SEDG Additional Questions2[1]Reduced

8/13/2019 SEDG Additional Questions2[1]Reduced

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SOUTH ELM STREET

REDEVELOPMENT GREENSBORO NC


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Additional Questions

1) Is there anything in the PowerPoint presentation that you would like to add to

the proposal evaluation packet? If so, please provide.

We have attached an abbreviated version of our PowerPoint presentation. We

would like for it to be included as an attachment in the proposal evaluation packet.

2) Discuss the relationship of your proposed development to the Downtown

Greenway and the Thomas Berry Park.

Since 2006, our managing partner Bob Chapman has been working with

the City of Greensboro and members of the adjoining Ole Asheboro community

to redevelop parcels that will be immediately adjacent to the Downtown Greenway.

Recently the Ole Asheboro Neighborhood Association unanimously endorsed the plan

for redevelopment presented by the firm he heads, TND Partners, for the A-2 parcel

which will include a portion of the Greenway between the Murrow Boulevard and


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the Greenway will be enhanced, from eyes-on-the-street and from a reduction of

potential bike or pedestrian conflicts with motor vehicles.

Both Bob Isner and Bob Chapman have an extended relationship with Lorna

and Herman Heyge, donors of the park that they have proposed be named Thomas

Berry Park. This park is located immediately across Arlington Street at the southeast

corner Arlington and Lee Street. Bob Isner actually built the Musikgarten for the

Heyges by adaptively converting a former Penske auto and truck rental facility into

the headquarters of their worldwide network of Musikgarten early childhood music

education centers. Bob Chapman first met with the Heyges in 2006 when he gave

them a tour of the Trinity Heights project he had developed in Durham for Duke

University.

By naming the park for Thomas Berry, the City and the Heyges have chosen


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exemplars that we will look to for inspiration will include Pioneer Park in Portland,

Bryant Park in New York, and Park Monceau in Paris.


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on the proposal deemed to provide the best value and the best DBE/HUB/MWBE

program.

4) Since access on Bragg will be prohibited by the Greenway, address how the

western parking lot might be redesigned.

The parking lot can be accessed via a right-in/right-out on Lee, and by normal

driveway access directly off of South Elm. These will be limited to no more than two

connections between Lee and Bragg, to limit disruption to the frontage along the west

side of South Elm.

5) Give specific examples of how your proposed site plan and development

program speak to the key principals outlined in the Redevelopment Plan:

a. Transform it into an attractive, safe and vibrant gateway.


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c. Forge connections to neighborhoods and downtown.

The plan is an explicit expression of intended connections to existing and

anticipated community assets, links, and amenities, in recognition of the value of

forging stronger bonds between itself and the surrounding community. We believe that

this provides mutual benefits to the proposed development, to downtown, and to the

adjoining neighborhoods

d. Support the areas cultural heritage.

South Elm historically housed locally-owned commercial businesses and

services, serving the nearby communities of Ole Asheboro, Eugene Street, and the West

Whittington area and further north and south on Elm Street. It is both anticipated

and our intention that the project provide a range of goods and services, including a

market, that continues this tradition, and that includes a mix of both local and regional


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6. Describe the diversity of the workforce employed by the development team on

this project.

Diversity of the workforce of the development team is shown by the following partici-

pants have already agreed to participate. This number will increase continually through the

project:

MBE/HUB Team Member: Civil Engineer

James Covington, PE

Covington Waller & Associates

4411 W Market St. #101

Greensboro NC 27407-1331

MBE/HUB Team Member: CPA

Thomas & Gibbs


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MBE/HUB Team Member: TND Partners Director of Facilities

Bobby W. Haynie, Sr.

TND Partners, LLC

410 West Geer Street

Durham, NC 27701

7. Discuss your plan to solicit local and DBE/HUB/MWBE businesses as tenants.

The member entities of the South Elm Development Group, LLC fundamen-

tally recognize the importance of a involving a wide and deep diversity of people as

residents and retail and commercial tenants for truly successful placemaking. Soliciting

local and DBE/HUB/MWBE businesses and entrepreneurs as tenants are a key factor

in encouraging this diversity. Our strategy to recruit local and DBE/HUB/MWBE

businesses as tenants includes advertising tenant/business opportunities with local and


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The Womens Resource Center of Greensboro and Downtown Greensboro,

Inc. (DGI).

Greensboro Chamber of Commerce

We will also maximize our visibility to local and DBE/HUB/MWBE busi-

nesses through speaking engagements, direct personal recruitment, and grassroots social

networking focusing on local civic organizations, churches and local civic and social

groups, to promote local awareness of tenant opportunities.

8. Provide a minimum of three specific examples of the projects goals and

strategies for sustainable development.

The project goals and strategies for sustainability development include:

Minimizing VMT and trip demand through higher density mixed-use and



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The project will be designed and implemented using current best practices

with regard to local and recycled content, energy usage, and in accordance with low

impact development standards and practices to minimize negative impacts on local water

quality.

9. Describe the teams experience with Brownfield development.

Bob Isner is thoroughly experienced with Brownfield development. Parts of

Southside, City View, Fountain View, and his North Eugene project in Greeensboro

were former commercial and industrial sites where redevelopment was complicated

by the potential presence of hazardous waste, pollution or contamination. His infill

projects in Winston Salem, Holly Village and Salem Place faced the same issues. Bob is

professionally trained as a registered professional engineer in environmental remediation.

In addition, he a awarded the Masters of Science, Civil Engineering - Environmental



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Seth Harrys experience with Brownfield development includes Lanyon Place,

an urban infill mixed-use development in Belfast, NI, built on reclaimed waterfront

industrial property, and a similar project in Osaka, Japan. He also worked as a master

planner for two grey-field suburban redevelopment sites the redevelopment of a failed

suburban shopping center into a mixed-use, transit served urban infill project in Burien,

Washington, and the redevelopment of surface parking lots into a high-density mixed-

use Transit-Oriented Development (TOD) at the Pleasant Hill BART station in Pleas-ant Hill, California.

Seth is currently working on the redevelopment of a brownfield in Grand Rap-

ids, Michigan, into an urban infill mixed-use project, including a locally-serving gro-

cery store, using a combination of public and private funding.


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10. Provide calculations verifying that residential program meets the project re-

quirements described on page 9 of the RFP.

Rental Apartment Development Program, Unit Size, and Rents

Product Type

Rent

Limits for

Guilford

Co., 50%Median

Set-Aside

(NCHFA

5/14/10)

($)

Rent -

MarketRate Units

$ Month

Rent $per SF per

month

Units

Affordable Set-Aside Efficiency 515 1.13 10 456

Affordable Set-Aside 1/BR 551 1.06 10 518

Affordable Set-Aside 2/BR 661 0.82 12 810

Efficiency 515 1.13 31 456

1/BR 551 1 06 41 518

Average UnitSize



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Type DescriptionAvg. Res.

Unit SF

Resi-

dential

Units

Total Resi-

dential

SquareFootage

For Sale For-Sale Residential 1,138 26 29,588

For Rent Residential Apartments 635 168 106,674

Total 194 136,262

Residential Square Footage


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Product Type # of UnitsProduct

Mix

Average Base

Price (2011$)Average Size Avg $/SF

Condominium 9 35% 152,200 1,075 142

Starter TH - 22 12 46% 170,000 1,250 136

Move-up TH 28 5 19% 188,500 1,400 135

Total/Wtd. Avg. 26 100% 167,396 1,218 137

House Price 152,200$ 170,000$ 188,500$

Down Payment 30,440 34,000 37,700

Loan Amount 121,760 136,000 150,800

Effective Interest Rate 4.90% 4.90% 4.90%

For-Sale Unit Type, Mix, Price, and Size

For-Sale Unit Affordability Analysis


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If your team is selected for an interview, you will be asked to identify two sub-

stantially complete projects from your proposal that are representative of your

teams best work. Visits to one or both of these projects will be scheduled, so our

preference is that they be in as close proximity to Greensboro as possible. Your

team should be prepared to meet the Commission and others at the projects to

discuss how these projects relate to what is being proposed for the South Elm

Street Redevelopment site.

Clearly we would recommend a guided tour of buildings constructed by Bob

Isner in Southside and a tour of City View apartments, both in Greensboro.

A trip to Durham would allow Commission representatives to visit Bob Chap-

mans infill projects in Durham, particularly the 51,000 square foot assembly of adaptive

reuse structures adjoning Foster and West Geer Street in downtown Durham. Tenants



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Seth Harrys closest project would be the mixed-use commercial center a

Cheshire, a TND in Black Mountain, NC, just outside of Asheville. Seth was theoriginal master planner and design architect for the village center. His responsibilities

included: Urban design, merchandising and implementation strategy, and architecture

planning and design for the mixed-use village center. His company also designed many

of the communitys first homes.

Further afield, relevant projects would include Burien Town Center, just south

of Seattle, and Pleasant Hill BART Town Center. Seth Harry and Associates was the

original master planning consultant for both projects, the later as a subconsultant to

LCA. Their original plan was for Burien was used to market the site to development

interests and to inform the process for site procurement and master planning subsequent

to our involvement.


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SOUTHELM:

PLACEMAKING

4/25/2011

SOUTHELMDEVELOPMENTGROUP,LLC


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SOUTHELMDEVELOPMENT GROUP

D ev e l op men t Te a m s L i k e P ro j e c t s : B ob C h a pm a n

677,000 sq. ft. of new construction built basedon the principles of Traditional NeighborhoodDevelopment and Smart Growth

49,000 sq. ft. historic proper ty renovated

Broad public/private partnerships

Integral community participation Strong emphasis on Green Development Total cost of $59.3 million

Winmore, Chapel Hill, NC Village at Hendrix, Conway, ARTrinity Heights, Durham, NCSouthlake, Orlando, Fl


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L i k e P r o j e c t s : S e t h H a r r y

30 years experience in architecture/urbandesign, mixed-use infill development

Expertise in urban retail/mixed-use andsustainable development including both TNDs

and TODs. Frequent lecturer/author on bothsubjects

Professional experience includes both domestic& international projects

Extensive experience in public-private jointinitiatives.

Pleasant Hill, Walnut Grove, CA Southlake , Or lando, Fl City Pla ce , West Palm Beach, Fl


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L i k e P r o j e c t s : B o b I s n e r

Worked in a public-private partnership to create the award winning Southside with master developer,

Bowman Development Group of Huntersville, NC and with the City of Greensboro Department of Housing

and Community Development, the Greensboro Housing and Development Partnership, and with Action

Greensboro.

Southside, Greensboro, NC Salem PLace , Winston Salem, NCCity View, Greensboro, NC


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Utilize Compact Urban Form Principles

Incubate Confluence of Diverse Uses

Ensure Primacy of the Pedestrian while Maximizing Connectivity

Create Sense of Place

D e v e l o p m e n t P r o g r a m : T h e V i s i o n


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C o m p a c t U r b a n F o r m

Known Health Benefits from Walkability Enables Mass Transit Enables Neighborhood Retail Reduces Vehicle Miles Traveled Reduces Fossil Fuel Dependence Increased Tax-Base

Fundamental tenents ofNew Urbanism


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M a x i m i z e D i v e r s e U s e s

Provide an exciting venue for a range of

international/ethnic shops and restaurants

Attract out of town visitors through astandard flag hotel

Offer a full spectrum housing price points

San Antonio Market


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M a x i m i z e C o n n e c t i v i t y

Goal- Ensure Primacy of the Pedestrian while Maximizing Connectivity

Bike Friendly

Bike Lanes andBicycling Amenities

Greenway Gateway

Public Transit Seek HEAT cooperationto maximize connectivitywith Greensboro'sColleges and Universities

Walkability

Short block lengths Ground level retail store

fronts Consistent street frontage

with a mix of transparencyand landscaped open space

On-street parking Canopy of shade trees


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M a x i m i z e I n t e g r a t i o n

Deliberate Integration

Central Business District

Surrounding Neighborhoods

Local Colleges and Universities


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S e n s e o f P l a c eBeyond simply

putting up buildings... but more ofthecommunity, forthe community

Sense of Place

Quality of life

Connecting

Belonging

Contributing

Being effective


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Mixed-Use Buildings

Mixture of Building Types

Variety of Stores

Multi-Purpose Streets

Transportation Alternatives

Streets as Outdoor Rooms

U r b a n P r e c e d e n t : S o u t h E l m S t r e e t


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Build DurableBuild Beautiful

U r b a n P r e c e d e n t : S o u t h E l m S t r e e t


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E c o n o m i c S t r a t e g y

Incremental Urbanism

Seth Harrys Downtown Project Examples


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S e t h H a r r y D o w n t o w n P r o j e c t E x a m p l e s


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P h a s e 1


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P h a s e 2


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P h a s e 3


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P h a s e 4


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C o n n e c t i o n s


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M e r c h a n d i s i n g


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M e r c h a n d i s i n g


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Community Building

Incremental Urbanism offers opportunity to utilize

undeveloped space for community activities

Community Park Space

-Events

-Films

-Local Goods/Craft Markets

-Water Features-Children's Amenities

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