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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
Additional Questions
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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
Additional Questions
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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 $per SF per
month
Units
Affordable Set-Aside Efficiency 515 1.13 10 456
Affordable Set-Aside 1/BR 551 1.06 10 518
Affordable Set-Aside 2/BR 661 0.82 12 810
Efficiency 515 1.13 31 456
1/BR 551 1 06 41 518
Average UnitSize
Additional Questions
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Type DescriptionAvg. Res.
Unit SF
Resi-
dential
Units
Total Resi-
dential
SquareFootage
For Sale For-Sale Residential 1,138 26 29,588
For Rent Residential Apartments 635 168 106,674
Total 194 136,262
Residential Square Footage
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Product Type # of UnitsProduct
Mix
Average Base
Price (2011$)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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
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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SOUTHELMDEVELOPMENT GROUP
P h a s e 4
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SOUTHELMDEVELOPMENT GROUP
C o n n e c t i o n s
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SOUTHELMDEVELOPMENT GROUP
M e r c h a n d i s i n g
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SOUTHELMDEVELOPMENT GROUP
M e r c h a n d i s i n g
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SOUTHELMDEVELOPMENT GROUP
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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