implement solutions around the station for parking and traffic concerns.

Image courtesy of The Township of West Windsor.

RELATED PROJECTS: ROWAN UNIVERSITY WHITNEY CENTER

Glassboro, NJ client: ROWAN UNIVERSITY square footage: 65,000 e.g.c. value: $20.0 MILLION

Rowan University and the Borough of Glassboro have formed a public/private partnership that has led to the creation of an ambitious redevelopment plan. The plans envision a mixed-use corridor lined with shops and restaurants at street level, topped by apartments and offices. Blackney Hayes Architects has been commissioned to design a key anchor for this project, consisting of a 5-story residential complex that will house Rowan University students.

RELATED PROJECTS: FALLS RIDGE

Philadelphia, PA client: PHILADELPHIA HOUSING AUTHORITY (HUD HOPE VI PROGRAM) g.c.value: $38 MILLION 354 units

Blackney Hayes Architects, in association with Urban Design Associates, was given the opportunity to create a community on the former site of Schuylkill Falls. With the removal of all the former structures, a blank canvas was created. The decision was made to apply the theories of “New Urbanism,” which integrates housing, workplace, shopping and recreation into compact, walkable neighborhoods that are linked by transit.

RELATED PROJECTS: CAMDEN FERRY TERMINAL

Camden, NJ client: JEFFREY M. BROWN ASSOCIATES, INC. g.c.value: $10.8 MILLION square footage: 105,000

Camden, a former industrial city facing economic decline, is located on the Delaware River opposite Philadelphia, PA. Looking to spur economic growth and attract both local and regional audiences, the developers envisioned embellishing the Camden waterfront with a family-oriented recreational atmosphere, as well as providing mixed-use development opportunities for businesses. The new Camden Ferry Terminal Building meets these functional requirements as a prominent waterfront landmark and contribute to the revitalization effort of the area.

RELATED PROJECTS: FORMER RCA FACILITY REDEVELOPMENT OF FORMER INDUSTRIAL SITE

RELATED PROJECTS: FORMER RCA FACILITY (THE VICTOR BUILDING)

Camden, NJ

Camden, NJ

Client: Dranoff Properties 225 South 25th Street Philadelphia, PA 19103 Period of Performance: August 1999 - Present Cost of Performance: $750,000.00+

Client: Dranoff Properties 225 South 25th Street Philadelphia, PA 19103 Period of Performance: August 1999 - Present Cost of Performance: $750,000.00+

Pennoni was contracted by a prominent developer in the Pennoni was contracted by the Delaware River Port

Delaware Valley Region to complete environmental investigations

Authority (DRPA) to complete a Preliminary Assessment /

at a former industrial facility to develop a multi-million dollar

Site Investigation/Remedial Investigation Work Plan (PA/SI/

Remedial Action strategy that would allow for the transformation

RIWP) for the former RCA facility and develop a Remedial

of the facility into market rate luxury condominiums along the

Action Workplan (RAW) to convert it into market rate luxury

Camden Waterfront. Pennoni aided the developer in completion

apartments. The facility is located at the corner of Front

of a Memorandum of Agreement under the NJDEP Voluntary

and Cooper Streets and includes 3 buildings. DRPA, City of

Cleanup Program to obtain regulatory oversight of environmental

Camden, and Dranoff Properties (Site Developer) formed a

investigations and remediation of both the building interior and

partnership and entered into a Memorandum of Agreement

exterior. Polychlorinated biphenyls and dioxins were discovered

under the New Jersey Department of Environmental Protection’s

on the upper floors of the facility during Site Investigation

(NJDEP’s) Voluntary Cleanup Program for regulatory oversight

activities completed by Pennoni in 2000 and subsequently

of the environmental investigations and remediation of both the

delineated in 2005 using HDSRF grant monies.

building interiors and exteriors.

RELATED PROJECTS: HISTORIC NO. 2 FUEL OIL SPILL REMEDIATION US SILICA FACILITY

Port Elizabeth, NJ

Client: US Silica Corporation 106 Sand Mine Road Berkeley Springs, West Virginia 25411 Contact: Greg Fell (304) 258-8270 Period of Performance: 1999-Present

Pennoni Associates Inc. (Pennoni) was retained by US Silica Corporation in 1999 to investigate an historic diesel fuel spill associated with a former dryer building at a sand quarry in Port Elizabeth, New Jersey. The results of Pennoni’s initial investigations showed that there was residual soil and groundwater contamination on the subject property, as well as free phase number 2 fuel oil, which would require remediation.

The proposed remedial actions were soil excavation and offsite disposal and monitored natural attenuation with routine product recovery activities for groundwater.