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BROOKLYN VILLAGE AND WALTON PLAZA

MASTER DEVELOPER SOLICITATION

REQUEST FOR PROPOSALS

Mecklenburg County, North Carolina

December 18, 2015

Mecklenburg County | Brooklyn Village and Walton Plaza Master Developer Solicitation RFP 1

CONTENTS

I. Introduction ..................................................................................................................................................... 2

II. Submission Requirements ............................................................................................................................. 4

III. Evaluation and Selection ............................................................................................................................ 9

IV. Solicitation Schedule ................................................................................................................................. 11

V. Submission Instructions & Questions ........................................................................................................ 12

Appendices ...................................................................................................................................................... 13

Appendix A – Pro forma template ............................................................................................................... 14

Appendix B – Request for Qualifications .................................................................................................... 15

Appendix C – General Provisions ................................................................................................................. 42

Appendix D – Miscellaneous Project Requirements ................................................................................. 43

Appendix E - Mecklenburg County 2014 Area Median Income ........................................................... 45


I. INTRODUCTION

Mecklenburg County, NC (the “County”) invites pre-qualified development teams to submit a

proposal to act as the developer (the “Master Developer”) for a mixed-use program on an 11.3-

acre site known as “Brooklyn Village” and a 5-acre site known as “Walton Plaza” in the Second

Ward neighborhood of Uptown Charlotte, NC. This Request for Proposals (the “RFP”) follows a

Request for Qualifications (“RFQ”) issued on October 22, 2015 (see Appendix B).

The selected Master Developer will construct and comprehensively manage a mixed-use

development that fulfills the vision stated in the Second Ward Master Plan and the Center City

2020 Vision Plan, and as set forth by the County for the Brooklyn Village and Walton Plaza sites.

Specifically, the County requests that pre-qualified respondents submit a proposal that will

advance the following Project Objectives (in order of priority):

Facilitate creation of a program that creates long-term economic development benefits

for the County and surrounding community;

Complete development of a high-quality program in a timely and efficient manner;

Create and execute a thorough local resident and stakeholder engagement process, in

which local input is reflected in the eventual development program; and

Maximize the near-term financial return to the County upon acquisition of these parcels,

while balancing the above goals within the development program.

In response to the RFQ, respondents submitted statements of qualification and conceptual plans

that are of interest to the County. Respondents will now have an opportunity to refine their

redevelopment approach and demonstrate their ability to finance, construct, and manage large

mixed-use developments at these sites. The County will look to Respondents to provide more

elaborate site plans, full financial documentation, and a proposed deal structure and economic

offer to the County among other requirements detailed in the Submission Requirements section of

this RFP.

As part of this proposal, Respondents must provide a complete response including all requirements

specified in the Submission Requirements section. In particular, the County will look to Respondents

to fully describe the following components of their proposals.

Development Team and Qualifications. The County intends to provide a significant area

within the City of Charlotte’s Second Ward to the Master Developer for the creation of an

active, vibrant mixed-use program. In order to complete this transaction, the County must

have a complete description of the development team intending to execute this

program. The County is seeking development teams that bring the full range of experience

and qualifications necessary for executing this project, including horizontal and vertical

development for all phases of the project. Submissions should name and describe all firms

required for vertical development and horizontal development, and all partner firms that

will be part of the development team, including design, engineering, construction, and

outreach partners. If the development team is missing a specific discipline that is key to

the execution of the proposed concept, please specify the discipline, the intended role of

the unidentified firm, and a list of potential partner firms. Please note that the County will

require full teams to be identified before entering into negotiations with the preferred

development partner.

http://charmeck.org/city/charlotte/planning/AreaPlanning/Plans/SecondWardNeighborhoodPlan/Pages/home.aspx

http://files.charlottecentercity.org/2020-VisionPlan.pdf



Horizontal Development Program. The County requires respondents to refine their plans for

site preparation and horizontal development, including submission of a specific plan and

narrative for any horizontal improvements anticipated for the sites. This includes plans for

open space as well as site infrastructure and access.

As noted in the RFQ, the Respondents’ plans must include at least 1.6 acres of open space.

At least 1.5 acres of this total must be open space for recreation, and should be exclusive

of pedestrian linkages and connections. This park space should have as many active

edges as possible, and proposals should indicate intended programming for this space

(including types of active recreation and/or areas of passive recreation).

The County is also seeking detailed responses regarding site infrastructure, including

drainage systems, roadways, pedestrian access, and parking. RFP submissions should

include narrative, plans, and financial analysis for each of these items.

Affordable Housing Requirement. As specified in the Interlocal agreement between

Mecklenburg County and the City of Charlotte, future development of the Brooklyn Village

site must include a minimum of 30 units of affordable housing reserved for households with

an annual income of 80% and below of area median income. Respondents should specify

the type of affordable housing financing programs they may use, and how they will ensure

that these units are delivered and preserved as affordable for a minimum period of 15

years after initial occupancy.

Deal Structure and Program Delivery. The Center City 2020 Vision Plan allows the County

to dispose of these parcels through negotiated private sale. The County intends to sell both

parcels to the future Master Developer through this RFP process, but encourages

respondents to think creatively and specifically about the County’s role in the

development, and to raise alternate deal structures if applicable (which may include

varying forms of joint venture). Respondents should clearly define the County’s roles and

responsibilities, if any, for financing and/or delivery of any improvements. If public

participation is desired, respondents must identify the improvement, the type of

participation, the timing of participation, and, if financing is requested, the amount

required. Specific terms of any County participation will be negotiated between the

County and Master Developer finalist after proposals are submitted.

Financial Statements and Financing Plan. Given the complexity of redeveloping the sites,

the County is seeking a private partner with a proven track record of successfully financing

and executing similar projects. In order to conduct a thorough evaluation of each

respondent, the County must receive the most recent annual financial statement for the

lead development firm(s), which may be provided on a confidential basis subject to the

North Carolina General Statutes. In addition, the County requests a clear, detailed

approach describing the amount and timing of anticipated sources of public and private

funding. Additional information regarding the Respondents’ economic offers is included in

the Submission Requirements section of this RFP.

Respondents are required to provide complete proposals that include the components described

above and all other components specified in the Submission Requirements section below.



II. SUBMISSION REQUIREMENTS

The County invites pre-qualified Respondents to submit proposals. Respondents must submit two

(2) hard copies and one (1) electronic version of the proposal on a flash drive, to be received by

HR&A Advisors no later than Friday, February 19, 2016 at 4pm EST. More detailed instructions for

submissions are provided in Section V: Submission Instructions and Questions.

The selected Master Developer will be responsible for creating and executing an overall

development plan that is consistent with the County’s vision for the sites and the Project Objectives

described above. To be considered as a valid response, the Respondent must clearly and

completely address each of the following areas in their proposal:

1. PROJECT VISION AND DESCRIPTION Respondents should submit a written narrative for

the vision, building on their proposed plan submitted in the RFQ phase, including greater

detail on development program, horizontal improvements, and architectural concept

for both sites. Respondents must note instances where the project approach differs from

what was initially submitted as part of their RFQ response. The project vision and

description should include:

a. Vision Statement. Respondents should begin with a Vision Statement that

establishes the aspiration for the proposed development and its alignment with

the Project Objectives, the Center City 2020 Vision Plan, and the Second Ward

Master Plan. This statement should be refined from the RFQ stage to clearly

articulate the elements of the proposed development, its open space program,

and relationship to other destinations within the Second Ward.

b. Vertical Development Program. A refined program should be submitted for

vertical development, including proposed uses, anticipated square footage of

each use, and number of units for residential uses. It should also include

identification of the target market(s) and market assumptions, including rents,

absorption, etc.

Specifically for residential use, the Respondent must describe the type of

ownership structure (e.g. rental, condominiums) and number of proposed

affordable residential units (proposals should include a minimum of 30 units for

households earning up to 80% of the area median income. See Appendix C for

Mecklenburg County area median income).

Specifically for retail, hotel, and office use, the Respondents may choose, but are

not required, to provide letters of intent or interest from potential

tenants/operators.

Respondents should confirm the program’s adherence to provisions of the City of

Charlotte’s UMUD and UMUD-O zoning and whether any additional review or

approvals by the County or City are required.

Respondents should provide a detailed explanation of on-site parking to be

provided, how different uses will be accommodated by this parking, how different





uses will share garages if necessary, and how parking facilities will accommodate

public parking, if at all.

c. Horizontal Improvement Program. Respondents should provide a detailed

description of horizontal improvements to be included throughout the sites,

including:

o Open space, as previously described;

o Roads;

o Pedestrian walkways;

o Utilities;

o Parking, if not integrated with vertical development; and

o Any other improvements necessary to support the vertical development

program.

The horizontal program must be accompanied by:

o A summary table of the amount or units of vertical development (e.g.

square feet, dwelling units or parking spaces) associated with each

horizontal component;

o Plans or drawings as appropriate (may be included as part of the

architectural concept described below); and

o Conceptual cost estimates.

d. Architectural Concept. Respondents should submit conceptual drawings that

depict all vertical development and horizontal improvements. For both sites,

proposals must include plans, massings, and a summary of the proposed buildings

with all square footages, unit counts, anticipated height, and floor area ratio

identified. Plans should also indicate proposed vehicular and pedestrian access

and egress points, the amount of usable space, and the location of the

programmatic elements and open spaces. In addition, plans must include a

preliminary approach to materials and design vocabulary, including any

incorporation of historical references and alignment with the vision laid out in the

Center City 2020 Vision Plan and Second Ward Master Plan. These drawings are

intended to be conceptual in nature and solely an expression of building typology

and of the respondent’s vision for vertical and horizontal improvements.

Respondents may choose, but are not required, to provide renderings for

architectural concepts.

e. Stakeholder Engagement & Marketing Strategy. Respondents must propose a

strategy for stakeholder engagement, which should include at minimum:

o Preliminary outreach targets;

o Timeline;

o Approach to incorporation of any feedback; and

o Approach to marketing and outreach for the completed development,

including the tenanting of affordable housing.

2. DEVELOPMENT PHASING AND SCHEDULE Respondents should include an overall

project timeline and phasing plan that describes the Respondent’s strategy and timing

for delivering the horizontal and vertical components of the project, with building and




land absorption projections consistent with the Project Vision described above and

aligned with market realities. This should include a graphic schedule and any necessary

accompanying narrative.

3. DEVELOPMENT TEAM & QUALIFICATIONS Respondents should include all of the below

information, including any requested information that was previously included in the RFQ

stage and any information that has changed since issuing responses to the RFQ.

Respondents must include:

a. A description of all firms comprising the development team, including intended

vertical and horizontal development partners, design partners, engineers,

construction team, etc. If the development team is missing a specific discipline

that is key to the execution of the proposed concept, please specify the discipline,

intended role of the unidentified firm, and a list of potential partner firms.

b. A diagram or organizational chart illustrating the relationship between the lead

developer and any partner firms or subcontractors.

c. For all key personnel at each firm, provide a resume, describing relevant

experience and intended role on the project team.

d. For teams led by a joint venture, clearly show the structure, percentage of

ownership held by each lead team member, and intended role (e.g. co-

developer, fee developer, limited partner, general partner, operator and/or

property manager).

e. A list of known project commitments for key personnel through 2018, along with a

statement indicating how the development entity and key principals plan to

manage the project, including the amount of time that would be available to

dedicate to the process.

4. FINANCIAL OFFER AND DEAL STRUCTURE PROPOSAL Respondents should specify their

proposed structure and financial terms for partnership with the County. All responses

should include detailed proposals for Master Developer and County roles, financial offer,

source and timing of funds, and breakup terms. At minimum, the financial and deal

structure proposal should address the subtopics listed below:

a. Financial Offer. Include the team’s financial offer for the two sites and any

included horizontal improvements. This offer should include a narrative indicating

the Respondent’s acceptance of, or differing approach to, the deal structure

described in the Introduction and below in item (c), including the anticipated

timing of payments to the County. Note that the County seeks to maximize the

near-term proceeds from disposition of these parcels.

b. Financial Statements. Include the most recent annual financial statements of the

lead development firm. Teams led by a joint venture must include financial

statements from all partners. Any submitted documentation to the County will be

subject to public records request unless clearly marked as “CONFIDENTIAL.”


Confidential documents may be protected from public disclosure per the

applicable North Carolina General Statutes (NCGS 66 and 132).

c. Deal Structure and Program Delivery. Submit a proposed approach for delivering

the horizontal and vertical components outlined in the Project Vision and

Description.

The County envisions a sale of both parcels to the future Master Developer, but is

open to participating in order to meet the County’s goals. Respondents must

clearly state whether their redevelopment approach requires County

participation in any form, and if so, Respondent must identify the improvement,

the type of participation, the timing of participation, and, if financing is requested,

the amount required.

d. Pro Forma. Respondents must complete a pro forma cash flow for the proposed

project for a period of no less than ten years, including all phases of development

(including construction and operations). Respondents must outline all assumptions

on which the pro forma document is based, including but not limited to minimum

rate of return, as well as construction costs and associated architectural

assumptions, and clearly include a table of sources and uses and total

development budget. The pro forma should include all necessary capital

improvements over time, reserve, and debt service payments associated with

construction financing. The cash flows should be submitted in Excel format with

active formulas and link to the section clearly outlining assumptions on which all

calculations were based.

A template for this pro forma is provided as an appendix to this RFP. Respondents

must use this pro forma as the basis for their analysis and submission.

The items identified below should be addressed within Respondents’ submissions,

separate from the pro forma template, even if they are included in those

calculations.

e. Financing Plan (Sources). Provide a detailed description of equity and debt

sources for financing this project. For equity, Respondents must describe each

investor’s equity commitment to the project, including letters of commitment from

each equity investor stating the full terms and conditions under which such

amounts will be provided to the project and with a schedule of disbursement

consistent with the Respondent’s requirement for construction and permanent

financing. For debt, Respondents must provide satisfactory evidence of

Respondent’s ability to secure project debt, including tentative commitment

letters from prospective lenders.

f. Financing Approach for Affordable Housing (Sources). Respondents must clearly

articulate their approach to financing the affordable housing components of the

project, including the use of Low Income Housing Tax Credits and/or other

potential sources of federal, state, public and/or other philanthropic funding

sources. Respondents who choose to include such sources of funding should

indicate their past experience in utilizing such sources or identify their anticipated

capacity to secure such funding sources.


g. Long-Term Ownership and Management. Respondent should state whether it

intends to retain a long-term ownership position in the project or sell the

developed project to third parties.

5. MISCELLANEOUS PROJECT REQUIREMENTS Respondents should provide a statement

of compliance with the Miscellaneous Project Requirements described in the RFQ and

attached as Appendix B of this RFP. Specifically, this includes County requirements for:

a. Americans with Disabilities Act (ADA) Compliance

b. Minority/Women/Small Business Enterprise

c. Insurance and Indemnity Requirements

d. E-Verify

More information on these requirements can be found online at:

http://charmeck.org/mecklenburg/county/Finance/Procurement/Pages/default.aspx.

All work product submitted by Respondents shall become the property of the County upon

submission. Submitted materials will be subject to public records request unless clearly marked as

“CONFIDENTIAL.” Documents are protected from public disclosure per the applicable North

Carolina General Statutes (NCGS 66 and 132).

http://charmeck.org/mecklenburg/county/Finance/Procurement/Pages/default.aspx


III. EVALUATION AND SELECTION

The County will review all proposals for completeness and compliance with the submission

requirements described above. Only complete RFP submissions will be evaluated. If any

components of the response are missing or otherwise not addressed, the County retains the right

to disqualify the Respondent. All Respondents with proposals deemed to be complete will be

evaluated based on the criteria and weighting described below.

I. REDEVELOPMENT APPROACH Respondents will be evaluated on their approach to

fulfilling the Project Objectives described in this RFP, and conformity to the vision expressed

in the Second Ward Master Plan.

Efficiently producing a mixed-use development that strives to bring a new and

exciting product to the Charlotte market, and that reflects a strong understanding

of market potential and timing.

Supporting the long-term economic development of the Second Ward by

incorporating employment-driven uses into the site and providing high-quality jobs

during the construction and ongoing operations of the project.

Demonstrating the commitment, ability, and willingness to incorporate affordable

housing. Proposals containing a commitment to more than the required number of

affordable housing units, a greater mix of affordable housing options, or both have

an opportunity to earn a higher score for this sub-component.

Respecting community input, the site’s historical context, and making every

possible effort to infuse remembrances and flavor of the past Brooklyn

neighborhood into the project. Proposals with an especially strong plan for

engaging the community and incorporating community input into their

development plan have an opportunity to earn a higher score for this sub-

component.

[40% total for the above categories]

II. FINANCIAL OFFER AND TERMS Respondents proposed financial offer, deal structure, and

allocation of costs and risks with the County. [30%]

III. RELEVANT EXPERIENCE AND QUALIFICATION Respondents will be evaluated on relevant

recent past experience with developing successful projects that are similar in vision, scope,

size, and challenges as the Brooklyn Village/Walton Plaza project. Respondents, including

any potential development partners, will need to demonstrate relevant experience in

complex public-private ventures and mixed-use projects, with a proven track record of

projection execution and achievement of public-sector and community objectives. [10%]

IV. FINANCIAL SOUNDNESS AND CAPABILITY Respondents’ financial capability to fulfill the

obligations of redeveloping the site will be evaluated based on their previous experience

financially meeting the obligations of similar projects and on their demonstration of ability

and capacity to secure future financing that will appropriately fund the project through

construction and maintenance for many years to come. [15%]

V. INTERVIEW Respondents will be evaluated based on their presentation to and interview

with the County’s selection committee. [5%]



The County intends to evaluate Respondents solely based on their submission from the RFP stage.

As described in the Submissions Requirements section, the County expects respondents to include

and update any relevant materials previously submitted as part of their RFQ response.

Specifically for the Interview discussed in section V, above, the County intends to invite all

shortlisted Respondents with complete written proposals for interviews with a selection committee.

During the interview, Respondents will be required to deliver a brief presentation and answer

questions concerning the Respondent’s written proposal and presentation. The proposed key

individuals of the Respondent’s team will be expected to actively participate in the interviews and

to respond to the selection committee’s questions.

The County reserves the right, at any time during this process, to request additional or supporting

information in addition to the Respondent’s original submission. Except at this request from the

County, Respondents will not be entitled to change their proposals after submission.

After the review of written proposals and oral interviews, the County intends to enter into

negotiations with one or more Respondents to be the Master Developer for both properties. Those

respondents may be asked to submit a markup of a purchase and sale agreement. The business

terms of this purchase and sale agreement will be subject to final approval by the County Board

of Commissioners.

The County reserves the right, at any time, and at its sole discretion and without liability, to accept

or reject any or all proposals. At any time in this process, the County reserves the right to exclude

any Respondents that fail to comply with the written submission or interview requirements of this

RFP.


IV. SOLICITATION SCHEDULE

Mecklenburg County anticipates the following schedule for the RFP process.

Milestone Date

RFP released by County December 18, 2015

Mid-course discussions Week of January 11, 2016

Deadline for questions to County January 18, 2016

Responses to questions posted by County Dec. 21, 2015 – Jan. 22, 2016

Proposal submissions due February 19, 2016

Evaluation February 22-March 4, 2016

Qualified Respondents invited to Interviews Week of March 7, 2016

Interviews Week of March 14, 2016

Preferred Respondent(s) announced/negotiations begin Week of April 18, 2016

Pre-qualified Respondents will have an approximately eight-week response period for written

proposals, followed by Respondent interviews and evaluations. The County will offer mid-course

discussions via web conference with a representative of Mecklenburg County and the solicitation

management team from HR&A Advisors during the week of January 11, 2015. Respondents can

request a time between 9am and 5pm EST on Monday, January 11 or Friday, January 15 by

emailing: [email protected], with your name, contact information, firm

name, and preferred dates and times for discussion. Please submit your request by December 30,

2015 at 5pm EST.

Questions may also be submitted to the Mecklenburg County email address above. Responses

to questions submitted and asked during mid-course discussions will be shared online.

mailto:[email protected]


V. SUBMISSION INSTRUCTIONS & QUESTIONS

Responses should be delivered as a single bound package, including a table of contents and

tabs indicating the four sections described in the Submission Requirements section of this RFP.

The County has engaged HR&A Advisors, Inc. to serve as solicitation manager for this RFP and RFP

process. Respondents must submit two (2) hard copies and one (1) electronic version of their

responses on a flash drive. Submissions must be received by no later than Friday, February 19, 2015

at 4pm EST. Submissions should be labeled “RFP Response: Brooklyn Village and Walton Plaza

Redevelopment” and delivered to:

HR&A Advisors, Inc.

ATTN: Mecklenburg County Solicitation Team

99 Hudson Street, 3rd Floor

New York, New York 10013

All questions regarding this RFP should be submitted via email only to

[email protected] by January 18, 2016 at 5pm EST. Answers to

questions asked will be posted on the County’s website at: www.charmeck.org/redevelopment

in batches as they are received. The County will make efforts to respond to questions within 48

hours of receipt. While the County will attempt to answer all questions that are submitted, it

reserves the right to not respond to all questions.


http://www.charmeck.org/redevelopment


APPENDICES

A. Pro Forma Template

B. Request for Qualifications

C. General Provisions

D. Miscellaneous Project Requirements

a. ADA Compliance

b. MWSBE Participation

c. Insurance Requirements

d. E-Verify Requirement

E. Mecklenburg County Area Median Income


APPENDIX A – PRO FORMA TEMPLATE

Page intentionally left blank, see pro forma template linked on solicitation website at:

charmeck.org/redevelopment. The template will be posted by COB on Monday, December 21st,

at the latest.

http://charmeck.org/mecklenburg/county/BMC2U/Pages/Properties-for-Redevelopment.aspx?NotFoundURL=http://charmeck.org/redevelopment&Referrer=


APPENDIX B – REQUEST FOR QUALIFICATIONS

Page intentionally left blank, please see following pages.

APPENDIX B ATTACHMENT

BROOKLYN VILLAGE AND WALTON PLAZA

MASTER DEVELOPER SOLICITATION

Mecklenburg County, North Carolina

October 22, 2015


Mecklenburg County | Brooklyn Village and Walton Plaza Master Developer Solicitation 1

CONTENTS

I. Overview .......................................................................................................................................................... 2

II. The Sites ........................................................................................................................................................... 4

Site Descriptions ......................................................................................................................................... 4

Past Planning Efforts .................................................................................................................................. 5

III. Local Context: The Second Ward ............................................................................................................. 7

History of the Second Ward ..................................................................................................................... 7

The Second Ward Today .......................................................................................................................... 8

IV. The Opportunity ......................................................................................................................................... 13

Deal Structure ........................................................................................................................................... 13

Project Objectives ................................................................................................................................... 13

V. Submission Requirements .......................................................................................................................... 14

VI. Evaluation Criteria ..................................................................................................................................... 17

VII. Solicitation Schedule ................................................................................................................................ 18

VIII. Submission Instructions & Questions ..................................................................................................... 19

IX. Key Reference Documents ...................................................................................................................... 20

Appendices ...................................................................................................................................................... 21

Appendix A – General Provisions ................................................................................................................. 22

Appendix B – Miscellaneous Project Requirements ................................................................................. 23

Appendix C - Mecklenburg County 2014 Area Median Income .......................................................... 25



I. OVERVIEW

Mecklenburg County, NC (“the County”) is soliciting proposals to select a development team

(“the Master Developer”) to construct and comprehensively manage mixed-use development on

an 11.3-acre site known as “Brooklyn Village” and a 5-acre site known as “Walton Plaza” in the

Second Ward neighborhood of Uptown Charlotte, NC. The properties are currently controlled by

the County. Redevelopment proposals for these parcels should be aligned with the Project

Objectives described in the Opportunity section of this Request for Qualifications (“RFQ”).

This effort to redevelop the Brooklyn Village and Walton Plaza sites is a partnership among the

County, the City of Charlotte, the Charlotte-Mecklenburg Board of Education, and the Charlotte

Housing Authority. Through this process, the partners seek to regain some of the diversity of

ethnicity, age, housing type, and architecture that was lost in the Brooklyn community of the

Second Ward as a consequence of earlier urban renewal efforts. The successful Master Developer

will demonstrate sensitivity to the history of the surrounding Brooklyn neighborhood and, where

possible, seek to incorporate remembrances of the neighborhood, residents, street names, history,

architecture, and important businesses and public facilities into its vision. Past planning efforts and

recommendations are summarized in the Second Ward Master Plan and Center City 2010 Vision

Plan (also linked to this RFQ in Section IX: Reference Documents). The Brooklyn Village site, with an

Uptown Mixed Use District – Optional (“UMUD – O”) zoning designation, and the Walton Plaza site,

with an Uptown Mixed Use District (“UMUD”) zoning designation, offer Respondents flexibility in

program, height, and density, and the opportunity to create a vibrant, active development within

the Second Ward.

The selected Master Developer must incorporate the partners’ specific objectives with respect to

affordable housing and open space into its redevelopment plan. Within the Brooklyn Village site,

the Master Developer must provide at least 30 units of affordable housing (geared toward

households with an annual income of 80% of area median income or lower), as specified in the

Interlocal agreement between Mecklenburg County and the City of Charlotte (see the Interlocal

agreement linked in Section IX: Reference Documents). In addition, the Master Developer will also

develop or preserve an urban open space of at least 1.6 acres within the Brooklyn Village site,

consistent with the recommended design approach in the Second Ward Master Plan.

As part of the redevelopment, the Master Developer will commit to financing and/or construction

of horizontal improvements for the sites as necessary to support development plans, which may

include rerouting the existing storm drainage pipe, removal of a fountain, grading, and road

construction. Additionally, the Master Developer will be responsible for financing and/or

performing hazardous material abatement and demolition for existing buildings located on the

properties. Respondents may, however, propose County participation in some or all of these

financing and delivery responsibilities. The terms of any participation will be negotiated between

the County and Master Developer finalist in the subsequent Request for Proposals stage.

The County intends to sell one or both parcels to a Master Developer (a single organization or joint

venture), and requests that Respondents express preferences and rationales for single parcel bids,

if any.

Selection of the Master Developer will occur in two phases. Phase I (Request for Qualifications) will

require Respondents to present information about their development teams’ ability to finance,


http://charmeck.org/city/charlotte/charlottefuture/documents/2010visionplan.pdf




construct and manage large mixed-use developments in urban settings. This includes written

statements of qualification to demonstrate the Respondents’ current capabilities as well as past

successes in bringing such developments to the market.

Based on the results of Phase I, the most qualified Respondents, as determined by the County, will

be invited to present more refined financial documentation, site plans, and an offer to the County

to purchase and develop the sites. This will constitute Phase II (Request for Proposals). Those

selected to participate in the Request for Proposals phase will have demonstrated an ability to

achieve successful urban development through public-private partnerships. This includes the

ability to understand, implement, and manage essential elements of a successful development,

such as the ability to finance, design, construct, operate, and maintain all improvements that are

to become part of the Brooklyn Village and Walton Plaza project.



II. THE SITES

SITE DESCRIPTIONS

Brooklyn Village and Walton Plaza are located in the heart of Charlotte’s Second Ward

neighborhood.

The Brooklyn Village site is approximately 11.3 acres and is bounded by First Baptist Church, S.

McDowell Street, E. 3rd Street, and E. Martin Luther King, Jr. Boulevard. Immediately surrounding

the Brooklyn Village parcels are several institutional uses including the Charlotte-Mecklenburg

Government Center, the Mecklenburg County Aquatic Center, Charlotte-Mecklenburg Schools

Metro School, and the Mecklenburg County Courthouse. The property is named as a tribute to

the “Brooklyn” community that called the area home from the end of the Civil War to the 1960s.

Until recently, the property was home to the Charlotte-Mecklenburg Board of Education

administrative headquarters (known as the Education Center) and Marshall Park, which was

owned by the City of Charlotte. The parcels were assembled by Mecklenburg County in 2007

under an agreement between Mecklenburg County, the City of Charlotte, and the Board of

Education with the goal of redeveloping the site and returning it to community use in an effort to

contribute to the economic and social vitality of Uptown Charlotte and Mecklenburg County as

a whole.

The Walton Plaza site is approximately 5 acres and is bounded by East Stonewall Street, S.

McDowell Street, S. Alexander Street, and I-277. It is located on the southern edge of the Second

Ward and benefits from high accessibility and visibility from I-277. Immediately surrounding the site

are parcels slated for or undergoing development, including the Presley multi-family project

(formerly known as Fountains Uptown) and the Actor’s Theater. Walton Plaza is a seven-story Class

B office tower that is occupied by Mecklenburg County and Charlotte-Mecklenburg Schools

(“CMS”). CMS intends to vacate their premises within the 2016 calendar year. Mecklenburg

County also has plans to vacate the property. The timing of this vacancy will be part of

negotiations with the Master Developer finalist in the subsequent Requests for Proposals stage.

Between the two sites are the Mecklenburg County Aquatic Center, which is currently undergoing

significant renovation, and the Metro School site. Owned by the Charlotte-Mecklenburg Board of

Education, the Metro School site includes the old Metro School, which is no longer in use and could

potentially be incorporated into a broader redevelopment proposal, but is not directly part of this

solicitation.

The County seeks a Master Developer with the experience and ability to transform these parcels

into a diverse and vibrant neighborhood, as envisioned in the Second Ward Master Plan and

Center City 2010 Vision Plan (which aligned closely with the goals of the Master Plan) to create a

mixed-use hub in this area. This includes development of up to 9.7 acres of the Brooklyn Village

site and 5 acres of the Walton Plaza site. At least 1.6 acres of the Brooklyn Village site must be

delivered as open space to complement the vertical uses developed on the sites.



Aerial of Brooklyn Village and Walton Plaza sites.

Source: Mecklenburg County/Pictometry

PAST PLANNING EFFORTS

In 2000, the City of Charlotte and Mecklenburg County both adopted the Center City 2010 Vision

Plan, a comprehensive vision for Uptown Charlotte that states a desire for variety in Uptown uses,

housing types, transportation options, open space and ethnic and racial diversity. The Second

Ward Master Plan was adopted in 2002 and is a component of the Center City 2010 Vision Plan.

The vision established in the Center City 2010 Vision Plan was reaffirmed in the Center City 2020

Vision Plan.

The Second Ward Master Plan set out a vision to “create a livable and memorable urban

neighborhood in the heart of the city through mixed land uses, diverse architecture and housing

types, unique infrastructure, and a hierarchy of open spaces. These components will combine to

welcome and support a diverse population with varied ages, races, and socio-economic

backgrounds.” The plan includes specific goals for creating a livable neighborhood and vibrant,

18-hour uses for a diverse residential population, including workforce housing; providing high-

quality architecture, accompanied by unique open space; and improving the local pedestrian

and transportation environment. This vision guides the County’s aspirations for the redevelopment

of the Brooklyn Village and Walton Plaza parcels. Respondents are encouraged to look to the

Second Ward Master Plan as a reference for these sites, to be built upon in their development

visions.

The Brooklyn Village property was rezoned in 2007 (#2007-088) from UMUD to UMUD-O. UMUD

allows for wide range of land uses, including residential, office, hotel, retail, educational,



http://ww.charmeck.org/Planning/Rezoning/2007/083_099/2007-088%20Approved%20Site%20Plan.pdf



institutional, and small-scale manufacturing, among other uses. UMUD-O allows for unique designs

and uses with exceptions from the base UMUD standards. Development plans should adhere to

the specific standards of the approved site plan and to the City of Charlotte’s Zoning Ordinance.

If changes are proposed, a new rezoning petition would need to be reviewed and approved by

the Planning Commission and City Council.

The Walton Plaza property is currently zoned UMUD, allowing for the wide range of uses described

above. If necessary, the County may consider support for rezoning the property as part of the

Master Developer’s development proposal.

The zoning description above is provided for informational purposes. Respondents are

encouraged to review the full text of the Charlotte Zoning Ordinance to inform proposed

development plans. An interactive GIS map of the sites is available via Mecklenburg County’s GIS

website.

http://ww.charmeck.org/gatewaycharlotte/PDF/Zoning_Ord_City_Chapter09.pdf

http://polaris3g.mecklenburgcountync.gov/

http://polaris3g.mecklenburgcountync.gov/



III. LOCAL CONTEXT: THE SECOND WARD

HISTORY OF THE SECOND WARD

The Second Ward is one of four wards within Uptown Charlotte, each with its own distinct

character and history. Charlotte’s Second Ward was home to many of Charlotte’s prominent

residents and businesses. Beginning in the 1860’s and following the Civil War, many freed African-

Americans settled in the Second Ward due to its housing stock and close proximity to business

establishments that served African-Americans. By the early 1900s, the majority of Second Ward

residents were of African-American descent, and the area became known as “Brooklyn.”

Brooklyn was home to many thriving small businesses and community institutions that served the

community, including Myers Street School and later Second Ward High School, which was the only

high school for African-Americans in Mecklenburg County. It was also home to such facilities as a

YMCA and the only public library for African-Americans in the state of North Carolina.

Development patterns seen today in the Second Ward are a result of past redlining and urban

renewal projects that dismantled the fabric of the Brooklyn neighborhood and resulted in much

of the neighborhood’s history and character being lost. Beginning in the 1930s, federal and local

polices and guidelines resulted in the Brooklyn area being “redlined” and zoned industrial. This

made it difficult for homeowners and businesses in the area to obtain loans for home ownership

and community investment. As a result, many Brooklyn residents began to leave the Second Ward

for other Charlotte neighborhoods such as Biddleville and University Park in the northwest portion

of the City.

In 1961, the Charlotte City Council voted to clear eight blocks of the Brooklyn neighborhood to

make way for what would become space for government facilities, private businesses, and the

current Marshall Park as part of an urban renewal project largely funded by the federal

government. By the end of this period, over 1,000 families and many businesses were displaced

from the Brooklyn neighborhood.

Fourth of July in the historic Second Ward

Source: Mecklenburg County

Historic Second Ward homes

Source: Mecklenburg County



THE SECOND WARD TODAY

Revitalization of the Second Ward

The urban heart of Charlotte, known as Uptown, is a major employment hub for the southeastern

United States. The district is home to major corporate headquarters, including Duke Energy, Bank

of America, Ally Bank, Babson Capital Management, Babcock & Wilcox, and regional

headquarters for Wells Fargo and BB&T Bank; the City’s professional sports teams, including the

National Football League’s Carolina Panthers (playing at Bank of America Stadium) and the

National Basketball Association’s Charlotte Hornets (playing in Time Warner Cable Arena);

signature open space in Romare Bearden Park; and a growing residential population seeking an

urban lifestyle in Charlotte. Uptown Charlotte’s population in particular has grown rapidly over the

past decade, and combined with strong industry presence, has supported Charlotte’s recovery

since the recession.

Site Context

Source: HR&A Advisors, Inc.

The Second Ward is prime for transformation from a government office district into a vibrant mixed-

use district, including residential development, hospitality, and entertainment venues. In 1995,

City-led development of the 850,000-square foot Charlotte Convention Center spurred additional

development activity in the area, including the 2002 completion of Wachovia Bank’s 42-story

office tower and public space, The Green. The opening of the Charlotte Area Transit System’s

rapid rail LYNX line also supported local growth, and connected Uptown to neighborhoods to the

south.



Today, a number of cultural institutions and entertainment destinations are located in the Second

Ward, including the Bechtler Museum of Modern Art, The Harvey B. Gantt Center for African-

American Arts and Culture, and the NASCAR Hall of Fame, all of which opened within the past 15

years. The area has also seen a high volume of hotel development, beginning with a 700-room

Westin Hotel in 2003, and is now home to other well-known hotel flags including Hilton, Hyatt, and

Le Meridien. In 2010, as part of the Center City 2010 Vision Plan, Charlotte citizens collaborated on

a master plan for the Second Ward, which laid out a vision to continue the area’s transformation

into a vibrant district, with a mix of uses along the Brooklyn Village site and adjacent sites.

Most recently, development has begun on eight acres along Stonewall Street and Interstate 277,

where highway construction left land vacant and readily available for disposition by the City. The

developments anticipated on these sites and adjacent private land provide further proof of the

corridor’s emergence as a vibrant area for residential, hotel, and retail activity.

Demographic Snapshot

Uptown Charlotte’s residential population has grown tremendously since 2000, increasing 122% by

2013, outpacing Mecklenburg County growth of 38%. Median household income in Uptown is

$65,000, higher than the County median of $53,000, driven by younger, affluent professionals

moving into the area seeking an urban lifestyle. The 20 to 34 year-old cohort, the largest rental

group in the City, is expected to grow by 2% this year, more than five times the national average,

increasing demand for urban product in the area.

Residential Market Overview

While this shift in demographics is spread throughout Uptown, new development has increasingly

moved into the Second Ward. Today, approximately 25% of the residential development pipeline

is located in the Second Ward. Along the Stonewall corridor, 230 units are anticipated at the

Presley Uptown Apartments (formerly known as Fountains Uptown) and another 440 units are

anticipated at Crescent Communities’ mixed-use development at Stonewall Station, proximate

to the Convention Center. An additional 280 units are planned in the 28-story 1 Brevard

condominium tower located near the northern part of the Second Ward. Planned and recently

completed projects are amenity-rich, often including gym space, rooftop decks, and high-end

appliances, and achieving rents at and above $2.00 per square foot, approximately 56% higher

than buildings built prior to 2010. An increase in vacancy rates, from 3% in 2014 to 5.4% this year,

is likely largely due to the amount of product being delivered to the market. There continues to

be an opportunity to capitalize on unmet demand for young professionals, empty nesters, and

Uptown workers who wish to live within a vibrant, urban lifestyle.



Hotel Market Overview

Charlotte’s strong hotel market has been driven by the hub of activity present in Uptown Charlotte,

which hosts over 12 million visitors each year, welcoming them to 298 food, beverage, and

entertainment establishments, as well as 18 major event venues, from major league and

international sports to the arts to major conferences. In 2014, the city hosted 169 sporting events

attracting over 2.4 million attendees, including, for the first time in its history, two major international

soccer matches in the same summer, one of which was a Champions Cup match between

Chelsea and Paris-Saint Germain that attracted

over 60,000 fans. Additionally, local art museums,

galleries, and theatres hosted over 490 cultural

events in Uptown. Strong demand has driven a

healthy hotel market, with a weekend

occupancy rate remaining constant at

approximately 70% for the past two years. In that

same timeframe, the average weekend daily

rate has increased from $147 to $155, while

revenue per available room has increased

significantly in the past year (12.6%). Uptown

Charlotte’s hospitality industry is projected to

expand by 36% throughout next year.

The Second Ward, which is home to many of the

City’s entertainment venues and civic facilities,

has been a prime destination for hotel development over the past ten to fifteen years, and over

70% of the City’s existing 4,500 hotel rooms are located in the immediate area. A strong pipeline

also exists in the Second Ward, including:

A 250-room, 10-story Embassy Suites, now under construction directly across the street from the

Convention Center (right);

A 350-room hotel at Tryon Place, a mixed-use development that also includes an office,

residential, and retail component;

A 400-room hotel at mixed-use Stonewall Station project.

Despite this burst of development, local tourism and event marketers see additional opportunity

for as many as 1,000 additional rooms, especially to support Convention Center activity.

Office Market Overview

Uptown Charlotte’s office market is driven by a growing, educated workforce within the market’s

22.9 million square feet of office space, over 60% of which is Class A space. Over 100,000 people

work in 1,100 companies in the market and over 50% of Charlotte’s workforce holds at least a

bachelor’s degree, a rate that exceeds County and State-wide levels. Furthermore, growth in

office-using industries is driving demand for quality office space across Mecklenburg County.

Growth in the healthcare and professional, scientific and technical services industries has been

particularly pronounced, as these industries have increased local employment by 61% and 57%,

respectively, from 2002 to 2012. Since 2009, these and other industries, including administrative

and waste services, finance and insurance, and information employment, have produced

Embassy Suites, a 250-room hotel under construction

near the Convention Center.

Source: Charlotte Center City Partners



demand for 6.4 million square feet of additional commercial space. For example, recent office

activity in the Uptown office market includes the 115,000 square foot expansion of AvidXchange’s

Charlotte headquarters in the Fourth Ward. The automated bill payment software company is

planning to introduce at least 600 new jobs over the next five years and invest $21.4 million in the

local economy.

Commercial office development in the Second Ward is also tracking Uptown’s overall market

strength. Traditionally known as Charlotte’s Government District for its cluster of public-sector office

space including City Hall, Mecklenburg County Courthouse, and the Charlotte-Mecklenburg

Government Center, new development activity includes over 1 million square feet of planned

and under construction office within the Second Ward. Notable activity includes:

Tryon Place: Bordered by Tryon, Stonewall, College and Hill Streets adjacent to the

Charlotte Convention Center, Crescent Communities is developing a $300+ million project

expected to begin construction later this year. The development will consist of two towers,

one including a 350-room hotel and luxury apartment housing, and another containing

715,000 square feet of Class A office space and ground floor retail that is expected to

accommodate over 4,000 workers.

615 S. College: Across the street from Tryon Place, Portman Holdings will build a 15-story,

345,000 square foot office tower, including retail and a parking garage next to the Westin

Hotel on the corner of College and

Stonewall Streets. With expected

completion in 2017, construction is currently

underway with finalized designs calling for a

1/3 acre of green space to be built on its

roof deck for hosting corporate events or

outdoor meeting space.

Historically strong commercial office

development and leasing activity in Uptown

and a vacancy rate under 10% suggests a

continued potential for office space to play

a role in mixed-use, large-scale programs.

Retail Market Overview

Across Uptown Charlotte’s 2.1-million square

foot retail market there is an opportunity to

address significant market demand for

walkable, neighborhood-serving retail and

grocery stores. With a vacancy rate of less

than 6%, there are more than 50 shops and

a range of 230 dining and entertainment options in the Uptown market including the 7th Street

Public Market, EpiCentre, and NC Music Factory. However, as household income and worker’s

salaries are expected to continue to increase with a growing job and housing market, there are

opportunities to capitalize on growing consumer spending potential beyond entertainment and

dining services.

A proposed mixed-use development adjacent to the

Stonewall LYNX station by Crescent Communities.

Source: Charlotte Center City Partners



The retail landscape within the Second Ward reflects the Uptown trend, representing an exciting

opportunity to support a growing residential market by investing in additional neighborhood-

serving retail amenities and food markets. Currently only the EpiCentre complex provides a

concentration of retail and food service outlets whose programming focuses largely on providing

and complementing surrounding entertainment venues, and not diversified enough to target the

needs of future residents. Other existing retail largely serves local office workers, including national

chain cafes that are not open after the workday. Currently there is only one retail project in the

Second Ward’s development pipeline, at the mixed-use project at the Stonewall LYNX station.

The Crescent Communities project will include 47,000 square feet of retail, with Whole Foods

serving as its anchor tenant along East Stonewall Street. New retail can provide an amenity for a

mixed-use program and benefit from growing demand from office workers, residents, and visitors

within the Second Ward as development arrives in the area.

Recently completed and ongoing developments in Uptown Charlotte.

Source: HR&A Advisors, per Charlotte Center City Partners



IV. THE OPPORTUNITY

DEAL STRUCTURE

Mecklenburg County controls the Brooklyn Village and Walton Plaza parcels under agreements

with the City of Charlotte and the Charlotte-Mecklenburg Board of Education. The County is

seeking disposition of both parcels.

To support site redevelopment, the Master Developer may be required to finance and perform

site infrastructure requirements, including grading, road construction, and demolition of existing

buildings on the properties (or property). Additionally, at least 1.6 acres of the Brooklyn Village site

must be delivered as, or remain, open space to complement the vertical uses developed on the

sites. The Master Developer must also provide at least 30 units of affordable housing on the

Brooklyn Village site, consistent with the current Interlocal agreement for the site (for households

earning 80% of area median income annually, or less). The County is open to negotiating sharing

financing or delivery of some or all of these responsibilities with the Master Developer finalist in the

subsequent Request for Proposals phase.

The County intends to sell one or both parcels to a Master Developer (a single organization or joint

venture), and requests that Respondents express preferences and rationales for single parcel bids,

if any. In the RFQ stage, Respondents are required to submit all material under the Conceptual

Plan requirement (described in Section V: Submission Requirements) for both sites. The County

values Respondents’ ability to execute their entire development program, as well as their

efficiency in timing and completion of development, while respecting reasonable absorption and

other market timing considerations.

PROJECT OBJECTIVES

Mecklenburg County seeks to fulfill the vision statement identified in the Second Ward Master Plan,

Center City 2010 Vision Plan, and subsequent goals set forth by the County for the Brooklyn Village

and Walton Plaza sites. Specifically, the County is seeking a development partner who will achieve

the following goals (in order of priority):

Facilitate creation of a program that creates long-term economic development benefits

for the County and surrounding community.

Complete development of a high-quality program in a timely and efficient manner.

Create and execute a thorough local resident and stakeholder engagement process, in

which local input is reflected in the eventual development program.

Maximize the near-term financial return to the County upon acquisition of these parcels,

while balancing the above goals within the development program.

Respondents should clearly and concisely demonstrate their ability to fulfill these goals in their

plans for the Brooklyn Village and Walton Plaza parcels. Development visions should clearly

describe how Respondents’ plans will fulfill the Project Objectives, honor the area’s historic past,

and support the vision outlined in the Second Ward Master Plan and reinforced in the Center City

2010 Vision Plan. Respondents are encouraged to use the Master Plan as a guide, though not a

required outcome, when formulating their development vision.



V. SUBMISSION REQUIREMENTS

The County invites highly accomplished developers with a proven track record of delivering

successful and recognized developments to submit statements of qualification. Respondents must

submit two (2) hard copies and one (1) electronic version of responses on a flash drive no later

than Tuesday, November 24, 2015 at 4:00 PM EST. More detailed instructions for submissions are

provided in the Submission Instructions and Questions section.

The selected Master Developer will be responsible for creating an overall development plan that

is consistent with the County’s vision for the sites, guided by the goals of the Second Ward Master

Plan. To be considered for participation in Phase II (Request for Proposals), the Respondent must

clearly, completely and concisely address each of the following areas in its response to this RFQ:

I. DEVELOPMENT TEAM Respondents should include a description of all firms comprising

the development team, including intended design partners, engineers, construction

team, etc. For all key personnel, provide a resume, describing relevant experience and

intended role on the project team. For the development team, Respondents should

also include a diagram or organizational chart illustrating the relationship between the

lead developer and any subcontractors or partners. For teams led by a joint venture,

clearly show the structure and percentage of ownership held by each lead team

member.

II. RELEVANT PREVIOUS EXPERIENCE Respondents should demonstrate their ability to

succeed at designing, constructing, and managing the Brooklyn Village/Walton Plaza

project by sharing information on at least three previous projects that illustrate its ability

to fulfill the goals of this project. In particular, Respondents should highlight:

Experience in master development of mixed-use urban projects in an urban

context similar to Uptown Charlotte.

Residential or mixed-use development that contributed to a sense of place

and activated an area of a city’s urban core, especially those with a historic

component or that pay tribute to an area’s local history.

A successful public-private partnership that included horizontal

improvements.

Experience creating affordable housing or other subsidized housing

developments, and particularly those in which the developer took

advantage of The Low-Income Housing Tax Credit Qualified Allocation Plan

for the State of North Carolina or other similar programs.

For all projects submitted as examples of relevant previous experience, Respondents

should provide: project location; project size and program description, including

phasing; completion date; public sector involvement, if any; total project costs and

financing structure (detailing sources of capital); and a representative image (or

images) of the project.

III. CONCEPTUAL PLAN Respondents should submit a written narrative and high-level

conceptual site plan for both sites (including preliminary drawings, if useful) that



addresses the program identified in the Second Ward Master Plan, including historical

character. Mecklenburg County recognizes that this plan will be refined in the RFP

stage should Respondents move forward. The conceptual plan should include:

A description of adherence to provisions of the City of Charlotte’s UMUD

zoning category or use of any additional review or approvals processes

under the UMUD-O zoning provision, if applicable.

The location of improvements and proposed use types to be included

throughout the site.

Discussion of phasing and timeline for full project development.

A preliminary development program, including anticipated square footage

of each use, and number of residential units, including number of proposed

affordable residential units (Proposals should include a minimum of 30 units

for households earning up to 80% of the area median income. See Appendix

C for Mecklenburg County area median income).

Anticipated maximum building height.

A description of incorporation of historical references.

A description of the intended design scheme for the project, including how

the design is consistent with the program recommendations in the Second

Ward Master Plan.

A description of the Respondent’s approach to marketing and outreach,

including how the Respondent will engage the community.

If the Respondent prefers to bid on only one site going forward, a statement

expressing that preference, and rationale for this approach.

IV. FINANCIAL CAPABILITY Respondents should provide detailed information about their

ability to financially fulfill the obligations of the development project. Respondents

should provide the following information:

Information about the Respondent’s overall financial position, past history of

raising capital, and resources available to complete this project.

Most recent annual financial statements.

Composition of real estate portfolio by type and occupancy percentage.

Description of the sources of equity and/or debt Respondent believes will be

attracted to investing in this project and description of any tentative

commitments. Attach any letters of intent/interest that are available (if those

can be named at this time).

Narrative indicating the Respondent’s acceptance of, or differing approach

to, the deal structure described in this RFQ, including the anticipated timing

of payments to the County. Note that the County seeks to maximize the

near-term proceeds from disposition of these parcels.

A statement indicating that the Respondent does not currently and has not

had any loans in default within the past five years, and has not filed for

bankruptcy, had a project foreclosed on, or faced government fines.

Alternatively, if any of these have occurred, include a description of the



actions and the project-related circumstances in which the actions took

place.

Description of any litigation that has been filed against the development

team or its members related to real estate projects during the past 10 years,

as well as the outcome of that litigation. If no litigation has been filed, please

include a statement to this affect.

Shortlisted Respondents will be required to develop these materials further for the RFP stage,

including:

Refinement of development program and inclusion of architectural proposals, including

massings, plans, and illustration of phasing;

Confirmation of technical team members;

Full financial proposals, including a detailed pro forma for the County’s review;

Development schedule; and

Other requirements, as deemed necessary by Mecklenburg County, including

participation in an interview session.



VI. EVALUATION CRITERIA

Based on the quality and scope of information presented by Respondents, the County will select

a shortlist of Respondents to participate in Phase II of the solicitation process for the

redevelopment of the Brooklyn Village and Walton Plaza parcels. Respondents will be evaluated

based on the criterion and weighting described below.

I. REDEVELOPMENT APPROACH Respondents will be evaluated on their approach to

fulfilling the Project Objectives described in this RFQ, and conformity to the vision expressed

in the Second Ward Master Plan. Those selected to move on to Phase II will demonstrate

an ability and willingness to embrace the goals of:

Efficiently producing a mixed-use development that strives to bring a new and

exciting product to the Charlotte market, and that reflects a strong understanding

of market potential and timing.

Supporting the long-term economic development of the Second Ward by

incorporating employment-driven uses into the site and provision of high-quality

jobs during the construction and ongoing operations of the project.

Demonstrating the commitment, ability, and willingness to incorporate affordable

housing. Proposals containing a commitment to more than the required number of

affordable housing units have an opportunity to earn a higher score for this sub-

component.

Respecting community input, the site’s historical context, and making every

possible effort to infuse remembrances and flavor of the past Brooklyn

neighborhood into the project. Proposals with an especially strong plan for

engaging the community and incorporating community input into their

development plan have an opportunity to earn a higher score for this sub-

component.

[40% total for the above categories]

II. RELEVANT EXPERIENCE AND QUALIFICATION Respondents will be evaluated on relevant

recent past experience with developing successful projects that are similar in vision, scope,

size, and challenges as the Brooklyn Village/Walton Plaza project. Respondents, including

any potential development partners, will need to demonstrate relevant experience in

complex public-private ventures and mixed-use projects, with a proven track record of

projection execution and achievement of public-sector and community objectives. [30%]

III. FINANCIAL SOUNDNESS AND CAPABILITY Respondents’ financial capability to fulfill the

obligations of redeveloping the site will be evaluated based on its previous ability to

financially meet the obligations of similar projects and demonstration of its ability and

capacity to secure future financing that will appropriately fund the project through

construction and maintenance for many years to come. [30%]



VII. SOLICITATION SCHEDULE Mecklenburg County anticipates the following schedule for the RFQ process.

Milestone Date

RFQ released by County October 21, 2015

Pre-bid conference November 3, 2015

Deadline for questions to County November 9, 2015

Response to questions posted by County November 16, 2015

Qualification submissions due November 24, 2015

Evaluation November 24-December 11, 2015

Shortlisted Respondents announced/invited to RFP December 14, 2015

Phase II will follow evaluation of RFQ responses. This stage is anticipated to launch approximately

two to three weeks after RFQ responses are received, and will allow for an eight-week response

period for RFP Respondents, followed by Respondent interviews and evaluations. A detailed

schedule for this process and the evaluation process will be included in the RFP document.

The County will host a pre-bid conference on Tuesday, November 3, 2015, at 10:00 AM EST, at the

Charlotte-Mecklenburg Government Center (600 E. Fourth Street, Charlotte, NC). This meeting will

provide information about the RFQ and RFP processes, include a walking tour of the sites and

surrounding area, and provide a forum for Respondents to ask questions about the process and

contents of this RFQ. Responses to questions asked at the pre-bid conference will be shared online.

Attendance at the pre-bid conference is optional. Please confirm your attendance at the pre-bid

conference by emailing: [email protected], with your name, firm

name, and intent to attend.




VIII. SUBMISSION INSTRUCTIONS & QUESTIONS

Responses should be delivered as a single bound package, including a table of contents and

tabs indicating the four sections described in the Submission Requirements section of this RFQ.

The County has engaged HR&A Advisors, Inc. to serve as solicitation managers for this RFQ and

RFP process. Respondents must submit two (2) hard copies and one (1) electronic version of their

responses on a flash drive by no later than Tuesday, November 24, 2015 at 4:00 PM EST. Submissions

should be labeled “RFQ Response: Brooklyn Village and Walton Plaza Redevelopment” and

delivered to:

HR&A Advisors, Inc.

ATTN: Mecklenburg County Solicitation Team

99 Hudson Street, 3rd Floor

New York, New York 10013

All questions regarding this RFQ should be submitted via email only to

[email protected] by November 9, 2015. Respondents will also have an

opportunity to ask questions at the pre-bid conference on November 3, 2015. Questions asked at

the pre-bid conference and submitted online will be posted on the County’s website at:

www.charmeck.org/redevelopment. While the County will attempt to answer all questions that

are submitted, it reserves the right to defer any or all questions until later phases of the process.





IX. KEY REFERENCE DOCUMENTS

All references or summaries of these documents within this RFQ are for informational purposes

only. Respondents are encouraged to review the full documents at the following links:

Second Ward Master Plan

Brooklyn Village Rezoning Application (#2007-088)

Charlotte Zoning Ordinance

Center City 2010 Vision Plan

Center City 2020 Vision Plan

Mecklenburg County- City of Charlotte Interlocal Agreement [available at the link

below]

Key reference documents and additional information about these sites are also available on the

RFQ webpage at: www.charmeck.org/redevelopment.


http://ww.charmeck.org/Planning/Rezoning/2007/083_099/2007-088%20Approved%20Site%20Plan.pdf

http://ww.charmeck.org/gatewaycharlotte/PDF/Zoning_Ord_City_Chapter09.pdf






APPENDICES

A. General Provisions

B. Miscellaneous Project Requirements

a. ADA Compliance

b. MWSBE Participation

c. Insurance Requirements

d. E-Verify Requirement

C. Mecklenburg County Area Median Income



APPENDIX A – GENERAL PROVISIONS

A. Submittal Ownership / Costs- Upon submission, all information becomes the property of

Mecklenburg County which has the right to use any or all ideas presented in any

submission in response to this RFQ, whether or not the submittal results in a contract with

the submitting Consultant. If any materials submitted by Respondents are confidential,

each page of containing confidential information must be marked as such. All costs for

development of the written submittal are entirely the obligation of the Consultant and

shall not be remunerated in any manner by Mecklenburg County.

B. Non-Warranty of Request for Qualifications - Due care and diligence has been used in

preparing this RFQ. However, the County shall not be responsible for any error or omission

in this RFQ, nor for the failure on the part of the Respondents to ensure that they have all

information necessary to affect their submittals.

C. Request for Clarification - Mecklenburg County reserves the right to request clarification

of information submitted and to request additional information of one or more

Respondents, either orally or in writing.

D. Acceptance/Rejection of Submittals - Mecklenburg County reserves the right to accept

or reject any or all submittals in whole or in part, with or without cause, to waive

technicalities, or to accept submittals or portions thereof which, in the County’s

judgment, best serve the interest of the County.

Mecklenburg County reserves the right to request additional clarification or information

regarding Respondent proposals at any time during the evaluation and selection process.

E. Collusion - The Respondent, by submitting a Qualifications Statement and/or Proposal,

declares that the submission is made without any previous understanding, agreement, or

connections with any persons, Respondents, or corporations making a competing

submission on the same project, and that it is in all respects, fair, and in good faith without

any outside control, collusion, or fraud.



APPENDIX B – MISCELLANEOUS PROJECT

REQUIREMENTS

A. Americans with Disabilities Act (ADA) Compliance - Mecklenburg County will comply with

the Americans with Disabilities Act (ADA) which prohibits discrimination on the basis of a

disability. Mecklenburg County will make reasonable accommodations in all programs to

enable participation by an individual with a disability who meets essential eligibility

requirements. Mecklenburg County programs will be available in the most integrated

setting for each individual. If any accommodations are necessary for participation in any

program or services, participants are encouraged to notify County Staff.

B. Minority/Women/Small Business Enterprise - It is the policy of Mecklenburg County to

provide minorities and women equal opportunity for participating in all aspects of the

County's contracting and procurement programs, including but not limited to

employment, construction development projects, and materials/services, consistent with

the laws of the State of North Carolina. The policy of Mecklenburg County prohibits

discrimination against any person or business in pursuit of these opportunities on the basis

of race, color, national origin, religion, sex, age, disability, or veteran's status. It is further the

policy of Mecklenburg County to conduct its contracting and procurement programs so

as to prevent such discrimination and to resolve any and all claims of such discrimination.

C. Insurance and Indemnity Requirements – The Master Developer will be required to conform

to specific insurance and indemnity requirements prior to completion of a contract with

the County. To the extent permitted by law the Respondent shall indemnify and save

harmless Mecklenburg County, its agents and employees and assigns from and against all

loss, cost damages, expense and liability caused by sickness and disease to any person;

or damage or destruction to property, real or personal; arising from the negligent acts,

errors, or omissions of the Respondent in the performance of professional services provided

to the County.

The Respondent further agrees to purchase and maintain during the life of any agreement

entered into with the County the following insurance with an insurance company

acceptable to Mecklenburg County and authorized to do business in the State of North

Carolina:

Automobile: Bodily injury and property damage liability covering all owned, non-owned,

and hired automobiles for limits of not less than $1,000,000 each person/ $1,000,000 each

occurrence.

Comprehensive General Liability: Bodily injury and property damage liability insurance as

shall protect the Respondent from claim of bodily injury or property damage which arises

from operations of this contract. The amounts of such insurance shall not be less than

$1,000,000 bodily injury and property damage liability each occurrence/aggregate. This

insurance shall include coverage for product/completed operations and contractual

liability assumed under the indemnity provision of this contract. Mecklenburg County shall

be listed as an “Additional Insured.”



Consultant's Professional Liability: In a limit of not less than $1,000,000.

Workers' Compensation and Occupational Disease Insurance:

Coverage A - Worker's Compensation: Meeting the statutory requirements of the State of

North Carolina.

Coverage B - Employer's Liability: $100,000 each accident / $100,000 disease - each

employee / $500,000 disease - policy limits.

D. E-Verify: Pursuant to NCGS §153A-449(b) and NCGS § 64-26(a), any Employer/Contractor

that transacts business in this State, and employs 25 or more employees in this State

entering into a contract with the County, is required to verify the work eligibility status of all

newly hired employees through the E-verify program.

Certificates of such insurance will be furnished to Mecklenburg County and shall contain

the provision that Mecklenburg County be given thirty (30) days written notice of any intent

to amend or terminate by either the Consultant or the insuring company.



APPENDIX C - MECKLENBURG COUNTY 2014 AREA

MEDIAN INCOME

Mecklenburg

County Median

Income

$64,200

Persons in Family

1

$35,950

2

$41,100

3

$46,250

4

$51,350


APPENDIX C – GENERAL PROVISIONS

A. Submittal Ownership / Costs- Upon submission, all information becomes the property of

Mecklenburg County which has the right to use any or all ideas presented in any

submission in response to this RFP, whether or not the submittal results in a contract with

the submitting Consultant. If any materials submitted by Respondents are confidential,

each page of containing confidential information must be marked as such. All costs for

development of the written submittal are entirely the obligation of the Consultant and

shall not be remunerated in any manner by Mecklenburg County.

B. Non-Warranty of Request for Qualifications - Due care and diligence has been used in

preparing this RFP. However, the County shall not be responsible for any error or omission

in this RFP, nor for the failure on the part of the Respondents to ensure that they have all

information necessary to affect their submittals.

C. Request for Clarification - Mecklenburg County reserves the right to request clarification

of information submitted and to request additional information of one or more

Respondents, either orally or in writing.

D. Acceptance/Rejection of Submittals - Mecklenburg County reserves the right to accept

or reject any or all submittals in whole or in part, with or without cause, to waive

technicalities, or to accept submittals or portions thereof which, in the County’s

judgment, best serve the interest of the County.

Mecklenburg County reserves the right to request additional clarification or information

regarding Respondent proposals at any time during the evaluation and selection process.

E. Collusion - The Respondent, by submitting a Qualifications Statement and/or Proposal,

declares that the submission is made without any previous understanding, agreement, or

connections with any persons, Respondents, or corporations making a competing

submission on the same project, and that it is in all respects, fair, and in good faith without

any outside control, collusion, or fraud.


APPENDIX D – MISCELLANEOUS PROJECT

REQUIREMENTS

A. Americans with Disabilities Act (ADA) Compliance - Mecklenburg County will comply with

the Americans with Disabilities Act (ADA) which prohibits discrimination on the basis of a

disability. Mecklenburg County will make reasonable accommodations in all programs to

enable participation by an individual with a disability who meets essential eligibility

requirements. Mecklenburg County programs will be available in the most integrated

setting for each individual. If any accommodations are necessary for participation in any

program or services, participants are encouraged to notify County Staff.

B. Minority/Women/Small Business Enterprise - It is the policy of Mecklenburg County to

provide minorities and women equal opportunity for participating in all aspects of the

County's contracting and procurement programs, including but not limited to

employment, construction development projects, and materials/services, consistent with

the laws of the State of North Carolina. The policy of Mecklenburg County prohibits

discrimination against any person or business in pursuit of these opportunities on the basis

of race, color, national origin, religion, sex, age, disability, or veteran's status. It is further the

policy of Mecklenburg County to conduct its contracting and procurement programs so

as to prevent such discrimination and to resolve any and all claims of such discrimination.

C. Insurance and Indemnity Requirements – The Master Developer will be required to conform

to specific insurance and indemnity requirements prior to completion of a contract with

the County. To the extent permitted by law the Respondent shall indemnify and save

harmless Mecklenburg County, its agents and employees and assigns from and against all

loss, cost damages, expense and liability caused by sickness and disease to any person;

or damage or destruction to property, real or personal; arising from the negligent acts,

errors, or omissions of the Respondent in the performance of professional services provided

to the County.

The Respondent further agrees to purchase and maintain during the life of any agreement

entered into with the County the following insurance with an insurance company

acceptable to Mecklenburg County and authorized to do business in the State of North

Carolina:

Automobile: Bodily injury and property damage liability covering all owned, non-owned,

and hired automobiles for limits of not less than $1,000,000 each person/ $1,000,000 each

occurrence.

Comprehensive General Liability: Bodily injury and property damage liability insurance as

shall protect the Respondent from claim of bodily injury or property damage which arises

from operations of this contract. The amounts of such insurance shall not be less than

$1,000,000 bodily injury and property damage liability each occurrence/aggregate. This

insurance shall include coverage for product/completed operations and contractual

liability assumed under the indemnity provision of this contract. Mecklenburg County shall

be listed as an “Additional Insured.”


Consultant's Professional Liability: In a limit of not less than $1,000,000.

Workers' Compensation and Occupational Disease Insurance:

Coverage A - Worker's Compensation: Meeting the statutory requirements of the State of

North Carolina.

Coverage B - Employer's Liability: $100,000 each accident / $100,000 disease - each

employee / $500,000 disease - policy limits.

D. E-Verify: Pursuant to NCGS §153A-449(b) and NCGS § 64-26(a), any Employer/Contractor

that transacts business in this State, and employs 25 or more employees in this State

entering into a contract with the County, is required to verify the work eligibility status of all

newly hired employees through the E-verify program.

Certificates of such insurance will be furnished to Mecklenburg County and shall contain

the provision that Mecklenburg County be given thirty (30) days written notice of any intent

to amend or terminate by either the Consultant or the insuring company.


APPENDIX E - MECKLENBURG COUNTY 2014 AREA

MEDIAN INCOME

Mecklenburg

County Median

Income

$64,200

Persons in Family

1

$35,950

2

$41,100

3

$46,250

4

$51,350

BROOKLYN VILLAGE AND WALTON PLAZA MASTER DEVELOPER ... County Br… · Mecklenburg County |...

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