SE RFP Amended 2-9-11

The Excitement Is Building

REQUEST FOR PROPOSALS RFP ISSUED: December 15, 2010 CITY OF GREENSBORO, NORTH CAROLINA RESPONSES DUE: March 31, 2011

www.southelmstreet.com

http://www.southelmstreet.com/


South Elm Street Redevelopment – Development Request for Proposals

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The Redevelopment Commission of Greensboro carries out activities subject to the consent, approval, and policies of the City of Greensboro and in accordance with Community Development Block Grant Applications and Programs, Redevelopment Plans for locally funded redevelopment projects, and/or state and local laws.

Vision Statement for South Elm Street Redevelopment

The South Elm Street Redevelopment Project epitomizes 21st century economic development. It is dynamic in its vision. The main-street-style commercial district integrates with the adjacent traditional neighborhoods, including Ole Asheboro, Arlington Park, Warnersville, and Southside, as well as Downtown and the Lee Street Corridor. This mixed-use area is home or a destination for a diverse cross section of Piedmont residents who enjoy its excellent shopping, dining, and recreational facilities, and its employment and cultural opportunities. The South Elm Street Redevelopment Project celebrates the variety of cultures, races, ages and interests of Piedmont residents. It is architecturally diverse, sustainable, environ-mentally conscious, fully accessible and connected, and vibrant in its synergy. This unique and harmonious blend of business and lifestyle is a model by which other redevelopment projects are measured.


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SUMMARY

THE OPPORTUNITY

The Redevelopment Commission of the City of Greensboro, North Carolina invites Development Proposals from qualified development teams to redevelop an approximately 6.97 acre site located at the southern entrance to downtown Greensboro, referred to as the South Elm Street Redevelopment site. The South Elm Street Redevelopment Plan outlines a long-range vision for creating an innovative mixed-use development program. The successful development team will have the opportunity to be part of a signature project with cultural and economic significance that will become an important part of the heart of downtown Greensboro.

OBTAINING THE RFP

The Request for Proposals (RFP) and all supporting materials will be made available to interested parties electronically via the project website at www.southelmstreet.com. It is recommended that respondents become familiar with supporting materials in order to aid the quality of their response. It is imperative that those who download the RFP check the site regularly for other notifications that may be pertinent. Proposers responding to this RFP do so solely at their own expense; the City and the Redevelopment Commission of Greensboro (Commission) are not responsible for any costs or expenses associated with this RFP.

PROCESS

The Commission intends to select a qualified multi-disciplinary and experienced development team with a strong focus on the long-term success of the project. It is the intent of the Commission to determine a short list of qualified development teams to invite for in-depth interviews. Following the in-depth interviews and based upon the RFP Evaluation Criteria, the Commission will select a preferred development team. In accordance with North Carolina General Statute Section 160-269, the Commission will negotiate an Offer to Purchase the land with the selected development team, which will then be advertised for upset bid. It is anticipated that a land transfer in conjunction with a negotiated development agreement will be executed in late 2011. SUBMISSION INFORMATION DESCRIPTION

Development Team Information to include: experience and qualifications of all team members, type of organization, recent financial information, previous developments (similar in nature), and references.

Project Information to include: general description of the proposed project, number and type of units, income levels served, proposed economic development, market study, graphic illustrations, (site plan, floor plans and conceptual design), proposed project schedule. Project Financing Information to include: project pro forma, cash flow projections, offered price for the property, sources and uses of funds, scope of work, projected construction costs and specifications. Project Design Information to include: integration of proposed project with the Downtown Greenway, surrounding communities and the Central Business District, architectural site design, streetscape design, parking, public spaces and amenities, and pedestrian paths.



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SELECTION CRITERIA

The Commission will select the Development Team that best meets the criteria listed below: • Relevant experience in producing similar, high-quality developments. • Proven ability and experience in sustainable or green development. • Success with public/private partnerships and community participation. • Feasible financial level or structure of City participation. • Access to equity and financing to underwrite construction. • Land purchase offer that provides acceptable compensation for the land. • Understanding of Greensboro, its downtown, and the importance of high quality development at the site. • Degree of responsiveness to the development program, including the economic development targets. • Quality of the design proposed, specifically in relation to connectivity within the site and between the site

and its surrounds. • Commitment to local and diverse participation.

SITE TOUR AND ORIENTATION

City staff will conduct one or more pre-submission meetings and site tours prior to the deadline. Date and time will be posted at www.southelmstreet.com. While attendance at this meeting is not a condition for submitting proposals, all interested development teams are encouraged to attend. If you are unable to attend, but would like to tour the site, contact Dyan Arkin, Development Coordinator, at 336.433.7377 or [email protected].

SUBMISSION DEADLINE

In keeping with the sustainable nature of the South Elm Street project, electronic submittal is the required method for submission of proposals. Files submitted in a .pdf format and no larger than five (5) megabytes may be submitted by e-mail directly to [email protected] with South Elm Street Redevelopment RFP Submittal in the subject line. Please contact Dyan Arkin, Development Coordinator at 336.433.7377 for details outlining the secure ftp process for submitting larger files.

Proposals must be received no later than 4:00pm EST on March 31, 2011. No proposals will be accepted after that time.

All questions regarding this RFP should be directed in writing to [email protected]. Do not telephone or e-mail other city staff unless they are listed as contacts in this RFP. Responses to questions submitted in writing or asked at the pre-submission conference will be posted on the www.southelmstreet.com website. Questions may be sent until January 30, 2011; it is the responsibility of the responder to check the website periodically for updated questions and answers.


mailto:[email protected]






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Table of Contents

Summary 1

Section I – Introduction 5

Section II – Development Expectations 7

Section III – Site Information 8

Section IV – Roles of the Commission and the City 11

Section V – Policy Context 12

Section VI – Submission Requirements 16

Section VII – Evaluation Criteria 17

Section VIII – Selection and Land Sale Process 18


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Section I - Introduction

The Redevelopment Commission of Greensboro (Commission) is seeking master development proposals for 6.97 acres of property located in the South Elm Street redevelopment area immediately south of the Greensboro downtown area. The property is generally bounded by East Lee Street to the north, Bragg Street to the south, Arlington Street to the east and the Norfolk and Southern railway line to the west.

Property available through this offering is vacant with the exception of two commercial structures remaining on the western block of the site. Three out-parcels on the eastern block are not owned by the Commission and are not a part of this offering, although it is hoped that those parcels will be developed in conjunction with or at least in a compatible manner with the South Elm Street Redevelopment project

The redevelopment goal for this site is a pedestrian- and transit-oriented development with a dynamic mix of uses that will facilitate daytime and nighttime activity, enhance this gateway location into the downtown area and provide a robust economic development opportunity including construction and permanent jobs and tax base growth. Development at the South Elm Street site will provide connections to neighboring communities and be an extension of downtown Greensboro across Lee Street.

City of Greensboro

The City of Greensboro is located in Guilford County in the piedmont region of central North Carolina and has a population of approximately 263,000. Greensboro, the hub of a Triad region of roughly 1.6 million people with over 800,000 people in the workforce, offers an excellent quality of life, with all the benefits of a large metropolitan area, but without the challenges usually associated with a larger city. Eleven colleges and universities in the region provide a substantial and well-educated labor pool.

In Greensboro, the foundation for a promising future exists for business:

• The new FedEx Mid-Atlantic Air Hub is operating at the Piedmont Triad International Airport.

• Location squarely at the intersection of I-40, I-85 and future I-73/I-74, Greensboro also offers convenient access to I-95 and major highways, including US 29, US 220, NC 68 and NC 421.

• Piedmont Triad International Airport (PTIA) is the home to more than 50 companies. Its central location and state-of-the-art facilities make PTIA a catalyst for commercial and industrial development.

• Extensive rail service is provided by Norfolk Southern and CSX. • Greensboro sites have direct ties to the Tier 1 Internet backbone that provides universal connectivity and

access to the world. • Greensboro is only 3.5 hours from North Carolina’s deep-ports at Wilmington and Morehead City and

also Charleston, Savannah and Norfolk. • Greensboro offers direct ties to the Tier 1 Internet backbone that provides universal connectivity and

access to the world. • Greensboro and Guilford County have formal policies for assistance to new and expanding companies

based upon job creation, capital investment and employee wages.

http://www.greensboroeda.com/pdfs/FedExHubFactSheet.pdf


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Greensboro’s central business district, with South Elm Street at its heart, is full of restaurants, cafes, retail shops and businesses. Residents and visitors frequent downtown for errands, shopping, or an evening out. Festivals and other events are held along South Elm Street throughout the year especially during spring and summer months.

Downtown Characteristics

The South Elm Street redevelopment area sits along the southern edge of the central business district and adjacent to the Southside and Ole Asheboro neighborhood redevelopment areas. With frontage along East Lee Street, the site has the excellent visibility and high traffic volumes needed to support commercial and mixed-use development.

More than 41,000 college students contribute to the economic vitality and labor force of the Piedmont Triad Area, it is no surprise that Greensboro is home to a talented and intellectually motivated work force. The site is within two miles of five universities or colleges, several of which have unveiled significant expansion plans in response to increases in anticipated enrollment.

The six blocks of South Elm Street north of the site form a virtually intact turn-of-the-century downtown that boasts established restaurants, theaters, art galleries and an extensive collection of antiques shops and other small businesses.

The award-winning Southside neighborhood northeast of the site is a completed new-urbanist development that combines renovated homes, new homes, twin homes, live/work units and apartments.

The Ole Asheboro neighborhood on the eastern side of the site includes several mixed-use development parcels that will support the South Elm Street Redevelopment in attracting residents and visitors to the area. In addition, a 1.3 acre parcel is planned at the Arlington/Lee Street intersection, which will include walking trails and children’s learning areas.

Downtown Greensboro is maintaining its economic momentum. The 2009-10 Annual Report of Downtown Greensboro, Inc. lists the following activity for the year:

• 14 net new storefront businesses, including the International Civil Rights Center & Museum and the Downtown Farm Market

• $20.9 million in total financial investment • 107 buildings renovated or constructed • $8 million generated by active projects • $12.9 million investment in the purchase of property • 34 business recruitment prospects • 5 conceptual development project prospects

Upcoming downtown improvements and projects include the following:

• The Mill: Directly across S. Elm Street is the historic North State Milling Company building, which is being repurposed to be an iconic downtown destination. 80% complete, the 29,000 square foot building situated on 1.56 acre will include a variety of urban-themed shops, cafes and restaurants.


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• Lindbrook Development: This 22,000 square foot, five-story building in the 300 block of South Elm was completed during the summer of 2010. Bin 33, a new restaurant, occupies the first two floors and office lofts are available on the upper floors.

• Wyndham Hotel: The Elm Street Center at the southeast corner of February One Place and South Elm Street is poised for a $38 million expansion. The project will retain the building’s meeting space and add 180 rooms.

• City View Apartment Expansion: City View Apartments in Downtown’s Southside neighborhood is adding additional buildings to its existing 277-unit development.

• Downtown Greenway Phase 1 Completion: Construction is set to begin from Eugene Street toward Spring Garden Street.

• Southeastern Building: This prominent building at the northeast corner of Elm and Market Streets is poised for redevelopment with retail, office and residential space. Investors continue to refine plans and hope to begin construction this year.

• S. Elm and Lewis and the Barnhardt lot: New investors from the Raleigh area are planning significant renovations targeting the 100 block of West Lewis Street.

The City of Greensboro recognizes the importance of development and business investment and provides significant funding to support it. At all levels of government, Greensboro is committed to maintaining a healthy business climate while investing revenue money in the local infrastructure, education and training of the workforce in addition to community improvements.

Section II - Development Expectations

The South Elm Street Redevelopment Plan is the primary guiding policy plan for this project. The Plan proposes a pedestrian-friendly mixed-use development with strong emphasis on providing new retail and residential development opportunities. Other elements of the Plan include enhancements to public infrastructure enhancements to create an inviting gateway into downtown and linkage of development and investment opportunities to the surrounding neighborhoods.

In addition to the Principles for Redevelopment espoused in the adopted Plan, all development proposals must meet the following goals and objectives adopted by City Council and/or required by Federal funding programs used for acquisition.

• Creation of at least 130 full-time equivalent permanent jobs on site. • Development of mixed-use, including at least retail and residential uses with a preference for

grocer/urban market. • Incorporation of a mix of affordable and market-rate housing options. • Consideration of alternative forms of transportation, and internalization of parking on the site as

feasible. • Development of all ground floor street frontages with active uses. • Incorporation of the Downtown Greenway along Bragg Street into development plans. • Revenue from property sale sufficient to repay the $3 million Federal loan used to acquire and

remediate the property.

Private Investment – Benchmarks, based on the preferred development scenario of the Redevelopment Plan, have been established to guide the preparation of development strategies. Development Entities proposing less than the minimum in any category will be required to provide substantial support documentation.

• 95,000 square feet of leasable retail/commercial space, which can be a combination of footprint sizes and can include banking, restaurants, and other service businesses, and should provide for goods and


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services needed by residents of the area, uses that will promote social interaction and cultural enrichment for people from all areas and demographics of Greensboro, and uses that will be of interest to Greensboro visitors

• 15,000 square feet of space for office uses • 194 residential units of mixed product type to serve a diverse market

As a benchmark for analysis of development proposals, the Commission has identified an anticipated minimum in-place investment value of $50 million. Proposals that are expected to result in less than that amount of investment value may be considered unresponsive to this RFP.

Sustainability – The Commission supports environmental, economic and social sustainability and expects all proposers to form integrated design and development teams with demonstrated experience in sustainable development practices. Development teams that do not demonstrate experience and expertise in the following sustainability objectives may be considered unresponsive to this RFP:

• Integrated Design and Development Planning Process – the development team is expected to be multi-disciplinary from the outset.

• Brownfield Development Practices – the development team will work with NCDENR and other regulators on finalization of risk-based Brownfield agreements.

• Mixed-Use Development – vertical and horizontal mixed-use development will provide for street-level pedestrian activity and the overall density needed for project feasibility.

• Balanced Transit Options - structured parking facilities should be shared by all site users, but options for vehicular site access should be secondary to options for pedestrians, public transit riders, and bicyclists.

• Pedestrian-Scale Development – all ground level spaces should be designed to promote pedestrian activity.

• Green Building – all major buildings should meet the requirements of the US Green Building Council LEED program “Certified” level or its equivalent and/or the entire site should meet the requirements of the LEED-ND system or its equivalent.

• Stormwater Best Management Practices (BMP’s) – the amount of storm water runoff from the site should be minimized while continuing to meet the requirements of the Brownfield agreements.

The Commission is seeking qualified development teams to propose a community-oriented, mixed-use redevelopment of the property. Proposals should address the six principles for redevelopment described in the South Elm Street Redevelopment Plan. The Commission encourages creativity and innovation on the part of the development team in proposing development solutions while stressing that proposals should be well thought out and solidly financed.

Development Team Capability

A multi-disciplinary and experienced development team is the primary requirement for this RFP. The proposal should indicate that the team has undertaken an inter-disciplinary approach to the development planning with a strong focus on the long-term success of the project.

Local Participation

It is the intent of Commission to engage the local community in all aspects of the planning and development of this property. The Community Engagement and Information Plan (CEIP), as it is amended from time to time, will guide public actions to inform the community and respond to community inquiries. The selected development team will also directly engage the surrounding communities and local businesses and individuals by seeking out development partners, identifying early in the development process opportunities for training and hiring of local


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businesses and individuals, and committing to continuing local engagement following the initial development period.

DBE/HUB/MWBE Participation

The development team must strive to maximize the participation of Disadvantaged Business Enterprises (DBE), Historically Underutilized Businesses (HUB), and Minority/Women-owned Business Enterprises (M/WBE) in all aspects of the development project. The Commission has established a DBE/HUB/MWBE utilization goal of 20% for all publicly-funded portions of the project. The Commission encourages the development team to maximize its diversity outreach to include not only construction contracts but also purchasing of goods and services and workforce practices.

Development Program

The following describes the general expectations for development proposals. The Commission expects the development team to propose solutions that meet these intents and principles of these minimum requirements or explain significant deviations from the adopted Plan.

• Retail – a minimum of 95,000 square feet of leasable space in a variety of configurations to serve multiple markets. Preference will be given to proposals that include at least one larger format retail space (25,000 sf or larger) with a commitment to seek a grocer or urban market operator.

• Office/Institutional – a minimum of 15,000 square feet of leasable office space. Institutional uses are encouraged but not required.

• Residential – a minimum of 194 units of mixed-income housing can be proposed in a variety of product formats, including townhomes, condominiums, apartment flats and studios, and lofts. Due to the source of funds used to assemble the property, the requirements are that at least 51% of all owner-occupied housing developed on the property must be affordable to low and moderate income families (below 80% of median family income). All buildings with rental units must either have at least 51% of the units affordable to low and moderate income families or the low/mod percentage must at least equal the % of federal funding spent on the parcel compared to the total development cost of the building, but not less than 20%.

• Building reuse – Two buildings on the site have been retained so the development team can determine their viability for reuse. While not required, the Commission encourages development teams to seriously consider the reuse potential of these buildings.

• Parking – The Commission is looking for creative development proposals that enhance the pedestrian experience by placing most required parking in parking structures and where possible below ground. Proposals should delineate how parking for residential uses will be separated from commercial uses and how parking for single purpose trips will be differentiated from longer term parking and integrated into the pedestrian-oriented, urban fabric. Proposal should take bike parking into consideration.

• Downtown Greenway – The City of Greensboro and Action Greensboro are partnering on the development of the Downtown Greenway which runs along Bragg Street through the site. The development team will be required to provide necessary space for the Greenway which may entail dedication of additional right-of-way width along Bragg Street.

Urban Design

The successful respondent will be expected to submit a final development proposal which provides for compactness, walkability, transit choice, and mixed-use.

The project should be organized to define and extend the Central business District with buildings set close to the street, intimate greens and squares or other forms of open space, and a range of commercial enterprises appropriate to serve the daily needs of area residents.


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To the extent reasonably possible, the project should offer a range of housing types, at a range of price levels to accommodate a diverse demographic spectrum, with the more dense building types arranged strategically within the neighborhood to best support both transit and local business. And, the project should facilitate connectivity through the use of elements such as small block sizes, connected streets, and linkages to greenways and other open space connections.

• Buildings should be sited so as to help define the “street room,” as a legitimate part of the public realm. • Curb cuts should be minimized. • The pedestrian environment should be safe and attractive. • Building frontages and entrances should be oriented toward the street. • Frontage types should be appropriate to building function. • Commercial uses should provide a high-level of permeability. • Uses that discourage walk-in traffic on street frontage should be minimized. • Drive-through uses are highly discouraged. • Architecture should reflect or complement local building traditions and styles of the region in terms of the

scale, massing and disposition, and should respect local context. • Sites of unique prominence, including all terminations, should be significant.

Additional information on design can be found in the Downtown Design Manual.

Sustainable Development

The City would like to see the South Elm Street site known and celebrated for using the most up to date green technology and storm water controls. The project should minimize its environmental footprint through the use of established practices and techniques aimed at reducing energy and resource impacts.

• Employ natural-based strategies that control both the quality and quantity of storm water runoff. Proposals should specify expected amount and purpose of runoff reduction.

• Open spaces should capture and reuse storm water and stay within the bounds of the Brownfields Remediation Agreement.

• Irrigation systems are discouraged. • Each building should utilize techniques to maximize natural light and ventilation. • All major buildings should meet the requirements of the US Green Building Council LEED program

“Certified” level or its equivalent and/or the entire site should meet the requirements of the LEED-ND system or its equivalent. Alternative green building certifications may be proposed by the respondent, but the USGBC LEED program will be used as the standard by which other certification acceptability will be determined.

• An appropriate mix of uses, both overall and within individual buildings, to create an active, urban environment on the site, is encouraged, and should be maximized relative to market conditions.

Development Timeline

Pre-development Timeline (from City Council approval of property sale) 2 months Sales and Development Agreement 6 months Final Development Plan/Design Approval 8 months Secure Financing Commitments 9 months Property Closing

Development Timeline 12 months Start Construction 48 months Complete Construction


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Ongoing Obtain Certificates of Completion

Section III - Site Information

Highlights

• Established infrastructure • Gateway location to downtown and urban neighborhoods • Rezoning completed • Remediation completed per the preferred scenario in the Plan • Brownfields Agreement underway • Business Improvement District inclusion underway • Contiguous and concurrent redevelopment • Approved city funding commitment of $3,000,000 (subject to City Council ratification) • Potential for below market rate acquisition • Flexible mix of uses • Proximity to transit option and urban amenities, e.g.

o Downtown Greenway o Center City Park o Carolina Theatre o NewBridge Bank Baseball Park

• Location on major east-west and north-south arteries • 10-minute drive to south campus of the Gateway University Research Park • City’s Development Services Center offers one-stop access to building review information

Site Characteristics

The property being offered has 715 feet of frontage on Lee Street (25,000 vehicles/day), 890 feet of frontage on S. Elm Street (5,300 vehicles/day), 425 feet of frontage on Arlington Street (6,200 vehicles/day) and Bragg Street (6300 vehicles/day). The site slopes down from Lee Street on the north to Bragg Street on the south roughly 23 feet. The western boundary of the site is the Norfolk Southern CF line, an active freight line with multiple operations per day. A right-of-way easement is centered on this rail line, within which the development team will be required to negotiate use and access agreements with Norfolk Southern.

Public ownership of this parcel provides the opportunity for it to be acquired at a below-market rate.

Individual lots are expected to be recombined or replatted as part of the site approval process.


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Tax Map # Street Tax Map # Street 17-1-6 508 Arlington Street 8-3-3 700 South Elm Street

17-1-8 520 Arlington Street 8-3-5 702-714 South Elm Street

17-1-9 524 Arlington Street 8-3-6 724 South Elm Street

17-1-2 104 East Lee Street 8-3-4 728 South Elm Street

17-1-3 124 East Lee Street 8-3-7 730 South Elm Street

17-1-11 113 East Bragg Street 8-3-8 734 South Elm Street

17-1-10 115 East Bragg Street 8-3-12 736 South Elm Street

8-3-11 116 West Bragg Street 8-3-10 738 South Elm Street

18-3-6 107 West Bragg Street 17-1-12 741-R1 South Elm Street

8-3-13 121 West Lee Street



Existing Buildings

Two buildings have been retained on the western block for consideration for reuse. Incorporation into the development team’s site plan is not required; however, the buildings are believed to have reuse potential and are included in the adopted Plan.

Tax ID # Street Address Building Type SF 8-3-6 724 South Elm Street Office 5580 8-3-8 734 South Elm Street Industrial 56,104

724 South Elm Street 734 South Elm Street

Zoning and Land Use

The property is zoned Conditional District – Central Business (CD-CB) which is intended to accommodate a wide range of uses including office, retail, service, institutional and high density residential developments in a


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pedestrian-oriented setting. Conditions attached to this zoning will be posted at www.southelmstreet.com. The Commission will approve all site and building plans for development of the property.

Business Improvement District

Plans are underway to include the site in the downtown Business Improvement District, which provides a consistent funding mechanism for a range of enhanced services such as cleaning, maintenance and landscaping,

marketing and events, and business development.

Parks and Greenway Connections

The project will be greatly enhanced by proximity to the Downtown Greenway, a 4.2 mile walking and biking trail that loops around downtown to provide fitness, connectedness and recreation for residents and visitors. The Downtown Greenway is being built in phases with the completed first phase starting approximately 450 feet west of the South Elm Street site. Preliminary engineering is underway for the Greenway segment through this site. West of South Elm Street the Greenway will utilize Bragg Street right of way with vehicles excluded. East of South Elm Street, the Greenway is anticipated to move to a sidewalk-type facility on the north side of Bragg Street. The Downtown Greenway is also envisioned to connect with a planned Arlington/Vance Greenway that would run southeast from the site and is a part of the City’s BiPed Master Plan. Draft specifications for the South Elm Street segment of the Greenway and the City’s BiPed Master Plan can be reviewed at the www.southelmstreet.com website.

Greensboro has an award-winning network of parks, walking trails and open spaces. Immediately east of the site at the southeast corner of Arlington and East Lee Street, the City is constructing a 1.3 acre neighborhood park.

Parking

It is the intent of the adopted Plan that most, if not all, of the on-site parking will be located in structured parking facilities or underground. A parking plan that includes shared parking agreements with adjoining owners, location and verification of transit stops, and/or evidence of additional public parking within 500 feet of the site will be required.

Public Infrastructure

Water and sanitary sewer lines are believed to be in sound condition. It is anticipated that storm sewer lines running diagonally through both the east and west blocks of the site are anticipated to need relocation to accommodate the new development site design.

Street and sidewalk conditions are marginal and comprehensive streetscape improvements should be included as part of development site design. Cross sections included in the South Elm Street Redevelopment Plan should be considered for illustrative purposes only. Changes to development standards, addition of the Downtown Design Manual and Overlay and finalization of the Downtown Greenway route may have resulted in discrepancies. Applicable development standards can be accessed at www.southelmstreet.com.


http://www.downtowngreenway.org/


http://www.greensboro-nc.gov/Departments/Parks/facilities/regionalparks/default.htm

http://www.greensboro-nc.gov/departments/Parks/Facilities/trails/

http://www.greensboro-nc.gov/departments/Parks/Facilities/trails/greenways/


http://www.downtowngreenway.org/�


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Private Utilities

There is a heavy overhead utility line system in the area and removal or cleanup of some of this equipment is indicated. Rerouting options have been discussed but further negotiations will be necessary. At a minimum, the City will offer technical support to facilitate further discussion.

A cell tower located on the eastern block has a lease through 2012 with two additional five-year lease extensions that, if exercised, would run through 2022. Current lease payment is around $10,000 per year.

Environmental Conditions

Phase I and Phase II Environmental Site Assessments and a Comprehensive Brownfields Site Assessment conducted on the site (2002-2006) indicated the presence of petroleum impacted soils, contaminated soils, and a number of compounds in the groundwater that exceeded state standards. The site is considered ‘low risk’ by the North Carolina Department of Environment & Natural Resources (NCDENR) as well as the Environmental Protection Agency (EPA). NCDENR approved a risk-based, site-specific remedial action plan. Site-specific remediation was conducted based on the proposed land use pattern in the Recommended Land Use and Site Plan (refer to page 3.5 of the South Elm Street Redevelopment Plan), with the exception of site component # 9 (W. Bragg St), which was remediated to the industrial/commercial use standard rather than to the residential use standard.

Remediation activities were completed in September 2010. A Brownfields Agreement is being negotiated with NCDENR which will guide site-specific land use. Liability protection provided by the Brownfields Agreement may be passed on to future property owners, who would not be considered potentially responsible parties for cleanup so long as they adhere to stated land use restrictions and do not introduce new environmentally impacting operations on the site. Links to Brownfields Assessment Reports can be found at www.southelmstreet.com. The following reports are also available upon request: 2009 Remedial Action Plan; 2008 Report of Monitoring Well Abandonment Services; 2008 Demolition Observation Report. Please allow 72 hours for receipt.

Section IV – Role of the Commission and the City

Pre-Development Agreement

The Commission will negotiate a Pre-Development Agreement with the selected development team. The Pre-Development Agreement will define the general terms and conditions of the land sale, responsibilities of the Development team, the City, and the Commission, and a schedule for obtaining financial commitments, design reviews, and development agreements.

Community Involvement

The Commission and the City of Greensboro are following a Community Engagement and Information Plan (CEIP) for the implementation of the South Elm Street project. The CEIP can be reviewed at www.southelmstreet.com. The development team will be an active participant in community awareness and public education activities and events.

Design Review

Disposition terms for the land include site and building design approval, which happens prior to submittal of plans for permitting. Site and building design input are provided early in the design development phase to ensure that




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the design product meets the community’s goals and objectives. During construction, field inspectors verify that the project is built according to approved plans and issue Certificates of Completion prior to issuance of Certificates of Occupancy by the City’s inspection division.

Public Financial Assistance

Per the adopted South Elm Street Redevelopment plan, the City of Greensboro has stated intent to provide financial assistance towards development of affordable housing units (up to $790,000 from the Federal HOME Program) and approximately $2 million towards the cost of on-site parking structures. All financial commitments are subject to negotiation, and the Greensboro City Council has final authority on the provision of any City-provided financial assistance.

Other city-sponsored financing tools may be available to developers and businesses locating at this site. Development teams should review information on the city’s economic development web page or at the Greensboro Economic Development Alliance site.

The Commission and City will provide technical assistance to the development team to the extent possible in securing other public financial assistance such as tax credits, grants, loans, certificates of participation, etc.

Section V - Policy Context

In addition to the South Elm Street Redevelopment Plan, the project is guided by plans and policy that provide context for design and development decisions. Links to the following documents are provided at www.southelmstreet.com to assist development teams with proposal preparation.

Regulatory Plans and Ordinances

Connections 2025 Comprehensive Plan (2003) The City of Greensboro's Comprehensive Plan, as amended, is a guide to Greensboro's future growth and development. Land Development Ordinance (2010) City Council adopted an amendment to the City Code to replace the previous Unified Development Ordinance with a newly created Land Development Ordinance (LDO). City of Greensboro and Guilford County Consolidated Plan 2010-2014: Plan for a Resilient Community (2010) Minority and Women's Business Enterprise (M/WBE) Information Through the M/WBE program, the City of Greensboro provides minorities and women equal opportunity to participate in all aspects of City contracting and purchasing programs, and prohibits discrimination against a person or business in pursuit of these opportunities on the basis of race, color, sex, religion or national origin.

Neighborhood Redevelopment Plans

Southside Development Plan (1995) Southside, located one block east of the South Elm project, provides context for mixed-use urban infill development.

http://www.greensboro-nc.gov/businesses/economicdevelopment/

http://www.greensboroeda.com/



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Ole Asheboro Redevelopment Plan (2003) Characterized by neighborhood infill initiatives and related private development, the first implementation phase includes 13 acres of land east of South Elm Street to be developed with compact residential and mixed-use infill. Martin Luther King, Jr. Drive North TND Plan (2005) Plans for a church sanctuary, family life center and education facility, residential and retail uses in the 13-acre mixed-use site mentioned above are under review.

Contextual and Informational Plans

High Point Road/West Lee Street Corridor Plan (2008) Phase 1 of the plan runs from I-40 on the west to Eugene Street on the east, where it abuts the South Elm Street site. Improvements along Lee Street will need to be coordinated with the streetscape design concepts from this plan. Downtown Design Overlay District (2010) The site is within the newly-adopted DDO; the process and guidelines outlined in the Downtown Design Manual assure visual continuity within the downtown area.

Section VI - Submission Requirements

In order to be considered responsive, all proposals must contain the following information in the format described below. Any proposal that does not provide the required elements as outlined below may be deemed non-responsive. The Commission reserves the right to identify, clarify and accept any minor irregularities or informalities in determining whether or not a proposal is responsive. Specific details of submission can be reviewed at www.southelmstreet.com. Cover Letter Provide a signed cover letter from an authorized officer or director of the Development Entity submitting the proposal. Development Team Capability

A. Development Entity - Full legal name, Type, Primary Contact

B. Proposed Development Team - Provide a brief résumé for the key members of the Development Team

C. Ownership Entity – Type, Formation Data, General and Managing Partner

D. Development Experience a. List all completed development projects in which the Development Entity or principal(s)

has(have) been involved in over the past five (5) years b. Describe in greater detail those projects from the previous list that are similar in type, size, scale

or complexity to South Elm Street Redevelopment c. List any current projects in the predevelopment, design or construction phase

E. Financial Capacity

a. Complete and submit a Developer’s Statement of Financial Capacity. Confidential financial information, including the Developer’s Statement of Financial Capacity, should be clearly labeled



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as such and attached to the proposal in a sealed envelope. The Commission will consider and treat such information as confidential to the extent allowed by law.

i. Attach a copy of a development feasibility study, or other report or study containing the estimate and methodology for making the estimate, of the total development costs.

ii. Provide an itemization of the sources of funds to be used to pay for the development project.

iii. Attach a certified financial statement showing the assets and the liabilities, including contingent liabilities, of the Development Entity fully itemized in accordance with accepted accounting standards.

iv. Attach any additional evidence deemed helpful to demonstrate the Development Entity’s financial capacity and capability to complete the proposed development.

Development Program and Design A. Describe Development Team’s approach to identifying a development program for the Property.

B. Describe Development Team’s preliminary thoughts on important urban design considerations for the

Property and initial design response to the key redevelopment principles.

C. Discuss anticipated public participation activities during component developer, contractor, and tenant solicitation and selection processes.

D. Discuss any anticipated development cost areas potentially to require City of Greensboro or public financing resources.

Local and DBE/HUB/MWBE Outreach and Participation A. Describe how the Development Team has maximized local and DBE/HUB/MWBE participation in its

past projects or business practices.

B. Describe a local and DBE/HUB/MWBE outreach and participation strategy that illustrates how the Development Team will maximize local and diverse participation in all aspects of the Project’s development.

Instructions for Preparing the Proposal A. Proposal Format.

i. Proposals should be organized in the order outlined in this section. ii. On the cover page indicate:

SOUTH ELM STREET REDEVELOPMENT

DEVELOPMENT TEAM REQUEST FOR PROPOSALS Name and address of entity submitting the proposal

iii. Include a Table of Contents and number all pages. iv. Drawings or graphics submitted should be no larger than 8.5 x 11.

B. Electronic Submission Deadline. In order to be considered responsive, proposals must be received by

Dyan Arkin, Development Coordinator at [email protected] by 4:00 PM local time on March 31, 2011. Submit Proposals to:



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Section VII - Evaluation Criteria

All complete and responsive proposals that are received prior to the deadline for submissions will be evaluated based on the information submitted in response to the RFP as well any related information that the Commission may discover in analyzing or verifying information submitted in the proposal or subsequently requested. Each of the different aspects of the proposal is significant in the final determination; the Commission will particularly stress the Development Team Capability criteria when selecting proposals. Proposals shall be evaluated in accordance with the following criteria: Development Team Capability

A. Demonstrated experience in the successful financing, (re)development, operation and economic performance of projects of comparable type, size, scale and complexity.

B. Demonstrated experience in completing projects of comparable type, size, scale and complexity on time and within forecast budgets.

C. Demonstrated experience in public participation efforts with potentially impacted business, property owners, residents and the broader community.

D. Financial capacity as reflected on the submitted Financial Capacity Statement. Development Program and Design

A. Extent proposed development program contributes to the key redevelopment principles described in the South Elm Street Redevelopment Plan.

1. Transform into an attractive, safe, and a vibrant gateway. 2. Forge connections to neighborhoods and downtown. 3. Support the area’s cultural heritage. 4. Restore economic use. 5. Establish a mix of uses for all ages and income levels.

B. The quality of architectural and urban design aspects of projects completed by the Development Entity and members of the Development Team.

C. Project goals and strategies that exceed a minimum level of sustainability initiatives. Local and DBE/HUD/MWBE Outreach and Participation

A. The extent to which the Development Team has maximized local and DBE/HUB/MWBE participation in past projects.

B. Project goals and strategies for encouraging local and DBE/HUB/MWBE participation.

Section VIII - Selection and Land Sale Process

Proposal Responsiveness The Commission will review proposals to determine if they are responsive to the requirements of this solicitation. The Commission reserves the right to identify, clarify and accept any minor irregularities or informalities in determining whether or not a proposal is responsive.

A. All development teams will be notified by e-mail, sent within ten (10) business days after the deadline for receiving proposals, as to whether their proposal has been determined to be responsive.

Factors to be considered in the selection process include:

• Relevant experience in producing similar, high-quality developments. • Proven ability and experience in sustainable or green development.


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• Success with public/private partnerships and community participation. • Feasible financial level or structure of City participation. • Access to equity and financing to underwrite construction. • Land purchase offer that provides acceptable compensation for the land. • Understanding of Greensboro, its downtown, and the importance of high quality development at the site. • Degree of responsiveness to the development program, including the economic development targets. • Quality of the design proposed, specifically in relation to connectivity within the site and between the site

and its surrounds. • Commitment to local and diverse participation.

Proposal Review and Selection Process

A. Responsive proposals will be thoroughly reviewed by the Commission or its designees. B. Following review, one or more of the development teams may be asked to provide clarifying or additional

information. C. The Commission, in its sole discretion, will:

a. Determine which, if any, of the responsive development teams are eligible for in-depth interviews; or

b. Determine that additional information is necessary to make a determination. D. Development Teams selected for in-depth interviews will be notified and receive a request for interview.

Interviews may be via phone or in person. E. All responsive proposers will receive notice by e-mail of the Commission’s determination. F. Following the in-depth interviews and based upon the RFP Evaluation Criteria, the Commission will

select a preferred development team. G. In the event that the Commission receives only one responsive submittal to this RFQ, the Commission

reserves the right to discontinue the solicitation process and begin direct negotiations with the respondent. H. In accordance with North Carolina General Statute Section 160-269, the Commission will negotiate an

Offer to Purchase the land with the selected development team. I. The selected development team must deposit not less than 5% of the Offer with the Commission prior to

public advertisement. J. A public advertisement of the Offer to Purchase will indicate that the Offer to Purchase will be accepted

unless an upset bid is received within ten (10) days raising the bid by 10% of the first $1000 and 5% thereafter. At all times, active bidders must have a minimum of 5% of their last bid deposited with the Commission.

K. In the event of an upset bid, the bid shall be advertised again until no further upset bids are received.

Projected Solicitation Schedule (subject to modification)

December 15, 2010 Announcement of Solicitation March 31, 2011 Proposals due July 15, 2011 Notice of respondents selected for interview August 1-15, 2011 Interviews September 15, 2011 Development Team selection September 15, 2011 Notice of successful respondent September 20–30, 2011 Advertisement for upset bid November 15, 2011 City Council Approval


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This solicitation does not commit the Commission to award a contract, to pay any cost incurred with preparation of the proposal, or to procure or contract for services or supplies. The Commission reserves the right to accept or reject any or all submittals received in response to this request or cancel in whole or in part this process in its sole and absolute discretion. All persons or entities responding to this RFP should note that any contract pursuant to this solicitation is dependent upon the approval of City Council after all legally required steps are taken. As a function of the RFP process, the Commission reserves the right to remedy any technical errors in this RFP and modify the published scope of services. It reserves the right to request that specific personnel with specific expertise be added to the development team, if the Commission determines that specific expertise is lacking in the team. Submittals and other information will not be returned with the exception of financial data if requested by the submitting entity. Information provided as part of this RFP response, with the exception of financial information clearly marked as CONFIDENTIAL, is subject to public disclosure laws and should be considered public information. The Commission reserves the right to extend deadlines at its sole discretion. By submitting a response to this RFP, the development team agrees that, in the event any dispute should arise concerning the responses to this RFP or the selection of a development team(s) for further discussion, the sole venue of any resulting action or litigation shall be in Guilford County, North Carolina and shall be governed by the laws of the State of North Carolina. By submitting a response to this RFP, the development team agrees to abide by all laws, regulations and rules promulgated by the United States of America, the State of North Carolina, and City of Greensboro.

Documents

SE RFP Amended 2-9-11