Woodmont Properties

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CENTRAL BUSINESS DISTRICT REDEVELOPMENT PROJECT __________________________________________________________________

EMERSON, NEW JERSEY

100 Passaic Avenue, Suite 240, Fairfield, NJ 07004P: (973) 316-9400 www.woodmontproperties.com


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Woodmont Properties

Section I: Executive Summary & Acknowledgment of Addenda(pursuant to RFP Section 3.9.5)

Section II: General Information/Administrative

(pursuant to RFP Section 3.9.6 and 3.9.7)

Section III: Financial Qualifications

(pursuant to RFP Section 3.9.8)

Section IV: Technical Qualifications


Section V: Proposed Development Plan


Section VI: Supplemental Information (pursuant to Section 3.9.11)


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Woodmont Properties has been designing, building and

delivering communities of distinction for over 50 years.

Woodmont’s financial strength and significant track

record continues to thrive in developing successfully

throughout New Jersey & Pennsylvania.

Woodmont is on the vanguard of creating luxury rental

communities in municipalities that, heretofore, were unsure

about developing 1970s style apartments in town. The 21st

century reality is that many young professionals, single

adults and empty nesters no longer feel the need to

maintain an expensive home or risk significant financial

resources in a volatile housing market. Instead, today’s

luxury rental living provides a flexible and maintenance

free lifestyle without compromising on luxury

appointments previously only offered in new homes or

condominiums. Woodmont’s new luxury communities

typically attract twenty somethings who have grown up in

town and are looking to relocate to the area and long time

township residents who prefer to sell their current single

family homes and enjoy the flexibility of renting.

Woodmont is currently developing luxury

rental communities throughout New

Jersey & Pennsylvania consisting of one

and two bedroom homes. These new

communities are filled with finishes

designed to attract residents who likely

can afford a “for sale” home, but choose to

rent. Essential in attracting and

maintaining a strong demographic are in-

home features like nine foot ceilings,

granite countertops, stainless steel

appliances, walk-in closets, outdoor

terraces, full size washers and dryers and

stall showers. Woodmont’s luxury rental

homes have all of these characteristics.

Creating a sense of community is vitally important

to our residents. Studies consistently show that

residents with friends in the building are far more

likely to remain in a community for several years

than those who do not socialize with other residents.

Woodmont communities typically include common

amenities such as a club room, swimming pool,

fitness center, outdoor barbeque areas, dog runs or a billiard room.


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Woodmont PropertiesSection I: Executive Summary & Acknowledgment of

Addenda (pursuant to RFP Section 3.9.5)


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Executive Summary

Woodmont Properties is pleased to present its response to the Borough’s request for

proposals. This exciting location provides the Borough with an opportunity to be on the vanguard of

Bergen County’s transit-oriented redevelopment and Woodmont Properties hopes to be part of the team.While transit-oriented development is now very much in vogue, Woodmont has been designing and

building downtown transit development for nearly fifteen years. Tab VI provides a more detailed

description of Woodmont’s transit-oriented portfolio.

Woodmont Properties proposes to construct three residential floors above podium style

parking. At grade will be 190 parking stalls together with approximately 8,000 sq. ft. of street retail. The

second, third and fourth floors of the structure will include between 95 – 100 luxury apartment homes, all

of which shall be either studios, 1BR or 2BR residences (assuming some inclusionary affordable

housing, a small number of 3BR units may be necessary to meet the states UHAC affordable matrix).

Each home will be equipped with quartz counter tops, stainless appliances, 9’ ceilings, walk-in closets

and distinguished master suites.

The podium parking (at grade) shall include 190 parking stalls. Woodmont envisions the

parking breakdown as follows: 126 reserved residential spaces and 64 shared commuter / retail spaces.

There may be a significant opportunity for additional shared parking once the plan is advanced.

Woodmont strongly believes that this site works best with a single building parallel to the train

tracks and Kinderkamack Road. The Woodmont concept is attached as part of Tab V. While Woodmont

would consider building the Borough’s suggested plan, including a parking structure in the middle of the

site, it believes this design results in too many “interior views” and misses the opportunity for the

project to spread its wings along Kinderkamack Road. The Borough’s suggested design is also included

as part of Tab V.


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Executive Summary

Due to the horizontal nature of the Woodmont building design, it will be important to break the

façade vertically using bay windows, material changes and balconies. Of course, quality materials

including stone or brick, metal standing seam roofing and quality windows will be required along the

Kinderkamack Linwood Avenue façades.

Since the building will be in the heart of the Emerson downtown, special amenities will be

proposed, most notably a Soho style roof top amenity deck atop the proposed Kinderkamack retail.

These types of amenity spaces were made popular as part of lower Manhattan’s ascendancy into prime

hip real estate. Woodmont has successfully adopted these outdoor spaces in both its Red Bank and

Metuchen downtown designs. Features such as a hot tub, fire pit and outdoor bar will provide residents

with a first class residential experience.

While the retail square footage is somewhat less than suggested in the RFP, the Woodmont

plan includes seven outdoor, at grade parking spaces, which will be invaluable to the planned retail. Too

often, in town mixed-use retail suffers from a lack of visible, easily accessible parking. While most of the

retail parking will be handled in the podium, this “easy access” parking will be hugely desirable and

critical to the retail success.

Woodmont takes great pride in working closely with municipalities to achieve a desirablearchitectural style to fit within the existing downtown while raising the bar for all future development. A

review of recently completed projects at Tab IV demonstrates the company’s flexibility in customizing

buildings to fit the individual personality of the existing downtown. Rather than “taking something off

the shelf,” Woodmont proposes to present a number of facade options to the community after first

gaining a sense of Emerson’s existing styles and determining what fits best in this very important

location. Tab IV should provide the community with great comfort that the ultimate façade design will

make this project the envy of Emerson’s neighbors along Kinderkamack Road.


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Rendered Concept – First Floor Plan


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Rendered Concept – Second Floor Plan


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Acknowledgement of Addenda


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Woodmont PropertiesSection II: General Information/Administrative

(pursuant to RFP Section 3.9.6 and 3.9.7)


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GENERAL INFORMATION / ADMINISTRATIVE

A. Woodmont Properties

100 Passaic Avenue, Suite 240

Fairfield, NJ 07004

(973) 316-9400

B. No parent company

C. See attached biographies

D. No joint ventures are planned at this timeE. Woodmont Properties

1. Eric Witmondt, Chief Executive Officer

Lewis Zlotnick, President

David Trager, Chief Investment Officer

Stephen Santola, Esq., Executive Vice President

& General Counsel2. Eric Witmondt, 100%

Woodmont Properties

100 Passaic Avenue, Suite 240

Fairfield, New Jersey 07004

3. No criminal or environmental complaints


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A. Woodmont is a sole service, vertically integrated development company. The

Emerson project will be conceived, planned, approved, constructed and managed (post

completion) by Woodmont or a Woodmont affiliate.

Woodmont’s executive team includes engineers, attorneys, financial officers,

lending professionals, construction management executives and a fully staffed property

management team. Of course, Woodmont will utilize outside consultants to assist with

the design and engineering of the project, but, all such experts are closely monitored by theWoodmont team.

The bios of all key professionals are attached hereto as Tab # II.

B. No legal proceedings

C. Never disqualified or prevented from bidding

D. No government project defaults

E. No officers have refused to testify

F. No joint ventures planned at this time

GENERAL INFORMATION / ADMINISTRATIVE


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Woodmont Properties, LLC

Woodmont Properties, LLC (“Woodmont”), celebrating 50+ years in business, is a New Jersey

limited liability company based in Fairfield, NJ. Privately held, well-capitalized, experienced and second

generation, Woodmont takes great pride in the communities it builds, invests in, owns and manages. Itssuccess during the past 50 years is a reflection of the quality of its professionals, management

construction and community outreach.

Woodmont Properties is a regional real estate company that develops, builds, markets and

invests in a diversified range of real estate. Woodmont's portfolio of residential and commercial

developments and investments includes multifamily rental homes (including infill, TOD and suburban),

mixed-use downtown redevelopment, for-sale homes (single family detached and town home),

hospitality, retail, industrial, flex and office. The company’s growth over the past fifty years is a direct

result of the combined experience of ownership and professional staff. Woodmont has a tradition of

personal and corporate integrity, a focused pursuit of new opportunities in the real estate market-place

and established relationships within the industry. Together these have been the foundation of

Woodmont’s success.

Woodmont is a multi-disciplined organization with in-house expertise specializing in land

entitlements, development, design, construction, asset management, marketing, capital markets,accounting and legal. Woodmont’s delivery of these services using in-house expertise helps to ensure

that opportunities are delivered on-time and on-budget.

Since Woodmont’s establishment in 1963 by Donald Witmondt, Woodmont Properties has

contributed to the region's residential and commercial market-place. Under the current leadership of

Donald’s son, Eric Witmondt, Woodmont's scope of development activity, as well as its portfolio of

residential and commercial properties, has accelerated and been enhanced by the addition of a variety of

mixed-use infill, multi-family, and neighborhood redevelopment projects.


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Woodmont Properties Biographies

Donald Witmondt, Chairman

As Chairman, Mr. Witmondt has been active in New Jersey real estate for more than 50-years. Throughout his career,he has purchased and developed high quality residential and commercial properties and, in the process, has earned anoutstanding reputation among his peers and financial community. His experience in the real estate industry along withhis unparalleled level of expertise provide the basis for significant contributions in such areas as site design, landapproval and land development. Among his most significant contributions to the company and its personnel, however,are his insights and guidance gained from his years of hands-on activity with clients, contractors, vendors, andprofessionals on every level. Mr. Witmondt is a graduate of Lehigh University.

Eric Witmondt, Chief Executive Officer

Mr. Witmondt is responsible for the rapid expansion of Woodmont Properties' redevelopment, infill, multifamily andcommercial development operations. Under his leadership, the company has grown to be one of New Jersey's mostactive developers with commercial developments and acquisitions in excess of 3,000,000 square feet completed in thepast two years and more than 2,600 residential units in construction or the design stage. As CEO, Mr. Witmondtdirects the company’s short- and long-range planning and strategic direction. Mr. Witmondt began his career withCushman & Wakefield, where he was a top-producing broker. Following C&W, he established Associated Realty, Inc.,a leading New Jersey commercial real estate brokerage firm. In 2000, Associated Realty, Inc. merged with GVAWilliams, an international real estate services company headquartered in New York, and assumed the name, GVAWilliams of NJ, with Mr. Witmondt as its CEO. Mr. Witmondt is a graduate of the University of Maryland. Eric has been

recognized by NJBIZ Real Estate Report Power 50 ranking in 2010 through 2014 and ranked #6 in 2015.

Lewis Zlotnick, President

Mr. Zlotnick is responsible for Woodmont’s strategy implementation and management of the company's operations.He, also, oversees the activities of both the Development and Construction Divisions, which include due diligence,approvals, site development and vertical construction of residential and commercial properties. In addition, Mr. Zlotnickis responsible for policies, administration and personnel. Mr. Zlotnick brings to this position over 30-years of experience in business management, real estate development and construction, serving Woodmont Properties since

1992. Mr. Zlotnick earned a Bachelor of Science degree and Master of Business Administration degree from New YorkUniversity, and is a Licensed Real Estate Broker in the State of New Jersey.


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Steven M.Varneckas, P.E., Vice President and Director of Development

Mr. Varneckas is responsible for the management of the Development Division, which obtains entitlements for multiplereal estate projects, including engineering, design and approvals. Additionally, Mr. Varneckas is responsible for performing due diligence in the evaluation of new acquisitions. Prior to joining Woodmont Properties, Mr. Varneckaswas a civil engineer at Hanson Engineering, responsible for the design of residential, commercial, mixed use, industrialand redevelopment sites. He has extensive experience in obtaining municipal, county, state and federal permits andapprovals. A licensed professional engineer in the State of New Jersey, Mr. Varneckas is a graduate of ThePennsylvania State University with a Bachelor of Science degree in Civil Engineering and a minor in EnvironmentalEngineering.

Daniel Miller, Chief Financial Officer

Mr. Miller is responsible for managing corporate financial resources and charting a course for the financial success of the company. Mr. Miller is also responsible for creating sound accounting and system controls to ensure accurate andtimely reporting to internal and external parties. Mr. Miller is responsible for a staff of ten controllers and accountantsthat make up the accounting department. Prior to joining Woodmont, Mr. Miller was a controller with Hampshire RealEstate Companies where he oversaw the accounting, reporting and cash management for three value-added realestate investment funds targeted at institutional investors. Prior to his time with Hampshire, Mr. Miller spent sevenyears as an auditor with Ernst & Young, specializing in servicing real estate clients. Mr. Miller is a licensed Certified

Public Accountant in New York and Virginia. He completed his undergraduate degree in Accounting at the University of Maryland, College Park.

Howard Irwin, Senior Vice President of Construcion

As Senior Vice President of Construction, Mr. Irwin is responsible for managing the Construction Division, which

includes all site development and vertical construction activities for commercial and residential construction projects.He manages a team of project managers, estimators, laborers, administrators, and selection coordinators to facilitatethe complete construction process. In addition, Mr. Irwin supports the Development Division in the engineering andarchitectural design of new projects. Serving Woodmont since 2010, Mr. Irwin brings to this position over 26 years of experience in real estate development and construction, delivering Woodmont customers the highest level of qualityand service while controlling costs and ensuring timely deliveries.

Prior to joining Woodmont, Mr. Irwin was the Senior Vice President of Construction at The Pinnacle Companies. Heearned his Bachelor of Science degree in Accounting from the University of Delaware and is a CPA.


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David Trager, Chief Investment Officer & EVP

Mr. Trager is responsible for all of Woodmont’s acquisitions and investments. In addition, he is responsible for securing public and private debt and equity capital for the company's development projects and acquisitions. Mr.Trager also oversees many of the firm's development and redevelopment opportunities. Prior to joining Woodmont, hewas the founder and principal of Trager Realty Advisors, and prior to that was President of Westminister Capital, asubsidiary of the Kushner Companies. Mr. Trager's initial real estate experience included eleven years with HartzMountain Industries, Inc. He has an undergraduate degree in mechanical engineering from Union College inSchenectady, New York, and a Masters of Business Administration from The Wharton School in Philadelphia,Pennsylvania.

Stephen Santola, Esq., Executive Vice President and General Counsel

Mr. Santola manages the company's legal affairs and entitlements. He, also, plays a significant role in managing thedevelopment division, guiding new business opportunities and formalizing corporate strategy. Mr. Santola manages thecompany's government relations and legal insight. Prior to joining Woodmont, Mr. Santola was a partner with the lawfirm of Lindabury, McCormick & Estabrook, specializing in real estate, land use, zoning and commercial litigation. Hehas served as both a member on, and attorney for, municipal land use boards, and he has represented parties in

various application appeals and related litigation. He is a graduate of Colgate University and received a Juris Doctor degree, Cum Laude, from Seton Hall University. Mr. Santola is a member of the Essex County, New Jersey, and American Bar Associations, and is, also, admitted to practice in the State of New York.


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Woodmont PropertiesSection III: Financial Qualifications



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A. Woodmont typically provides equity and the balance of necessary funds will be through debt from our standard pool of lenders.

B. Financial References attached

C. Woodmont Properties has completed construction of over $300 million of real estate in the past sixyears. All Woodmont projects, both completed and ongoing, have the necessary builder’s riskinsurance to satisfy project lenders.

D. The list of projects, completed and ongoing, at Tab #IV, speaks for itself.

E. N/A

F. Woodmont typically provides its own equity in percentages required by project lenders. On certainoccasions Woodmont has employed the use of a “Friends and Family” fund to match Woodmont equity.This fund is an investor pool only and has no management rights relating to the project investment.

G. Woodmont has provided its own equity in every project detailed in Tab IV.

Financial Information


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Kevin Cummings

President & CEO

Investors Bank

101 John F. Kennedy Parkway

Short Hills, NJ 07078

(973) 924-5104

Chris Martin

President

Provident Bank100 Wood Avenue South

P.O. Box 1001

Iselin, NJ 08830-2727

732-590-9200

J. Richard Litton

Vice President

PNC Real Estate Finance

18th Floor - J3-JTTC-18-6

Two Tower Center Blvd

East Brunswick, NJ 08816

(732) 220-6963

Gerry Lipkin

President & CEO

Valley National Bank1455 Valley Road

Wayne, NJ 07470

(973) 305-4001

Paula Mandell

Regional President

M&T Bank303 South Broadway, Suite 130

Tarrytown NY 10591

914-366-8504

Financial References


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Woodmont PropertiesSection IV: Technical Qualifications(pursuant to RFP Section 3.9.9)

A Summary of project information is

annexed as Tab IV


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Metuchen, NJ

273 Luxury Apartments

12,000 Sq. Ft. of Retail

40 Park Place, Morristown, NJ

76 Condominiums


West Side Lofts

Red Bank, NJ


28,000 Sq. Ft of Retail

Woodmont

Mixed – Use

Communities

Washington Township, NJ

330 Luxury Apartments; 130,000 Sq. Ft. of Commercial Space


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West Side Lofts

Red Bank, New Jersey




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Cranford, NJ

Woodmont Station, 163 Luxury Apartments


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Half – Acre Public Piazza

Woodmont Metro - Metuchen, NJUnder Construction; Occupancy Q4 2016


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36 Luxury Condominiums

20,000 Sq. Ft. Zagat Rated Bar / Restaurant

Vail Mansion - Morristown, NJ


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Woodmont Square – Bridgewater, NJ


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Woodmont Knolls - Hanover, NJ


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76 Condominiums


40 Park - Morristown, NJ


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Morristown

Interiors and Finishes

EMERSON PROPOSED LUXURY APARTMENT HOME SPECIFICATIONS


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Walk-in Closets ♦ Stall Showers ♦ Pet Friendly

9’ Ceilings ♦ Quartz Countertops ♦ Stainless Appliances

EMERSON PROPOSED LUXURY APARTMENT HOME SPECIFICATIONS

S f W d t P ti


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Summary of Woodmont Properties

Recent Development Projects

2016 (Under Construction)

Metuchen, New Jersey

• 273 luxury apartments with clubhouse, pool and fitness center • 12,000 sq. ft. retail, including state of the art brew pub• Partner: None• Construction Lender: Wells Fargo• General Contractor: Woodmont Properties, LLC• Professionals:

o Architect: RTKL, Chicago, ILo Engineer: SESI Consulting Engineers

o Interior Designer: Kathy Andrews Interiors, Houston, TX• Total Project Cost: $75 million

Mt. Arlington, New Jersey

• 300 luxury apartments with clubhouse, pool and fitness center • Partner: Atkins Companies• Construction Lender: US Bank• Professionals:

o Architect: Sonnenfeld & Trocchia Architectso Engineer: Omland Engineeringo Interior Designer: BG Studios, New York, NY

• General Contractor: Woodmont Properties, LLC• Management: Woodmont Management, LLC• Total Project Cost: $70 Million

S mmar of Woodmont Properties


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Summary of Woodmont Properties

Recent Project Completions

2015

Red Bank, New Jersey• 91 luxury apartments (downtown)• 28,000 sq. ft. retail, including state of the art brew pub• Partner: Metrovation, Red Bank, NJ• Construction Lender: Valley National Bank• Permanent Financing: M&T Bank• Professionals:

o Architect: David Baker, Sonnenfeld & Trocciao Engineer: Maser Consultingo

Interior Designer: BG Studios, New York, NY• General Contractor: Woodmont Properties, LLC• Management: Woodmont Management, LLC• Total Project Cost: $32 Million

2014

Cranford, New Jersey• 163 luxury apartments (downtown)• Partner: None• Construction Lender: PNC Bank

• Permanent Financing: Investors Bank• Professionals:

o Architect: Sonnenfeld & Trocciao Engineer: SESI, Inc.o Interior Designer: BG Studios, New York, NY


2013

Hanover, New Jersey• 126 luxury apartments with clubhouse, pool and fitness center (infill)• Partner: None• Construction Lender: Webster Bank• Permanent Financing: Valley National Bank• Professionals:

o Architect: Barton Partners, LLCo Engineer: Omland Engineering, LLC

• General Contractor: Woodmont Properties, LLC

• Management: Woodmont Management, LLC• Total Project Cost: $28 million

2012

Palmer Township, Lehigh Valley, Pennsylvania

• 216 luxury apartments with clubhouse, pool and fitness center• Partner: None• Construction Lender: Provident Bank• Permanent Financing: Investors Bank• Professionals:

o Architect: Barton Partners, LLCo Engineer: Fenell Engineering



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Woodmont PropertiesSection V: Proposed Development Plan(pursuant to RFP Section 3.9.10)

R d d C t Fi t Fl Pl


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Rendered Concept – First Floor Plan

R d d C t S d Fl Pl


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Rendered Concept – Second Floor Plan

Woodmont Properties Roof Top Amenity Decks


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Woodmont Properties Roof Top Amenity Decks

Boro gh’s Proposed Concept Plan


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Borough’s Proposed Concept Plan


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Woodmont Properties

Section VI: Supplemental Information

(pursuant to Section 3.9.11)

Transit-Oriented Development Experience


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Over the past decade, Woodmont Properties has built a reputation as one of the leading transit-orienteddevelopers in New Jersey. Beginning in Morristown in 2003, Woodmont has designed and built seven transit-orienteddevelopments, including:

1. Morristown Transit Village – The first Transit Village built entirely on N.J. Transitproperty, including 208 luxury rental homes and nearly 10,000 sq. ft. of retail;

2. Vail Mansion – Located two blocks from the Morristown Train Station, this mixed-usedevelopment is now also home to one of New Jersey’s top rated restaurants;

3. Epstein’s Department Store – Located four blocks from the Morristown Train Station and setperfectly on the Morristown Green, this square block redevelopment project consists of fiveseparate phases, 250 luxury rentals and condominiums and over 60,000 sq. ft. of first classretail;

4. West Side Lofts – Located one-half block from the historic Red Bank Train Station, this projectactually shares parking with N.J. Transit commuters. It includes 91 luxury rentals, 28,000 sq. ft.

of retail and a first-of-its-kind brew pub;



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5. Woodmont Metro – Located on the Borough’s former commuter parking lot, this 273 luxuryhome transit village promises to transform downtown Metuchen. The redevelopment includes a

750 car parking structure, 12,000 sq. ft. of retail and a half acre public piazza for communityevents;

6. Woodmont Station – Located approximately 4/10 of a mile from the busy Cranford TrainStation, this building includes 163 luxury homes together with a best in class amenity packageand a daily shuttle to the train;

7. South Amboy Transit Village – Located in the heart of busy South Amboy only 4/10 of a mile

from its new train station and .2 of a mile from the planned ferry shuttle service to Manhattan,this mixed-use redevelopment project included a multi-million dollar environmental remediationand a now open, much needed nursing home on site. The 126 luxury rental town-homecommunity phase is scheduled to begin construction this summer.

Over the course of constructing these many transit-oriented projects, Woodmont has developed anoutstanding working relationship with N.J. Transit and its real estate team. Such a working relationship is vital to the

success of any project located at a train station or along N.J. Transit tracks.

Recent Awards and Recognition


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g

WOODMONT KNOLLS AT HANOVER

2015

Community of the Year: Best Rental Community

WOODMONT SQUARE AT BRIDGEWATTER

2013Community of the Year: Best Rental CommunityBest Rental Community Over $2,000 per Month

WOODMONT PLACE AT PALMER

2012

Community of the Year- Best Rental CommunityBest Rental Community under $2,000

THE ENCLAVE AT MONTVALE

2011

Community of the Year - Attached Home Community

2010Best Attached Home over $400,000

SADDLE RIVER GRAND

2013

Community of the Year: Best Attached Home of the Year Best Attached Home over $500,000Best Clubhouse for a Community

40 PARK

2011

Best Commercial Building - Mixed Use BuildingBest Merchandised Model Home over $750,000

2010

Best Multi-Family Housing over $500,000Community of the Year – Multi-Family Mid/High Rise Housing

WOODMONT KNOLLS AT HANOVER

2015

Best Rental Community over $2,000

SADDLE RIVER GRAND

2013

Community of the Year for an Attached Community Over $350,000Best Attached Home Over $350,000Best Clubhouse/Recreation Amenities in a Rental Community

2013

Community of the Year for a Rental Community Under $2,000Best Home with Rent Over $2,000

2012

Community of the Year - Attached Home

WOODMONT SQUARE AT BRIDGEWATER2012

Best Apartment Home with Rent Over $2,000/MonthCommunity of the Year - Apartment Rental

WOODMONT MEWS

Best Clubhouse in a Community

Woodmont Place at Palmer:

Curb Appeal ExcellenceMaintenance ExcellenceService Supervisor

Woodmont Mews:

2015

Garden State AwardsProperty Management Company of the Year

Woodmont Properties

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