Access the RFQ here.

Transcription

Request for Qualifications
First and Cherry Mixed-Use
Development Opportunity
Chattanooga, TN 37402
Offered by:
Friday, August 5, 2016
RE:
DEVELOPMENT OPPORTUNITY
FIRST AND CHERRY
Dear Potential Developers,
Thank you for your interest in moving downtown Chattanooga forward. For almost 30 years, River City
Company has played an integral role in downtown’s growth and development. As a private nonprofit, we
have had tremendous partners including government, foundations, downtown stakeholders and private
developers work hand in hand with us on projects that have garnered a worldwide reputation for their
vision, quality and authenticity. We have no doubt that these important parcels in the heart of our city
should and could do the same.
River City Company is the managing and general partner in First and Market, Limited Partnership, which
controls the development rights for this, one of the few remaining undeveloped parcels in the Riverfront
District.
We are excited about how this parcel will put a finishing touch on this well established and successful
district, once again contributing to the vibrancy of our downtown. Again, we appreciate your interest and
look forward to your proposal.
Sincerely,
Kim White
President and CEO
First and Cherry Development – Request for Qualifications
Page 1
Table of Contents
Who Is River City Company .......................................................................................................................... 3
History of River City Company ...................................................................................................................... 3
Executive Summary ...................................................................................................................................... 4
Parcel Information: .................................................................................................................................... 5
Existing Conditions ........................................................................................................................................ 6
Vision............................................................................................................................................................. 9
Desired Program and Objectives .............................................................................................................. 9
Urban Form and Use ................................................................................................................................. 9
Guiding Principles of Urban Design ........................................................................................................ 10
Urban Design Considerations ................................................................................................................. 11
Chattanooga Design Studio .................................................................................................................... 11
Home Owners Association Requirements (abridged): ................................................................................ 12
General Requirements ................................................................................................................................ 13
Submission .............................................................................................................................................. 13
Timeline ................................................................................................................................................... 13
Design Review ........................................................................................................................................ 13
Questions? .............................................................................................................................................. 13
General Terms and Conditions ................................................................................................................... 14
Environmental and Geotechnical ............................................................................................................ 14
Utilities and Storm Water ........................................................................................................................ 14
Real Estate Agreement, et al .................................................................................................................. 14
Real Estate Commission ......................................................................................................................... 14
Supporting Information ................................................................................................................................ 14
Downtown Market Study ......................................................................................................................... 14
Form Based Code ................................................................................................................................... 14
Appendices: ................................................................................................................................................ 15
A.
B.
C.
Geotechnical Exploration Report (excerpt pages), January, 1998 by Tri-State Testing & Drilling
Form Based Code – Downtown Core Residential Multi-Unit (D-RM) (excerpt pages), adopted June
21, 2016 by City of Chattanooga
The Ramble – Chattanooga Arts Promenade, Master Plan Document (excerpt pages), February,
2016 by W.M. Whitaker and Associates
Page 2
Who Is River City Company
River City Company is the economic development engine for Downtown Chattanooga. Through its work
to cultivate and advocate for a vibrant and healthy downtown, River City Company stimulates the
community's economic, social and cultural growth.
For almost 30 years, River City Company, a private non-profit, has worked in partnership with local
government, the private sector, and the philanthropic sector to support Downtown Chattanooga.
Because a vigorous downtown is a prerequisite for a healthier city, we’re working to keep downtown
Chattanooga working.
River City Company's Board of Directors represents the community at large with City and County Mayors,
representatives from Chattanooga City Council and Hamilton County Commission and numerous
community leaders. The Board of Directors provides an invaluable knowledge base to help us determine
the best use of our $3.2 million annual budget.
History of River City Company
River City Company has played an integral role in the redevelopment and revitalization of Downtown
Chattanooga. Created as a private non-profit in 1986 to implement a 20-year twenty-two mile blueprint for
Chattanooga's riverfront and downtown development, the non-profit was originally capitalized with $12
million from local foundations and financial institutions.
By working with local government, the private sector, and the philanthropic sector, River City Company
supported and developed key real estate projects in Downtown Chattanooga. From the fulfillment of the
initial recommendations of the Moccasin Bend Task Force for the development of the Tennessee
Riverwalk, to the development of the Tennessee Aquarium, the redevelopment of the Kirkman High
School site, fulfillment of the 21st Century Waterfront Plan, the Majestic Theater and recently The Block,
River City Company has been most successful as a public purpose development company.
Page 3
Executive Summary
First and Market, Limited Partnership has the development rights to this highly desirable and key parcel in
the Riverfront District of downtown Chattanooga. The site is currently an unimproved lot, approximately
6,175 square feet in area.
Developers are sought to create a sustainable mixed-use (for sale residential and optional quiet
retail/commercial) project that will increase the availability of housing in the district and animate the
street/public realm.
Developer Selection will be made based upon these evaluation criteria:





The overall desirability, compatibility and programmatic concept.
Consistency with the expected uses and requirements set forth in this document.
Demonstrated ability of the developer to undertake a project of this magnitude; as well as overall
financial stability and size of the firm(s).
Time frame for the proposed development.
Overall positive impact on downtown.
It is anticipated that construction will commence on this project in 2017 with a strict completion deadline in
2019. Firm timelines and performance dates will be negotiated with the selected developer/proposer.
Page 4
Parcel Information:
NORTH
Tax Map Number: 135L-B-009
Zoning: Downtown Core, Residential Multi-Unit (RM-4) – Residential Multi-Unit zone is intended to
accommodate a mix of higher intensity multifamily housing options in a pedestrian-friendly environment.
Live/work is allowed subject to standards that limit the extent of the use. The pages from the City’s Form
Based Code for Residential Multi-Unit are included and attached in Appendices B.
Undeveloped parcel size is approximately 95’ wide x65’ deep (approximately 6,175 square feet)
Site is steeply sloping from Cherry Street, along First Street, down to Market Street. There is a 15’ to 20’
drop from Cherry Street to the rear of the parcel to the west.
This parcel is a part of the First and Market Owners Association, Inc. (HOA) and will be subject to the
covenants, conditions and restrictions set forth in the Master Deed, recorded in Hamilton County, Book
and Page GI 5812 607, governed and administered by the HOA. Additional considerations have been
negotiated with the HOA and are referenced in the Home Owner’s Association Requirements
(abridged) on page 12 of this RFQ.
Page 5
Existing Conditions
From Cherry Street looking northwest
From First Street looking southeast
Page 6
From First Street looking south
From Second Street looking north
Page 7
From Cherry Street looking west
From intersection of Cherry Street and First Street looking southwest
Page 8
Vision
Desired Program and Objectives
Ground Floor: The ground floor may be quiet retail/commercial and/or for sale residential. If quiet
retail/commercial space is proposed, public access must be from the corner of First and Cherry Streets.
Upper Floors: the upper floors are to be for sale residential units as required by the First and Market
Home Owners Association. A maximum of eight individual units may be built.
Parking: No on-site parking is required, but may be included. To the extent possible, parking should be
behind and/or subterranean, and accessed from the rear of the building.
Exterior, Materials and Design Control: Buildings should be constructed of lasting materials, blending
with the surrounding architecture and present a feeling of permanence. All plans, landscaping, and
building elevations shall have approval rights by the First and Market, LP, including review team members
of its choosing.
Sustainability: Sustainable methods of construction and operational energy efficiency should guide
design decisions and will be strongly considered in the evaluation process.
Urban Form and Use
Suggested Building and Use Characteristics have been explored in a recent study by River City
Company, who engaged WM Whitaker & Associates and Urban Design Associates. This study of the
mainly pedestrian corridor, from the Chattanooga Green in the west to the Bluff View Arts District to the
east, examined the area as a public arts promenade and from an economic development perspective.
Coined The Ramble, this study seeks to enhance the already great public spaces along this corridor and
connect them in a more coherent way, creating a more enjoyable experience. An excerpt from this study
is included Appendices C.
Frontage: Structure should be built to the property line along both First Street and Cherry Street.
Height: The height of the structure should not be more than four stories.
Access: Vehicular access to the site should be accommodated from the rear of the building.
Page 9
Guiding Principles of Urban Design
Successful place-making requires that a variety of puzzle pieces come together in a unified framework to
make a place special and memorable. Public spaces and streets in particular, are the binding elements
through which neighborhoods are both connected and understood and should be carefully designed to
bring vitality, character, and life to the experience of people who take part in the life of those
neighborhoods. The following principles are considered best-practices of urban design, that if employed,
create exceptional public spaces and streetscapes with the optimal potential to support economic
development success.
1. Complete Streets: Today’s roads need to accommodate multiple mobility options (cars, bicycles,
pedestrians, and public transit) in order to maximize connectivity and efficiencies whilst providing
appealing settings for the daily activities of people.
2. Streets and Blocks: The character of a street is defined by its relationship to buildings and
development blocks that create an address on it. Buildings should be placed in a manner that
creates a continuous active street frontage that engages directly with the public realm.
3. Setbacks & Building Placement: Mixed-use, commercial, office, and retail buildings should locate
at or near the property line to reinforce the streetscape. Apartment buildings, townhouses and
single-family residential should provide a modest transitional setback space and/or be elevated
above the street level in order to provide a semi-private frontage for residents.
4. Parking: Though necessary for development, parking should be located away from the primary
street address and accessed via secondary side roads, drives, or alleys. Structured parking
should be screened and utilize architectural improvements when visible from public streets.
5. Accessibility and Safety: All sites should be designed ADA accessible for the use of all people
and made safe through the use CPTED principles (Crime Prevention Through Environmental
Design).
6. Architectural Character: Where possible, local architectural design precedents should be
considered along with the use of environmentally sustainable high quality materials. The front
facade should exhibit the most ornamentation and detail, as this is the face that contributes most
to the character of the streetscape and the public realm.
7. Sustainable Design: Innovative design principles should be employed in new developments
through the application of LEED (Leadership in Energy and Environmental Design) and
Sustainable Sites Initiative techniques.
8. Landscape & Open Space: Plants and open space should be designed in a manner that
enhances public spaces and unifies neighborhood character.
Page 10
Urban Design Considerations
Through the years of Chattanooga’s urban renaissance, both the private and public sector have come to
realize certain truths about a healthy downtown. This development represents a significant opportunity to
put into practice once again some of these truths. In the hope that this development will respect the spirit
of a healthy downtown, and go beyond minimum standards, these are a few of the principles to which the
development should adhere:
1. First and foremost, the quality of the city depends on the quality of the design and construction of
its component developments.
2. Public spaces are defined by the buildings that border them; those buildings should neither be too
small or too large. The height of the face of the building is that part of the building that the
pedestrians perceive and that part this is the dominant defining feature of the public space.
3. Public spaces benefit from buildings that provide a maximum amount of activity throughout the
day. Permeability- the extent to which we can move into and out of buildings, and transparencythe extent to which we can see into and out of buildings, primarily on the ground, should be
maximized in non-residential spaces.
4. Public spaces should be well articulated and well defined. Buildings should enforce the edge of
the public space.
5. Exterior building walls in Chattanooga have traditionally adhered to a tripartite articulation of
base, middle, and top, where, generally, buildings become “lighter” as they rise to the sky.
Building materials are one tool for establishing this articulation. Also, rooftop penthouses may be
built (setback from building face). Penthouses further establish the building wall articulation,
providing a visually lighter structure at the top. Penthouse roofs should contrast with the
conventional and surrounding roof structures in materials, structure, form and color, or a
combination thereof.
6. Parking should be buffered from pedestrians via landscaping or building facades.
Chattanooga Design Studio
Developers are encouraged to utilize the Chattanooga Design Studio as a consulting resource. The
Design Studio is a non‐profit community resource that promotes excellence in urban design in
Chattanooga through education, facilitation, and collaboration. The Studio is an active partner in
promoting the value of good design in making Chattanooga the best mid‐sized city in the South.
Page 11
Home Owners Association Requirements (abridged):
1. Conceptual, preliminary design for the improvements, which shall include external appearance,
the number, size, and type (residential or commercial) of units, shall be approved in writing by the
HOA prior to any construction commencing on the site.
2. The roof shall be a commercial grade roof membrane system with at least a twenty (20) year
warranty, which warranty shall be assigned to the HOA upon completion of the units.
3. In concert with the construction of units and other improvements on the site by the developer, the
developer will repair and/or replace the retaining wall on the property (see reference below).
4. Prior to the sale of any unit, the HOA and developer shall agree on a revised percentage interest
assigned to each unit.
5. The developer must begin construction on the site by January 1, 2019.
6. Developer shall maintain builder's risk insurance in the amount sufficient to cover the construction
on the site and commercial general liability insurance in the amount of $2,000,000.00, naming the
HOA as an additional insured.
Retaining wall to be repaired and/or replaced with development
Page 12
General Requirements
While First and Market, LP is seeking and desire positive development on this parcel, we are in no way
obligated to sell or enter into a business arrangement with any developer, and reserve the right to reject
any and all if so desired. Selection of a developer will be at the sole discretion of First and Market, LP.
Submission
1.
2.
3.
4.
5.
6.
Development team profile (resumes, experience, team structure)
Relevant experience (provide specific examples to include project data and photos)
Client and/or financial references demonstrating ability to secure financing
Suggested program and residential unit mix
Conceptual floor plans and elevations to illustrate the program and project
Respondents shall submit 5 hard copies of all proposal documents as well as an electronic file
(.pdf format) of the documents. Proposals must be submitted (mailed or hand-delivered) to:
ATTN: First and Cherry Development
River City Company
850 Market Street, Second Floor
Timeline







Distribution – Friday, August 5, 2016
Submissions due Friday, September 30, 2016 by NOON
Project teams interviewed (TBD if required) – October 3-7, 2016
Negotiation with selected developer – month of October, 2016
Letter of Intent issued – November, 2016
Winning project team announced – November 30, 2016
Real Estate Closing – TBD with sufficient development requirements completed
Design Review
River City Company will require strict design guidelines, assurances and approvals throughout the
project. There will be an appointed Design Review Committee to ensure adherence to these
requirements and to provide input in the overall design process. This committee will be made up of
individuals from the River City Company, Urban Design Associates and the Chattanooga Design Studio.
Questions?
Please direct all questions and/or requests to:
Jim Williamson, River City Company
850 Market Street, Second Floor
(423) 265-3700 (P)
(423) 265-6952 (F)
[email protected]
Page 13
General Terms and Conditions
These properties are listed in “as is, where is” condition. While this document has made every effort
to convey transparency and all known existing conditions, it is the responsibility of the developer to
determine the condition and requirements for any proposed new development. Any development of the
property must conform to all building requirements and ordinances established by the applicable
governmental entity, including but not limited to State and Federal requirements, Hamilton County, City of
Chattanooga, Air Pollution Control Bureau, and all current adopted Building Code(s).
Environmental and Geotechnical
There is no current environmental or subsurface geotechnical information available. It is highly likely that
rock will be encountered on site based on original development subsurface geotechnical investigations in
1998 (see Appendices A)
Utilities and Storm Water
It shall be the responsibility of the proposer and/or the purchaser/developer to determine whether any and
all appropriate utilities are available to the site. It shall be the responsibility of the proposer and/or the
purchaser/developer to ascertain City regulations relative to storm water for any development of these
sites.
Real Estate Agreement, et al
A real estate purchase agreement, contract, lease, joint venture agreement, operating agreement, or
other contractually legal document with specific terms will be negotiated with the selected developer.
Timely redevelopment is of the essence and any transfer of title, land disturbance, construction, or other
binding obligations will not occur until financing, permitting and construction contracts are in place.
Real Estate Commission
River City Company will not enter into exclusive listing agreements with licensed real estate brokers or
agents. In the event a prospective purchaser chooses to use a broker or agent, it shall be the purchaser’s
sole responsibility to pay any commissions or fees.
Supporting Information
Downtown Market Study
Completed in December of 2015 by Noell Consulting Group concentrating on housing, office and retail.
The report is available at:
http://www.rivercitycompany.com/new/pdf/DowntownChattanoogaMarketAnalysis_FullStudy.pdf
Form Based Code
The City of Chattanooga adopted the new Form Based Code (FBC) in July of 2016. The full guidelines
and maps are available at:
http://www.cha-fbc.com/
Page 14
Appendices:
A. Geotechnical Exploration Report (excerpt pages), January, 1998 by Tri-State
Testing & Drilling
B. Form Based Code – Downtown Core Residential Multi-Unit (D-RM) (excerpt
pages), adopted June 21, 2016 by City of Chattanooga
C. The Ramble – Chattanooga Arts Promenade, Master Plan Document (excerpt
pages), February, 2016 by W.M. Whitaker and Associates
Page 15
Residential Multi-Unit Zone | D-RM | DOWNTOWN CORE
Sec. 38-701.
D-RM: Residential Multi-Unit Zone
(1) SUMMARY
insert photo here
insert photo here
Intent
Lot Types
The Residential Multi-Unit (D-RM) zone is intended
to accommodate a mix of higher intensity multifamily housing options in a pedestrian-friendly
environment. Live/work is allowed subject to
standards that limit the extent of the use.
Single-unit attached
see Sec. 38-697.(5)
Multi-unit (up to 4 units)
see Sec. 38-697.(6)
Multi-unit (5+ units)
see Sec. 38-697.(7)
D-RM Zones
Use
D-RM-3, D-RM-4
Allowed Uses
ADOPTED June 21, 2016
see Sec. 38-706.
Article XVI. Downtown Chattanooga Form-Based Code Chattanooga, TN
4-7
DOWNTOWN CORE | D-RM | Residential Multi-Unit Zone
(3) BUILDING PLACEMENT
D
(2) LOT PARAMETERS
C
A
A
B
C
re
e
t
t
St
B
t
B
St
e
re
St
e
re
St
re
e
A
t
A
Width
Building Setbacks
1,350 SF min
16' min
A
A Street
5' min/15' max
Multi-unit (up to 4 units)
n/a
n/a
B
B Street
5' min/15' max
Multi-unit (5+ units)
n/a
n/a
C
Side: common lot line
0' min
D
Rear: common lot line
0' min
A
Single-unit attached
Area
B
Specifications
C
4-8
F
E
B
Lot
Building coverage
90% max
Lot Frontage
E
A Street
80% min
F
B Street
70% min
Residential Multi-Unit Zone | D-RM | DOWNTOWN CORE
(4) ACCESS/PARKING LOCATION
(5) HEIGHT AND MASS
D
E
B
C
A
A
A Street: new curb-cuts allowed per
lot
B Street: distance between curb-cuts
on same lot
A
Driveway width in setback
t
re
e
St
Building Height
None
A
100' min
20' max
Parking Setbacks (see Sec. 38-698.(3)B.)
B
A Street
30' min
C
B Street
30' min
D
Side: common lot line
0' min
E
Rear: common lot line
0' min
B
St
B
t
t
e
re
St
re
e
t
ee
tr
C S
A
A
Access (see Sec. 38-698.(3)A.)
B
B
Maximum height
D-RM-3
3 stories/40' max
D-RM-4
4 stories/50' max
Minimum height
2 stories min
Building Mass
C
Street-facing building
length
200' max
4-9
DOWNTOWN CORE | D-RM | Residential Multi-Unit Zone
(6) PUBLIC REALM
The public realm standards below apply to all streets, unless noted otherwise.
Transparency
Setbacks
A
Ground story
30% min
B
Upper story
25% min
C
Blank wall length
30' max
I
16" min/
5' max
Residential ground floor elevation
D
Live/work ground floor elevation
E
Ground story, floor to floor
12' min
F
Upper story, floor to floor
9' min
0' min/5' max
Pedestrian Access
G
Entrance facing primary street
H
Entrance spacing along primary
street
Required
75' max
Building Elements Allowed
Awning/canopy
Balcony
5' min/15' max
Sidewalk*
J
Story Height
D
A/B Street
Clear pedestrian zone
A Street
10' min
B Street
6' min
Street Tree/Furniture Zone*
K
Street tree/furniture zone
depth
6' min
Street tree planting type
A street
Tree pit
B street
Verge/tree pit
Tree spacing
30' avg. on-center
*Where there is insufficient ROW to meet the
minimum requirements, the Director of the Land
Development Office may approve modifications (see
Sec. 38-696.(4)).
Forecourt
Gallery
Porch
Stoop
4-10
1st Street Gallery & Walk
The 1st Street Gallery and Walk takes advantage of a dramatic change in grade to frame views and create unique spaces with a new
stair and terraced seating. Taking cues from a mountain stream, pedestrians will meander through the space with opportunities to sit
or stroll among various works of art. This builds on the already popular outdoor art space between Walnut and Cherry Streets. There
are multiple opportunities to integrate art into the infrastructure needed to create this space include in walls, stairs and stormwater
conveyance. Enhancements to the Market Street intersection will allow for safer pedestrian crossing and open up views to the
Aquarium Plaza, while reduced traffic lane widths will help reduce vehicular speeds coming off the Market Street Bridge.
1
2
3
4
5
6
7
8
9
Reduced Width Traffic Lanes
Reconfigured Stair Access
Relocated Transformer
Enhanced Market Street
Crossing
Outdoor Dining Plaza
Terraced Seating
Stairway
Parking Access Drive
Art Wall
10
11
12
13
14
15
16
17
18
Terrace Planting
Streetscape Allee
Existing Plaza
Existing Planting
Existing Walkway
Open Lawn
Outdoor Linear Gallery
Riverwalk Access
Artwork
1
The Passage
Tennessee
Aquarium
99 Walnut Street
2
17
9
5
6
8
7
3
4
12
10
13
14
11
15
16
1st Street
18
6
First & Market
Cherry Street
Market Street
16
129 Walnut Street
0
62
25’
50’
100’
63
Enhanced Market Street Crossing
The crossing at 1st and Market Street will be improved to better accommodate pedestrian crossing
and recognize this important intersection and “tributary.” Slight narrowing of Market Street and
transition in paving will encourage vehicles to slow down as they approach the intersection. The
paving will also strengthen the connection of The Ramble crossing providing for more continuity
between the 1st Street Art Stair and the Tennessee Aquarium Plaza. Adjustments to traffic signaling
will also allow more time for pedestrians to cross without significantly impacting traffic flow on
Market Street (see appendix for detailed traffic calculations). Additionally, the traffic lane widths will
be reduced coming the bridge in order to slow down vehicular traffic.
64
Terraced Seating
Steps and terraces will highlight the significant slope along 1st Street. The new feature will provide
visual interest while also providing for seating and planting areas. The design of terraces will recall
stone outcrops in the surrounding region. This area could also provide a design and teaching
opportunity by activating the space with a stormwater feature during rain events.
Art Wall
An art wall or other vertical element could be incorporated to take advantage of the linear space
and dramatic change in grades. An art piece could incorporate the community in the creation of the
work. Found or donated objects contributed by the community could incorporate the collaborative
efforts of the city to transform the downtown and tackle difficult problems.
65
Outdoor Gallery and Lawn
This existing space has been reconfigured with minor changes to the paving and more significant
changes in vegetation. The reworked planting allow for a more cohesive space that expands views
to the Hunter Museum and Aquarium and allows users to better experience the space and works
of arts.
DEVELOPMENT PROGRAM
Market Street Development
A new mixed-use building is proposed for the corner of 1st and Market, currently a parking lot. This highly visible development
across the street from the Aquarium will include retail along Market Street with internal parking behind and five stories of residential
units above. A drive in the back of the site will provide access to parking for both this development and an existing residential
neighborhood adjacent to the site. Upper floors will enjoy great views of the Ramble and the Chattanooga riverfront.
Building Use
Retail
Apartment
Total Program
Parking Provided
Floor Area (SF)
1,400
-1,400
Surface
8
Units
-40
40
Structure
32
DEVELOPMENT PROGRAM
Cherry Street Development
A luxury condominium building is proposed for this steeply sloping site. The ground floor at the corner of 1st & Cherry will provide
access to retail space and the residential elevator lobby. Parking for the residential units will be in a basement level accessed from
1st Street. Four residential units are proposed for the building, one each per floor. Each unit will command sweeping views of the
city skyline and Chattanooga River. A roof top terrace can either become an amenity for the units to share or a private terrace for the
top floor unit.
Building Use
Retail
Condominium
Total Program
Parking Provided
Floor Area (SF)
4,000
-4,000
Surface
--
Units
-4
4
Structure
8
99 Walnut
Street
99 Walnut
Street
Lower Level Plan
66
129 Walnut
Street
Upper Level Plan
Cherry Street
First &
Market
Market Street
First & Market
1st Street
Cherry Street
Market Street
1st Street
First & Market
First &
Market
0
30’
60’
129 Walnut
Street
120’
Massing from W
Massing from E
Massing from NW
Artistic residential loft (Cherry Street Development)
Mixed use development (Market Street Development)
Iconic, luxury condos (Cherry Street Development)
67

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