Food Services Concessionaire / Commercial Kitchen Operator At the Wood-Ridge Athletic Complex

Borough of Wood-Ridge Request for Proposals (RFP) for a
Food Services Concessionaire/Commercial Kitchen Operator
at the Wood-Ridge Athletic Complex
Issued: May 11, 2026
Response Submission Deadline: July 1, 2026 at 10am
I. Legal Authority
This Request for Proposals ("RFP") is made by the Borough of Wood-Ridge ("The Borough"), a
municipality in Bergen County, State of New Jersey. This RFP is issued pursuant to New Jersey
Local Public Contracts Law N.J.S.A. 40A:11-1 et. seq. to utilize Competitive Contracting for the
procurement of a food services concessionaire as described herein. The provisions related to
Competitive Contracting within the New Jersey Local Public Contracts Law N.J.S.A. 40A:11-1
et. seq. shall govern all aspects of the Competitive Contracting process as well as all decisions
and actions of the officials and employees of the Borough of Wood-Ridge. The Mayor and
Council of the Borough of Wood-Ridge authorized the use of Competitive Contracting and
approved the contents of this RFP via Resolution 064-2026 at its public meeting held on March
18, 2026.
II. Summary of Request
A. Refreshment Stand Function
This RFP seeks a qualified concessionaire ("The Operator") to operate and manage all
aspects and functions of the Commercial Kitchen Facility ("The Kitchen") within "the
Field House" at the Wood-Ridge Athletic Complex ("The Complex"). The Kitchen was
constructed in 2021, measures approximately 1500 sq. ft., and is fully outfitted with
appliances and fixtures. The operator shall be required to provide a "Refreshment Stand
Function" food and beverage service during all sporting and public events at the Complex
as specified herein.
B. Commercial Functions
Additionally, the operator is permitted to utilize the Kitchen for "Commercial Functions"
such as off-premises catering, a "ghost kitchen" for take-out & delivery services, a take-
out & delivery restaurant, and/or a seasonal restaurant with limited outdoor seating for
on-site consumption with either a sit down wait-service format or an order counter self-
service format.
C. Off-Site Snack Stand
Lastly, the operator will also be required to provide a Refreshment Stand Function off-
site at the Snack Stand at the Wood-Ridge High School's Donna Ricker Field ("Snack
Stand"), located at the corner of Windsor Road and Wood-Ridge Street, for
approximately 20 dates/events as specified herein. Note that Donna Ricker Field and its
Snack Stand are owned by the Borough of Wood-Ridge.
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III. Contact Information for the Borough of Wood-Ridge
All proposal submissions as well as all questions and/or requests for information, clarification,
etc. shall be made to Gina Affuso, Wood-Ridge Borough Clerk, 85 Humboldt Street, Wood-
Ridge, NJ 07075; telephone: 201-939-0202 extension 2, email: gaffuso@woodridgenj.gov
IV. Deadline & Location for Submission of Proposals
All proposals shall be submitted via hand delivery, mail, delivery service, or email as follows:
Deadline: July 1, 2026 at 10am local prevailing time
Location: Gina Affuso, Borough Clerk
Wood-Ridge Borough Hall
85 Humboldt Street
Wood-Ridge, NJ 07075
Email: gaffuso@woodridgenj.gov
All proposals submitted via email will receive a reply email confirming receipt by
the next business day. If a reply email is not received by the submitter, it is the
submitter's responsibility to contact the Borough via telephone to confirm receipt.
The phone number is 201-939-0202 extension 2.
Any and all questions or requests for clarification regarding this RFP shall
be made in writing via email to the Borough Clerk as listed above.
V. Methodology for Awarding a Competitive Contract
A. The Borough expects to award a contract at the Mayor and Council meeting scheduled
for August 19, 2026. The operator shall take possession of the Kitchen on a date to be
determined by the Borough that shall not be later than January 10, 2027 and shall be
prepared to open the Kitchen for business no later than April 1, 2027.
B. All response submissions will be evaluated and ranked based on the following factors:
1. Amount of monthly rent proposed
2. Qualifications, abilities, and experience of the operator
3. Ability to provide the "Refreshment Stand Function" as required
4. Nature of the Commercial Functions proposed
5. Ability to integrate the proposed Commercial Functions with the required
Refreshment Stand Function in a complementary and harmonious manner
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6. Responsiveness and compliance with the specifications and requirements of this RFP
C. An Evaluation Report shall be prepared by the Borough Administrator that shall describe
the proposals submitted, the pros and cons of each proposal, rank the proposals
submitted, and recommend a proposal to the Mayor and Council to be awarded a
contract. The report will be made available to the public by being posted on the Borough
Website (www.njwoodridge.org) at least 48 hours prior to the public meeting at which
the Mayor and Council will award the contract.
D. The Mayor and Council reserve the right to reject all proposals submitted.
E. Any and all questions or requests for clarification regarding this RFP shall be made in
writing via email to the Borough Clerk as listed in Section IV above.
F. Potential operators may request to schedule a brief tour of the Kitchen at the Athletic
Complex and the Snack Stand at the High School Field by emailing the Borough Clerk.
VI. Description of the Complex and the Kitchen
In addition to the descriptions below, a plan with the layout of the Field House & Kitchen can be
viewed on the Borough Website at www.woodridgenj.gov
Potential operators may request to schedule a brief tour of the Kitchen at the Athletic Complex
and the Snack Stand at the High School Field by emailing the Borough Clerk.
Complex Description: The Kitchen is within the Field House at the Wood-Ridge Athletic
Complex ("The Complex") the address of which is 30 Kennedy Lane, Wood-Ridge, NJ 07075.
The Complex is approximately 15 acres consisting of a large Soccer Field, a Softball-Little
League Field with Press Box & Restrooms, a Baseball Field with Press Box & Restrooms, a
practice field for Soccer and Tee-Ball, 4 Pickleball Courts, a Playground, a Dog Run, 2 parking
lots, a Maintenance Garage, Walking Paths, and the Field House which includes the Kitchen.
The Complex is located approximately 500 feet from the Wesmont Train Station of the NJ
Transit Bergen Line. The Walking Paths within the Complex connect the surrounding residential
neighborhood to the Train Station. The Complex is part of the mixed-use Wesmont Station
neighborhood within the Borough of Wood-Ridge. The Wesmont Station neighborhood is a
planned redevelopment of a portion of the former Curtiss Wright Airplane Engine Factory that
covers approximately 70 acres consisting of apartments and townhouses in which about 3,000
residents live. Construction of the first phase of the redevelopment began in 2012. Construction
of the final phase of the redevelopment was completed in 2025.
Kitchen Description: The Kitchen includes a professional commercial kitchen and other
support spaces as described in detail below. The Kitchen is part of the Field House which
includes the following facilities: the Kitchen, 3 storage units used by the Borough's recreation
programs, a mechanical utility room, 2 multi-occupancy ADA compliant public restrooms (male
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and female), and 2 single-occupancy ADA compliant public restrooms (male and female). Note
that all of the facilities within the Field House have independent external lockable access doors
so that no one has to pass through one facility to access another. Specifically, the Kitchen has 3
external access doors (1 in the front facing the Soccer Field and 2 in the rear adjacent to the
parking lot) which easily accommodate access for staff and deliveries. The Kitchen also has 2
service counters with overhead roll-up doors in the front facing the Soccer Field.
The Operator will have full, but non-exclusive, access to the 2 single-occupancy restrooms for
use by its employees and guests at all times of operation. Note 1, that the public will continue to
have full access to the 2 single-occupancy restrooms, regardless of the Operator's use. Note 2,
that the Operator will be responsible for cleaning, maintaining, and re-stocking paper products
and soap at the 2 single-occupancy restrooms every day that the Operator is operating on-site.
Note 3, the 2 multi-occupancy restrooms in the Field House will be open whenever large events
are occurring or otherwise when the need arises, which will also be available to the Operator's
guests. The 2 multi-occupancy restrooms will be cleaned, maintained, and stocked by the
Borough of Wood-Ridge staff and the Operator shall not have any responsibility for cleaning,
maintaining, or supplying said restrooms, except for any loss or damage arising due to the
negligence of the Operator or its employees.
Construction on the Field House and Kitchen was completed in December 2021. All appliances
and fixtures and contents were brand new as of December 2021. There is a natural gas
emergency generator at the site to power various facilities at the Complex, including the Field
House and Kitchen, during power failures.
Kitchen Approximate Dimensions:
Commercial Kitchen = 1000 sq ft
Dishwashing-Storage Area = 260 sq ft
Walk-In Cold Storage Box = 120 sq ft
Dry Storage Room = 120 sq ft
List of Kitchen Appliances & Fixtures:
Exhaust Hood (1), Captive-Aire model
Condensate Hood (1), Captive-Aire model
Range (1), natural gas, 72", 6-burners, 36" griddle, 2 ovens, Royal Range of California model
Broiler (1), natural gas, counter type, radiant, 30", Royal Range of California model
Fryers (2), natural gas, floor type, 50lb capacity, Royal Range of California model
Oven (1), natural gas, 36", double-deck 2 convection ovens, Mainstreet Equipment model
Freezer (1), reach-in, 3 door, 21 cu. ft., Bison Refrigeration model
Freezer (1) Chest Freezer 19.4 cu. Ft. Galaxy Equipment Commercial model
Freezer (1) Chest Freezer 16.5 cu. ft. Excellence Commercial Products model
Refrigerated Merchandizer (1) reach-in 2 door 53 18", 39.9 cu. ft. Avantco model
Refrigerated Merchandizer (1) reach-in 1 door 28 38 ", 22.6 cu. ft. Avantco model
Refrigerated Merchandiser (2), reach-in, 3 glass door, 53 cu. ft., Bison Refrigeration model
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Beverage Station Refrigerator (1), undercounter type, 24", Summit Commercial model
Beverage Station work table with prep sink (1), 48", Sapphire Manufacturing model
Coffee Brewer (1), 3 warmers, Bloomfield Ind. Koffee King model
Automatic Airpot Coffee Brewer (2) w/Hot Water Faucet Bunn CWTF-15 Series model
Coffee Grinder (1) Bunn G9 Series model
Microwave (1), 1.2 cu. ft., Amana ACP model
Ice Cream Novelty Merchandiser (1), 2 glass door, 70", Excellence Commercial Products model
Hot Food/Pizza Display Merchandiser (1), counter type, 4 tier, Hatco model
Popcorn Warmer (1), counter type, Gold Medal Products model
Walk-In Modular Refrigerator Box, AmeriKooler model
Ice Maker (1), 932lb production, Ice-O-Matic model
Ice Bin Shuttle System (1), 1818lb capacity, 2 carts, Kloppenberg Company model
Dishwasher (1), undercounter type, 25 racks per hour capacity, Champion model
Hand Sink (1), Sapphire Manufacturing model
One Compartment Sink (1), Sapphire Manufacturing model
Two Compartment Sink (1), drainboard, gooseneck spray hose, Sapphire Manufacturing model
Three Compartment Sink (1), drainboard, gooseneck spray hose, Sapphire Manufacturing model
Mop Sink (1), floor mount in Janitor's Closet, Sapphire Manufacturing model
Work Tables (11), stainless steel, Sapphire Manufacturing model
Wire Shelving Units (12), Quantum Food Service model
** Exceptions and Conditions related to above List of Appliances & Fixtures:
1. The above list includes appliances and fixtures that existed when the kitchen was
completed in December 2021.
2. Exact quantities, brands, models, sizes, etc. of appliances and fixtures may be different
due to any failure, damage. disposal, service, repairs, and/or replacement.
3. Unless included in the above list, no other appliances or fixtures are included in the
Kitchen.
4. An operator who desires to obtain and/or install any other appliances or fixtures may do
so, at the operator's own cost, only with the express approval of the Borough.
5. All tools, utensils, supplies, products, inventory, and/or other contents shall be the
responsibility of the operator to procure and provide.
VII. Refreshment Stand Function
The Refreshment Stand Function requires the Operator to sell food, beverages, and related
merchandise from a service counter during athletic and other public events as described herein.
Examples of products and prices from the most recent sports seasons are as follows: egg
sandwiches $7, bagels $3, donuts/muffins $2, hotdogs $3, hamburgers $7, french fries $4,
chicken tenders $8, chicken wrap $9, mozzarella sticks $6, nachos $5, candy $2, chips $2, coffee
$2, tea $2, hot chocolate $2, bottled water $2, soda $2, juices $1, and gatorade $3.
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All food is to be sold in a "takeout" format that requires providing disposable products such as
cardboard trays, paper plates, paper napkins, plastic utensils, etc. as well as providing a
condiment station stocked with ketchup, mustard, salt, pepper, etc.
VIII. Complex Schedule
The Complex's Walking Paths are open to the public 24/7 all year. The Playground and the Dog
Run will be open 9am to 9pm every day all year, depending on weather.
The athletic fields operate based on the sports season. A schedule of all practices, games, and
tournaments is available prior to each season and will be issued to the Operator.
A general guide to the sports seasons for the fields is as follows:
Soccer Field: September 1st to November 30th:
Monday to Friday, non-holidays: 4-6pm: High School Games/Practices
6pm-10pm: Youth Recreation Games & Practices
Saturdays & Sundays: 9am-10pm: Youth Recreation Games & Practices
Softball/Little League Field and Baseball Field: April 1st to July 30th:
Monday to Friday, non-holidays: 4-6pm: High School Games/Practices (April-June)
6pm-10pm: Youth Recreation Games & Practices, Post
Season, All-Star, and Travel Tournaments
Saturdays & Sundays: 9am-10pm: Youth Recreation Games & Practices, Post
Season, All-Star, and Travel Tournaments
IX. Required Operating Schedule
A. The Operator will be required to operate the Kitchen and provide the Refreshment Stand
Function at the Wood-Ridge Athletic Complex as follows:
1. April 1st to July 30th & September 1st to November 30th:
Monday to Friday, non-holidays: 4pm to 9:30pm
Saturdays: 9am to 9:30pm
Sundays: Pursuant to Schedule
Holidays: Pursuant to Schedule
2. April 1st to November 30th:
The Borough of Wood-Ridge plans to occasionally host Sports Tournaments of
various durations (1-Day, 3-Day Weekend, Week-Long, etc.) and Playoff and
Championship Games that will require the Operator to provide the Refreshment Stand
Function. Any such events shall be scheduled and coordinated with the Operator at
least 1 month in advance.
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B. The Operator will be required to provide the Refreshment Stand Function at Wood-Ridge
High School's Donna Ricker Field for approximately 20 dates as follows:
1. September 1st to November 30th:
a. 4-6 Friday nights 6pm to 9:30pm for High School Football games
b. 4-6 Saturday afternoons/nights 3pm to 9:30pm for Recreation Football games
c. 6-8 Saturdays 9am to 5pm for Recreation Soccer games/clinics
d. Any Special Events or Play-Off games as scheduled
2. April 1st to June 30th:
a. 2-4 Special Events or Tournaments generally running Fridays 4-9:30pm,
Saturdays 9am-9:30pm, and Sundays 9am-9:30pm. Any such Special Events or
Tournaments shall be scheduled with the Operator at least 1 month in advance.
C. **Note 1: The Required Operating Schedule listed herein is the minimum required
schedule for operating the Kitchen and providing a Refreshment Stand Function at the
Wood-Ridge Athletic Complex. The Operator is permitted to operate the Kitchen and
provide a Refreshment Stand Function at the Wood-Ridge Athletic Complex at any other
days and times subject to the conditions and restrictions contained herein.
D. **Note 2: The Operator may operate other Commercial Functions as described in Section
II B simultaneously while providing the Refreshment Stand Function, provided such
other Commercial Functions do not negatively impact either the quality or performance
of the Refreshment Stand Function or the staging of sports and events at the Complex.
E. **Note 3: Schedules will be issued approximately 1 month before the start of each sports
season. Operations will not be required during any day or time during which activities are
not scheduled nor when activities are cancelled due to inclement weather. The Operator
may request to reduce operating hours or days but the Borough reserves the right to
approve or reject any such requests.
F. **Note 4: It is conceivable that either the Borough of Wood-Ridge or the Wood-Ridge
Board of Education may desire to have the Operator provide the Refreshment Stand
Function during other dates and times in support of community or school activities. Such
requests and arrangements shall be subject to mutual agreement between the Borough and
the Operator.
X. Off-Site Snack Stand Requirements
A. The Operator will be required to provide Refreshment Stand Functions Off-Site at the
Wood-Ridge High School Donna Ricker Field's Snack Stand ("Snack Stand") for
approximately 20 dates/events as specified herein.
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B. No additional rent or other payments shall be due to the Borough from the Operator for
operating the Snack Stand. The Operator will not be responsible for paying of any bills
for utilities or disposal of garbage or recycling for the Snack Stand.
C. The Operator will be responsible for preparing and cleaning the Snack Stand before and
after each use and for routine maintenance of the appliances and equipment located
therein. The operator may keep equipment, supplies, and stock within the Snack Stand
between uses during the operating season only. Note that the Snack Stand is shut down
and water is turned off on or about December 1st to April 1st each year.
D. The Operator shall not be permitted to use the Snack Stand, except to provide a
Refreshment Stand Function during dates and times specified by the Borough, without
the express permission of the Borough. Nothing herein shall be construed as granting the
Operator exclusive use or rights to occupy or operate the Snack Stand or provide a
Refreshment Stand Function at Wood-Ridge High School's Donna Ricker Field. The
Borough of Wood-Ridge and the Wood-Ridge Board of Education reserve the right to
utilize the Snack Stand and/or provide a Refreshment Stand Function, or authorize others
to do so, at any time.
E. Description of the Snack Stand
The Snack Stand is approximately 500 sq. ft. and has a service counter with roll-up
overhead door. The Snack Stand features an exhaust hood; 1 range with burners, griddle,
and oven; 1 charbroiler; 2 fryers; refrigerators and freezers; 2 refrigerated merchandisers
for beverages; 1 freezer merchandiser for ice cream; microwaves; coffee brewer; hot food
display/warmer; ice machine; sinks; work tables; storage shelves.
Public restrooms attached to the Snack Stand shall be available for use by the Operator's
staff. Said restrooms will be cleaned, maintained, and stocked by the Wood-Ridge Board
of Education staff and the Operator shall not have any responsibility for cleaning,
maintaining, or supplying said restrooms, except for any loss or damage arising due to the
negligence of the Operator or its employees.
** Note: Unless included in the above list, no other equipment, appliances, fixtures,
supplies, tools, utensils, products, inventory, and/or contents are included in the Snack
Stand and the provision of same shall be the responsibility of the Operator.
XI. Contract Duration Period
NJ State Public Purchasing Law forbids concession contracts for a duration of more than
60 months. The maximum term being offered by the Borough is 60 months running from
January 1, 2027 to December 31, 2031 structured as follows:
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A Base Contract of 36 months from January 1, 2027 to December 31, 2029 with two
extension options, each of which would extend the contract by 12 months. The first
option would extend the Contract from January 1, 2030 to December 31, 2030 and the
second option would extend the Contract from January 1, 2031 to December 31, 2031.
Said options shall be exercised at least 6 months prior to the expiration of the existing
contract period and shall be by mutual agreement of the Borough and the Operator.
XII. Contract Financial Terms
A. Monthly Payment: The Operator shall make a monthly payment to the Borough for each
and every month of the Contract period, including any extension thereof. Therefore, the
36-month base contract duration will require 36 monthly payments from January 1, 2027
to December 31, 2029. Payment shall be due on the 1st day of every month beginning on
January 1, 2027. Said payment shall cover both the Kitchen at the Complex and the off-
site Snack Stand.
The Monthly Payment shall be comprised of a Rental Fee for all months of the
Contract period. The Rental Fee shall be a fixed amount and shall not be based on
a percentage of sales or profit or any other revenue or profit-sharing formula.
The Monthly Rental Fee SHALL BE NOT LESS THAN $1,500.00 per Month
Therefore, the total of monthly payments for the 36-month base contract period
shall have a minimum total cost of $54,000.00.
B. Security Deposit: The Operator shall provide the Borough will a security deposit in the
amount of $5,000 via certified bank check within 30 days of contract award. Said
security deposit shall be retained by the Borough for its use should the Operator fail to
follow any terms or conditions of the Contract. The Borough shall refund any unused
amount of the security deposit to the Operator at the expiration of the Contract provided
that the Contractor met all terms of the Contract and returned the facility back to the
Borough in good order and condition. Said security deposit shall cover both the Kitchen
at the Complex and the off-site Snack Stand.
C. Utility Bills: The Operator shall reimburse the Borough for the cost of utilities for the
Field House pursuant to the payment plan detailed below as "Utility Payment Plan U".
Water shall be furnished by Suez Water and paid for by the Borough at no cost to the
Operator.
The Operator shall not be responsible for any utility bills related to the off-site Snack
Stand at Donna Ricker Field at Wood-Ridge High School.
"Utility Payment Plan U" - OPERATOR shall pay the BOROUGH the amount of
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$2,500.00 per month as an estimated payment to be applied to the Reimbursement owed
by OPERATOR to the BOROUGH for utility bills for gas, electric, water, fire/security
alarm, and phone/internet/Wi-Fi, hereinafter referred to as the "ESTIMATED UTILITY
PAYMENT". The ESTIMATED UTILITY PAYMENT shall be paid for each and
every month of the contract period, including any extensions thereof. The BOROUGH
shall furnish a monthly statement to the OPERATOR of the actual costs of all said utility
bills for the prior month. Said statement shall include a reconciliation to credit the amount
of the ESTIMATED UTILITY PAYMENT actually paid against the actual costs to result
in either a net deficit or a net surplus in estimated utility payments. A net deficit shall be
paid by the OPERATOR to the BOROUGH in the subsequent month in addition to the
ESTIMATED UTILITY PAYMENT. A net surplus shall be credited to the
OPERATOR by the BOROUGH to reduce the amount of the ESTIMATED UTILITY
PAYMENT owed in the subsequent month.
D. Revenue and Expenses: The Operator shall retain all revenue from operating the Kitchen
and off-site Snack Stand and shall be responsible for and pay all costs (Labor, Product,
etc.) of operating the Kitchen and the off-site Snack Stand.
XIII. Contract Operating Requirements & Restrictions
A. The Operator shall be responsible for performing, or having performed, the following
functions at the Kitchen and the Snack Stand, unless specified otherwise below, and shall
pay all costs related to the same:
1. Cleaning grease trap (Kitchen only)
2. Emptying designated garbage & recycling cans (Kitchen only)
3. Food Waste, Garbage, & Recycling collection and disposal (Kitchen only)
4. Compliance with Health codes and inspections
5. Compliance with Fire codes and inspections
6. Compliance with Building codes and inspections
7. Cleaning and routine maintenance of appliances, equipment, and fixtures
B. The Operator shall comply by the following restrictions:
1. No hosting or staging of events on site without the express permission of the
Borough.
2. No operating outdoor dining, in-person sales, or in-person takeout between the hours
of 12am and 6am. There are no time restrictions on providing delivery service.
3. No storage of Operator vehicles or equipment in the Complex's parking lots without
the express permission of the Borough.
4. Parking of Operator vehicles in the Complex's parking lots shall be in designated
spaces and during designated times established by the Borough.
5. No subletting or subleasing of any facility, space, surface, ground, or air either in, on,
or adjacent to the Kitchen or Field House without the express permission of the
Borough.
6. Compliance with the Borough Code related to noise, business signs, and property
maintenance within the Residential and Business Zones, respectively.
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