Covington CENTRAL RIVERFRONT STRATEGIC PLANNING PROCESS Covington, Kentucky
February 28, 2018
Contentstable of
A - Introductory Letter...... 5
B - Experience in Community Based Planning...... 13
C - Meet the Team - Resumes...... 53
D - Project References...... 73
E - Other Supporting Documentation ...... 77
F - Proposed Project Approach...... 81
G - Certifications...... 97
We know that excellence in design emerges from the people and culture of a particular place. We design for context in all its complexity and sophistication. We engage key project stakeholders in a collaborative process that builds consensus for design. We seek to work side-by-side with clients both on-site and on the drawing board.
February 28, 2018
David W. Johnston, City Manager City of Covington Covington City Manager’s Office 20 W. Pike Street Covington, KY 41011
Dear Mr. Johnston:
We are extremely excited for the opportunity to support the City of Covington in a community-driven consensus building process to realize an implementable vision for the 23 acre IRS property and surrounding context. We understand this vision should include great public space and quality mixed-use development, so we have assembled a team of experts best suited to position you to achieve your goals.
Our Cooper Carry Team has an extensive portfolio in all aspects of your project. In addition to Cooper Carry’s in-house expertise, we have selected a talented mix of local and national consultants to join the team. Woolpert, DaVinci Development Collaborative, Noell Consulting Group, JLL, and Pattern r+d represent the best and brightest in our industry. We have brought the right individuals, experience, and strategies to help contribute to your success, and have given careful consideration to your stated goals in assembling the right team for the City of Covington for this once in a lifetime project opportunity.
We see the following items are imperative to making your project a success: 1. Coordinating a process to achieve community buy in and consensus 2. Identifying a dynamic land use balance to both enhance the quality of life and create jobs in Downtown Covington 3. Leveraging public investment to entice the right kind of private investment 4. Assist the City of Covington in the public and private conveyance processes managed by the GSA
We understand you are looking for a team to fully engage public and private stakeholders and work with the City and appointed advisory committee to manage community buy in. We believe that you will enjoy our collaborative process and consensus building techniques to help you reach your goals. We understand the private sector market and are champions of the public realm, so we are often the facilitators who help educate and align private and public interests. We look forward to crafting a strategic engagement and communication plan with the City.
We understand you are looking for innovative design solutions that can be built. Our planning team often inherits master plans that may look good, but do not function or meet the market realities. We are able to utilize our knowledge of best practice urban design solutions, integrated mixed-use architecture, and the lat- est national trends in specific building types to make those plans work and build real value in communities.
Sincerely,
Cooper Carry Kyle Reis, AICP, LEED AP Director of Planning Associate Principal
ATLANTA NEW YORK WASHINGTON DC | coopercarry.com RIVERPLACE GREENVILLE, SC
RiverPlace is a public / private, multi-phased, mixed-use development located in downtown Greenville, South Carolina and is named for its adjacency to the Reedy River. Located on a 10-acre site at the southern edge of the central business district (CBD), RiverPlace is the single largest development in the City’s history. The development has spurred the revitalization of historic West End and additional development south of the Reedy River. Residents and business owners were very active and involved in many aspects of the design; at public meetings and open charettes.
BALLSTON QUARTER FAYETTEVILLE STREET ARLINGTON, VA RALEIGH, NC
6 | Cooper Carry PLANNING / LANDSCAPE URBAN DESIGN ARCHITECTURE Focused on the innovative design of exceptional places, Cooper Carry is one of the nation’s most dynamic, context-driven design firms. Our projects are crafted to connect people to place. Our team of design HOSPITALITY GOVERNMENT professionals, with vast experience in a variety of project types, collaborate in the pursuit of excellence through the practice of connective design. Since our founding in 1960, we have steadily built a reputation for our attention to detail, thoughtful design and SCIENCE + HIGHER client service. Each project is a composition TECHNOLOGY EDUCATION of imaginative connections amongst buildings and their components. But it doesn’t stop there, as we strive to incorporate our projects’ interaction with surrounding buildings, communities and the environment, K-12 MIXED-USE all of which are impacted by each other. EDUCATION
Architects, interior designers, landscape architects, urban designers, planners, environmental graphic designers, and sustainability consultants make up the core disciplines at Cooper Carry. These OFFICE CORPORATE professionals work within specialized design studios providing the following design services: • Urban Design / Planning • Architecture • Interior Design RESIDENTIAL RETAIL • Landscape Architecture • Environmental Graphic Design
THE JOHNSON TRANSIT + STUDIO AT TOD COOPER CARRY
Covington Central Riverfront Strategic Master Plan | 7 Cooper Carry URBAN DESIGN PLANNING PUBLIC ENGAGEMENT
Shaped by nearly five decades of experience in preparing and implementing great places- from building/site specific to city wide plans- Cooper Carry strives to move plans from vision to reality by meeting the varied goals of all our clients: public-sector entities, corporations, developers, public/ private ventures, universities, and other institutions. We differentiate ourselves from other firms because our planning work is informed by our experience in the real world of development.
We fully understand the requirements for many components of a master plan; from mixed-use, retail, residential, hospitality, office, recreation, streetscapes, open space, and civic architecture. This experience helps us to translate the story and vision of a community into a comprehensive plan which informs future development patterns; creating a manual which utilizes best practices in urban design, architecture, and landscape architecture.
Cooper Carry’s Urban Design and Planning studio includes orchestrators and thought leaders focused on designing and implementing innovative urban design solutions. We are conveners who advocate for quality public realm, connecting people to place, and equitable solutions for all people. We are public realm champions who work directly with subject matter experts in every building type to orchestrate successful mixed-use urban design and realistic visionary plans by:
8 | Cooper Carry 1. Working collaboratively with public 4. We believe in inclusion and equity; and private sector clients and like-minded fostering real community conversation and consultants input to build ownership in the places we design.
2. Deep knowledge of how to create 5. We find joy in the creative process and socially vibrant community-driven places consider ourselves the protectors of the lost civic spaces.
3. Fearless pursuit of insight, knowledge, and honesty through design
Covington Central Riverfront Strategic Master Plan | 9 WOOLPERT NOELL ENVIRONMENTAL DESIGN CONSULTING TRANSPORTATION PLANNING GROUP PUBLIC ENGAGEMENT MARKET ANALYSIS
Woolpert has been helping Covington, Noell Consulting Group (NCG) and Southbank Partners reimagine will conduct a two-part market the Northern Kentucky riverfront analysis to identify development for over fifteen years. We understand and redevelopment opportunities the community and how it values the in for the Covington Central ability to participate in and influence Riverfront Strategic Master Plan, planning for improving with a first portion Covington. We have We understand the being a market led the planning efforts NCG goes beyond analysis and the community and how along the river, we the typical number second testing the it values the ability have participated crunching analysis; general feasibility in Southbank and of development/ to participate in and Covington’s lobbying identifying markets influence planning for redevelopment in efforts in Frankfort and similar to Covington the area from an improving Covington. Washington, and have from across the intensity/financial helped obtain funding. perspective. Our Woolpert will support country that have efforts will focus Cooper Carry’s Urban Planning activities successfully on four key land by providing the intimate local knowledge implemented uses: for-sale of both the physical environment and residential (condos the culture and vision of the community. projects that have not and townhouses), Woolpert will help to develop and carry yet been tested in the out the public engagement strategies and Covington market. rental residential, activities. After more than four decades office, and retail. working in the Northern Kentucky- Our analysis will Southwest Ohio region, Woolpert has be market-based, understanding the a strong working relationship with the strengths and challenges associated individual communities, the counties, with the study area and their likely as well as the state and Federal funding development/redevelopment sites, and regulatory agencies. Woolpert will and placing them in the context of lead the Environmental Design and larger market demand and supply Engineering, applying its understanding trends and conditions. NCG will of City and SD1 infrastructure, and then quantify demand potential for the state and federal regulations that the study area and, working with will affect this site. We can also provide the team, identify supportable units consultants to perform Phase I and Phase and square feet by time period in II Environmental Site Assessments, if the study area and for key identified needed. Woolpert will also provide the development locations. We will Transportation Planning, drawing on its also test the feasibility of different experience working with the Covington land uses, understanding the price Engineering Department and the points/lease rates and intensities Kentucky Transportation Cabinet, and in needed to support redevelopment particular, District 6. efforts in each area.
10 | Cooper Carry DAVINCI JLL DEVELOPMENT COLLABORATIVE GSA CONVEYANCE ECONOMIC DEVELOPMENT STRATEGY The GIS team at JLL is the premier PUBLIC ENGAGEMENT provider for comprehensive real estate advisory services focused DaVinci will draw upon their on transactions with the federal experience to provide a keen government. Combining deep developer’s eye to the project – in market experience and political an advisory capacity, not as an trade craft with superior research at-risk developer seeking future and financial analysis, GIS creates development prospective projects. certainty for clients — driving value DaVinci recognizes the tremendous and confidence in opportunity for an increasingly DaVinci brings a the City that the riverfront, 23-acre complex national, objective The Government marketplace. site provides to Investor Services developer’s expertise reconnect the City •Tenant networking and perspective in a meaningful and (GIS) team at JLL is •Vacancy support from outside the transformative way. the premier provider •Procurement This is a once-in- for comprehensive advisors Covington market a-lifetime occasion •Unmatched and will provide a to dramatically federal real estate competitive market-based “reality change and improve advisory services analysis check” to the all Covington and its •Investment sales community. As such, •Structured phases of the project it is imperative that financing scope. a highly disciplined •Buyer representation approach be taken to •Government asset management define and realize the vision for the Riverfront – all the PATTERN R+D while safeguarding and maximizing the City’s physical and fiscal assets. SUSTAINABILITY The City’s landmark opportunity ENERGY CONSULTING to repurpose a newly available Pattern r+d enables the design of riverfront asset, leverage transit sustainable and healthy building access, create urban spaces and environments and communities by development pads – all to make a developing and applying innovative new people-centered environment tools, processes, and education. while visionary, will not be without Under the direction Sandeep Ahuja inherent risks and issues to trouble and Patrick Chopson, Pattern r+d shoot. engages in practice driven research. We attempt to continually reimagine the role the energy and daylighting consultant. Pattern delivers highly integrated design solutions to go beyond shallow notions of sustainability to true parametric and performance driven design.
Covington Central Riverfront Strategic Master Plan | 11 EMORY POINT ATLANTA, GA
Emory Point is situated along a busy corridor in Atlanta. Clifton Road is home to several large institutions, including CDC, Emory University and Emory University Hospital. Designed to provide neighboring workers, students and residents with a vibrant social activity center with mixed-use retail and housing, Emory Point is a great example of a market driven, phased development, which has maintained the ethos of the original master plan.
12 | Cooper Carry B. experience in community-based planning processes
Covington Central Riverfront Strategic Master Plan | 13 Our Experience
Cooper Carry has completed more than
100mixed-use projects including transit-oriented developments, town centers and village cores, within more than
DECATUR UMCH KICKOFF CELEBRATION 35 urban DECATUR, GA districts FULLY ENGAGE THE that represent over COMMUNITY
The City of Decatur, Georgia engaged Cooper Carry to lead an innovative public engagement and 30 million master planning process for a 77 acre property it recently purchased. Formerly used as a United square feet of Methodist Childrens’ Home, this site is being reimagined for community uses by an actively built space that... engaged community. Our workshop process and unique engagement opportunities have been praised by City officials and participants.
14 | Cooper Carry RIVERPLACE SAVANNAH RIVER LANDING GREENVILLE, SC SAVANNAH, GA CATALYZE LEVERAGE PUBLIC URBAN CORE AND PRIVATE REDEVELOPMENT EXPERTISE RiverPlace’s project goals include creating a Savannah River Landing is a public private true mixed-use development that would extend partnership between the City of Savannah, Georgia Greenville’s CBD south by bridging over the Reedy and a private developer team. Cooper Carry led River; creating a pedestrian River Walk system the master plan of this 54 acre site located along that would link downtown Greenville’s CBD with 2,000 feet of Savannah River frontage. The parks their Great Falls Park and promote additional and streets will be designed by the developer team walkable development to the west; creating unique, and deeded back to the City. The City is also memorable public use spaces; designing and building two public parking structures within the developing the project to encourage revitalization development. Cooper Carry is also designing the of existing neighboring properties and additional vertical architecture for a mixed-use residential and development south of the Reedy River. retail building and embedded public parking deck.
Covington Central Riverfront Strategic Master Plan | 15 EAST 4TH STREET CLEVELAND, OH
E. 4th Street is the heart of the Muse District, Cleveland’s entertainment district. At 40 feet from building face to building face, and lined with historic urban facades, E. 4th Street offers a unique character in the city. It is also an ideal pedestrian focused connection between Euclid Avenue and the Gateway Sports Complex. The tenant strategy filled storefronts with locally- owned and operated restaurants and a few small shops. With a presence on both 4th and Euclid, House of Blues, which was also designed by Cooper Carry, has become an anchor for the district.
16 | Cooper Carry Cooper Carry Urban Design / Planning / Public Engagement
Covington Central Riverfront Strategic Master Plan | 17 18 | Cooper Carry Decatur Master Plan FULLY ENGAGE THE COMMUNITY
Decatur, Georgia
Cooper Carry is currently and innovative storm water providing detailed master management capacity; and build planning services for the community in the City. United Methodist Children’s Home property recently Cooper Carry’s team is hosting purchased by the City of a number of workshops, Decatur, Georgia. Our team charettes, and Civic Dinners is successfully collaborating to engage a wider audience with City staff, stakeholders, to make significant issues and residents to guide the more personal, accessible, and creation of a bold and action- actionable to everyday citizens. focused master plan which pays Over 450 people attended our homage to the cultural historic kickoff workshop celebration! landscape and buildings on We are also utilizing Civic this amazing property. Cooper Dinners, which are intimate Carry is working with the dinner gatherings of 8-10 City of Decatur, its citizens, diverse people hosted by a property owners, neighbors, member of the community. City departments, and other stakeholders to discover creative CLIENT: alternatives that position City of Decatur, Georgia this 77 acre property for Angela Threadgill, Planning Imagine 77 implementation success. Director
A conversation exploring the values, visions, hopes and desires of Through an actionable master SCOPE: Decatur residents surrounding the newly purchased 77 acres of land, plan rooted in community input 77 Acre City Owned Property formally known as the United Methodist Children’s Home property. and consensus, the United Historic Analysis Methodist Children’s Home Economic Development HOW IT WORKS property should strive to Strategy expand quality recreation options; meet the needs SERVICES: of under-resourced aspects of Master Planning HOST 6-10 3 BIG EQUAL TIME ONE VOICE GUESTS QUESTIONS TO SHARE AT A TIME the City like Youth programs, Public Engagement affordable housing, and creative TO HOST OR ATTEND: www.civicdinners.com/imagine77 space for non-profits and the arts; increase usable green space Covington Central Riverfront Strategic Master Plan | 19 20 | Cooper Carry RiverPlace
CATALYZE URBAN CORE REDEVELOPMENT
Greenville, South Carolina
RiverPlace is a public / additional development south private, multi-phased, mixed- of the Reedy River. Residents use development located in and business owners were very downtown Greenville, South active and involved in many Carolina and is named for its aspects of the design. Public adjacency to the Reedy River. meetings and open charettes Located on a 10-acre site at the were held to incorporate public southern edge of the central comment and concern. business district (CBD), The public / private partnership RiverPlace is the single largest included Hughes Development development in the City’s Corporation as the master history, with roughly 720,000 developer. Cooper Carry was square feet in nine buildings. the master planner and architect The project, designed to inject for three of the buildings, while life into the city center, is other architects designed three composed of public and private others. The City of Greenville urban spaces, street front retail, provided funding for 550 multi-family residential, mid- public parking spaces, public rise office, a hotel, and below streetscape enhancements and grade parking. RiverPlace the pedestrian walkway. A $12 has created a remarkable million public investment has public space, Fountain Square, led to $27 million in private consisting of a multi-level investment on the West End. cascading waterfall and public participation fountains. CLIENT: Before the establishment of this Hughes Development plan, there was little interaction Corporation between the urban downtown core and the Reedy River SCOPE: running through it. The plan 10 Acre Master Plan and implementation of this 720,00 GSF of Development place created the river walk and pedestrian bridge to give greater SERVICES: river access to the community. Master Planning The development has also Architecture spurred the revitalization Landscape Architecture of historic West End and Public Engagement Covington Central Riverfront Strategic Master Plan | 21 22 | Cooper Carry Capitol View CATALYZE URBAN CORE REDEVELOPMENT
Nashville, Tennessee
Anchored by HCA’s new parking decks internal to the headquarters for Sarah Cannon blocks. The decks are mostly Research Institute and Parallon hidden from view by wrapping Business Solutions, Cooper other land uses around their Carry has been retained to edges. Almost all streets in master plan this 32 acre project Capitol View will provide on- called Capitol View, a mixed- street parallel parking where use development in the North possible. The Master Plan Gulch area of Nashville. also incorporates Nashville’s Development partners Boyle Greenways and bicycle trail, Investment Company and promoting a diversity of Northwestern Mutual have transit options. While the Plan envisioned a project that provides a vision for the public includes up to a million square spaces, streets, and land uses, feet of office space, 300,000 it is intended to be versatile square feet of retail including and accommodate changing an urban grocery store, and market forces to create the best residential units over retail. development opportunity for Northwood Ravin will develop the site. the residential portion of the project. CLIENT: North Charlotte Holdings The Capitol View Master Plan seeks to create active, lively SCOPE: public spaces in a walkable, 32-Acre Master Plan engaging pedestrian experience. 1,000,000 SF of Office Choice and diversity will be 300,000 SF of Retail a cornerstone of the mix of 380 residential units uses in Capitol View. The right balance of office, retail, SERVICES: residential, hotel, entertainment, Architecture open space, and parking will Master Planning achieve a 24/7 environment. Interior Design The Plan is designed to utilize Environmental Graphic Design
Covington Central Riverfront Strategic Master Plan | 23 Rendering in collaboration with Design 3 International
24 | Cooper Carry Bull Street
LEVERAGE PUBLIC AND PRIVATE EXPERTISE
Columbia, South Carolina The Bull Street Master Plan • Adaptive reuse of some of the creates a re-imagined future historic structures; preservation for a site that once provided of others; tranquility and refuge for those • New vertically integrated suffering from mental illness. mixed-use minor league baseball South Carolina Department Spirit Communications Park; of Mental Health, once called • Great Park that preserves Bull Street Asylum, is located historic open spaces and oak on 178 acres in the heart of trees; South Carolina’s Capital • University of South Carolina City, Columbia. In the 1800s Health Sciences Campus; and Bull Street was one of the infill of walkable, mixed-use first publicly funded mental blocks that include regional and institutions in the nation, and local retail, residential, student today, the former institution is housing, and office space. one of Columbia’s five national historic landmarks. Working The ball park and early phases for Hughes Development, our have already been constructed. design team was challenged The long-term economic with preserving historically impact of the redevelopment is significant structures and projected to be $1.2 billion with landscapes while exploring a modest public investment. the development potential of the site. Working with local CLIENT: stakeholders and the Client, Hughes Development Corp. the design team created various solutions to reconcile best and SCOPE: highest use of the land while 181 Acre Master Plan respecting the history of the 20+ Acre public park / 2,000 site, embracing the desires feet of daylighted creek of the local community, and First urban gigabit community designing to the existing Smart in S.C. Code in place for the site. SERVICES: The resulting plan is a 20-year Master Planning vision for over 3 million SF of Architecture development including:
Covington Central Riverfront Strategic Master Plan | 25 26 |Cooper Carry A1
December 15, 2017 Savannah River Landing allowed the Company todemonstrateitsabilitymanagedistressedrealestatethrougha Thisacquisition well-located developableAtlantaland. of inventory providing asubstantial company platform. Regent acquired land from the Resolution in 1993 Trust Company twosignificantacquisitionsin1993whichlaunchedthe executed Regent subsequently (13thlargestUScontractoratthattime). contractor atthattime), and J.A.JonesCompany merged with MarkIII,a Holzmann AG(Germany’slargest subsidiary ofDeutscheBank,Philip intoaregionalinvestment/developmentcompany quicklyevolved company.In1991,Regent Regent asabrokerage David Allmanfounded and propertymanagementfirmin1988.The TRANSACTIONS HISTORY/SIGNIFICANT COMPANY execute through itsfullyintegratedplatform. themarket duetolocalmarketexpertiseacrossallproductsanditsability outperformed managing, leasing,developingandconstructingcommercialrealestateassets.Regenthas combined experience more than 160yearsof management teamconsistsofexecutiveswith feet ofoffice,residentialandhotelspace,retail,mixed-uselandholdings.Thesenior and$1billiondevelopment)inmorethan10millionsquare $1billion acquisition/reposition The Atlanta-based approximately invested partnershipBillion $2.0 (approximately has acquisition, development and services firm. (“Regent”) is a leading real estate investment, company Chairman and Founder David Allman, Regent Partners, LLC in 1988 by Established Regent Partners, LLC: Hotel, Office, Residential and Mixed-Used Developer for furtherinformation. additional multifamilyprojects in predevelopment. Please refer to the principal biographies project inSavannahandhastwo a320unit,$41millionmultifamily currently constructing secondary andtertiarymarkets.Marineris and mixed-usedevelopmentsin multifamily and IanSmithtoprimarilyfocuson Germano in2012byTrent Mariner Groupwasformed Mariner Group Ltd. – Residential, Commercial and Mixed-Use Developer ORGANIZATIONAL STATUS & BIOS OVERVIEW TEAM �� Savannah River Landing RFP – A Joint Venture of Regent Partners and Mariner Group Mariner and Partners Regent of Venture Joint A – RFP Landing River Savannah allowed the Company todemonstrateitsabilitymanagedistressedrealestatethrougha Thisacquisition well-located developableAtlantaland. of inventory providing asubstantial company platform. Regent acquired land from the Resolution Trustin 1993 Company twosignificantacquisitionsin1993whichlaunchedthe executed Regent subsequently (13thlargestUScontractoratthattime). contractor atthattime), and J.A.JonesCompany merged with MarkIII,a Holzmann AG(Germany’slargest subsidiary ofDeutscheBank,Philip intoaregionalinvestment/developmentcompany quicklyevolved company.In1991,Regent Regent asabrokerage David Allmanfounded and propertymanagementfirmin1988.The TRANSACTIONS HISTORY/SIGNIFICANT COMPANY execute through itsfullyintegratedplatform. themarket duetolocalmarketexpertiseacrossallproductsanditsability outperformed managing, leasing,developingandconstructingcommercialrealestateassets.Regenthas combined experiencemore than 160yearsof management teamconsistsofexecutiveswith feet ofoffice,residentialandhotelspace,retail,mixed-use land holdings.The senior and$1billiondevelopment)inmorethan10millionsquare $1billion acquisition/reposition The Atlanta-based approximately invested Billion partnership $2.0 (approximately has acquisition, development and services firm. (“Regent”) is a leading real estate investment, company Chairman and Founder David Allman, Regent Partners, LLC in 1988 by Established Regent Partners, LLC: Hotel, Office, Residential andMixed-UsedDeveloper for furtherinformation. additionalprojects multifamily in predevelopment. Please refer to the principal biographies project inSavannahandhastwo a320unit,$41millionmultifamily currently constructing secondary andtertiarymarkets.Marineris and mixed-usedevelopmentsin multifamily andIanSmithtoprimarilyfocuson Germano in2012byTrent Mariner Groupwasformed Mariner Group Ltd. – Residential, Commercial and Mixed-Use Developer ORGANIZATIONAL STATUS & BIOS OVERVIEW TEAM �� Savannah, Georgia Group Mariner and Partners Regent of Venture Joint A – RFP Landing River Savannah
ILLUSTRATIVE ______20150232 allowed the Company todemonstrateitsabilitymanagedistressedrealestatethrougha Thisacquisition well-located developableAtlantaland. of inventory providing asubstantial company platform. Regent acquired land from the Resolution in 1993 Trust Company twosignificantacquisitionsin1993whichlaunchedthe executed Regent subsequently (13thlargestUScontractoratthattime). contractor atthattime), and J.A.Jones Company merged with MarkIII,a Holzmann AG(Germany’slargest subsidiary ofDeutscheBank,Philip intoaregionalinvestment/developmentcompany quicklyevolved company.In1991,Regent Regent asabrokerage David Allmanfounded and propertymanagementfirmin1988.The TRANSACTIONS HISTORY/SIGNIFICANT COMPANY execute through itsfullyintegratedplatform. themarket duetolocalmarket expertiseacrossallproductsanditsabilityto outperformed managing, leasing,developingandconstructingcommercialrealestateassets.Regenthas combined experience more than160years of management teamconsistsofexecutiveswith feet ofoffice,residentialandhotelspace,retail,mixed-uselandholdings.Thesenior and$1billiondevelopment)inmorethan10millionsquare $1billion acquisition/reposition The Atlanta-based approximatelyBillion invested partnership (approximately $2.0 has acquisition, development and services firm. (“Regent”) is a leading real estate investment, company Chairman and Founder David Allman, Regent Partners, LLC in 1988 by Established Regent Partners, LLC: Hotel, Office, Residential andMixed-UsedDeveloper for furtherinformation. additionalprojects multifamily in predevelopment. Please refer to the principal biographies project inSavannahandhastwo a320unit,$41millionmultifamily currently constructing secondary andtertiarymarkets.Marineris and mixed-usedevelopmentsin multifamily andIanSmithtoprimarilyfocuson Germano in2012byTrent Mariner Groupwasformed Mariner Group Ltd. – Residential, Commercial and Mixed-Use Developer ORGANIZATIONAL STATUS & BIOS OVERVIEW TEAM �� Savannah River Landing RFP – A Joint Venture of Regent Partners and Mariner Group Mariner and Partners Regent of Venture Joint A – RFP Landing River Savannah allowed the Company todemonstrateitsabilitymanagedistressedrealestatethrougha Thisacquisition well-located developableAtlantaland. of inventory providing asubstantial company platform. Regent acquired land from the Resolution in 1993 Trust Company twosignificantacquisitionsin1993whichlaunchedthe executed Regent subsequently (13thlargestUScontractoratthattime). contractor atthattime), and J.A.JonesCompany merged with MarkIII,a Holzmann AG(Germany’slargest subsidiary ofDeutscheBank,Philip intoaregionalinvestment/developmentcompany quicklyevolved company.In1991,Regent Regent asabrokerage David Allmanfounded and propertymanagementfirmin1988.The TRANSACTIONS HISTORY/SIGNIFICANT COMPANY execute through itsfullyintegratedplatform. themarket duetolocalmarketexpertiseacrossallproductsanditsability outperformed managing, leasing,developingandconstructingcommercialrealestateassets.Regenthas combined experience more than 160 years of management teamconsistsofexecutiveswith feet ofoffice,residentialandhotelspace,retail,mixed-uselandholdings.Thesenior and$1billiondevelopment)inmorethan10millionsquare $1billion acquisition/reposition The Atlanta-based approximatelyBillion invested partnership $2.0 (approximately has acquisition, development and services firm. (“Regent”) is a leading real estate investment, company Chairman and Founder David Allman, Regent Partners, LLC in 1988 by Established Regent Partners, LLC: Hotel, Office, Residential andMixed-UsedDeveloper for furtherinformation. additionalprojects multifamily in predevelopment. Please refer to the principal biographies project inSavannahandhastwo a320unit,$41millionmultifamily currently constructing secondary andtertiarymarkets.Marineris and mixed-usedevelopmentsin multifamily andIanSmithtoprimarilyfocuson Germano in2012byTrent Mariner Groupwasformed Mariner Group Ltd. – Residential, Commercial and Mixed-Use Developer ORGANIZATIONAL STATUS & BIOS OVERVIEW TEAM �� Savannah River Landing RFP – A Joint Venture of Regent Partners and Mariner Group Mariner and Partners Regent of Venture Joint A – RFP Landing River Savannah
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Savannah River Landing LEVERAGE PUBLIC AND PRIVATE EXPERTISE
Savannah, Georgia Savannah River Landing is many of the streets; mixed- situated in a key brownfield use multifamily, retail, and location adjacent to Historic City parking block, hotel and Downtown Savannah and retail block, office and retail along the Savannah River. block, and a variety of for sale The Master Plan responds residential products. to Oglethorpe’s iconic time- tested grid of squares and There are always unexpected tight urban streets in historic challenges that arise in a Savannah while adapting project, but our team’s ability block sizes to accommodate to identify as many potential current development trends. By challenges early in the process extending the network of civic led to innovative solutions. One spaces and creating a beautiful specific solution for this project new waterfront park and is utilizing as much of the connected linear park this new infrastructure that is already in district provides an authentic place from the previous design, connection to the River for local which was abandoned at the Savannahians. onset of the Great Recession. We were able to use much This is a large waterfront site of what was in place while in one of Americas original developing more efficient block city’s that is unique, and has sizes for implementation of the the opportunity to be both “of vision. Savannah” and forward looking CLIENTS: when it is realized. There is not Regent Partners, Mariner a significant public space on Group, City of Savannah the river for people who live and work in Savannah, and SCOPE: Savannah River Landing will 56 Acre Master Plan become that place. Architecture Pattern Book Entitlements The first phase of vertical development is being designed SERVICES: by Cooper Carry’s Mixed-Use Master Planning Studio. This includes the water Architecture front park, linear park, and
Covington Central Riverfront Strategic Master Plan | 27 28 | Cooper Carry Woolpert Environmental Design / Transportation Planning / Engineering / Public Engagement
Woolpert delivers dynamic consulting and design services worldwide to clients who require architectural/ engineering assistance, technology integration, or a combination of both. Our clients range from nationwide military programs to small towns, and from college campuses to private industry. We solve clients’ problems through results-focused consulting, creative yet practical design, and the appropriate use of technology.
Woolpert’s staff of experienced architects, engineers, planners, and landscape architects is uniquely qualified to deliver sustainable design solutions. Woolpert’s professionals also specialize in public works, including transportation, utilities, parks, trails, and transit.
Woolpert brings an incredible amount of experience and knowledge of Covington to this project team and will serve as our “boots on the ground” in addition to scope involving environmental design, transportation planning, engineering, and public engagement.
Covington Central Riverfront Strategic Master Plan | 29 Northern Kentucky Riverfront Commons
Covington and Newport, Kentucky
The cities of Ludlow, magnitude costs and graphic Covington, Newport, illustrations to support lobbying Bellevue, and Dayton in efforts and funding applications. Northern Kentucky organized Southbank Partners to Woolpert has continued strengthen their collective to work with Southbank economic development efforts. Partners and the Corps of Each of the cities had begun Engineers to obtain funding enhancement projects on for a USACE Feasibility Study portions of their riverfronts, to frame an implementation and recognized the desirability strategy. Woolpert also assisted of linking the projects with a Southbank Partners in acquiring river walk and greenway along high-level lobbying support in the shore of the Ohio River. Washington to secure initial construction funding, expanding Woolpert prepared a vision plan the scope to include the cities to assist Southbank Partners in of Dayton and Fort Thomas. expanding and clarifying the The plan is integrated with river walk vision as an economic the seven-mile Licking River development and environmental Greenway, also master planned initiative worthy of federal by Woolpert. To date, three funding. The comprehensive miles of trail and one pedestrian greenway plan included bridge have been completed. enhancements to the shoreline to improve public access to CLIENT: and along the river, shoreline Southbank Partners stabilization, and improvements USACE Louisville to flood way function. By e: jmoreland@ linking the projects already southbankpartners.com underway, the river walk p: 404.222.3660 took on regional significance, resulting in funding of a Corps RELEVANCE: of Engineers Reconnaissance Riverfront redevelopment, Study for which Woolpert project experience with the provided the economic, design, Southbank Partners including and technical foundation. the City of Covington, The plan included order-of- extensive public engagement 30 | Cooper Carry Covington Riverfront Commons MASTER PLAN Covington, Kentucky
In 2008, the City of Covington water access. The project also was awarded an EPA grant to includes shoreline stabilization, design a master plan to create landscape and lighting. an innovative prototype for shoreline stabilization and CLIENT: debris deflection for conditions City of Covington typical of the Ohio River basin. Rick Davis Woolpert prepared the master Public Service Director / plan in 2009, followed by design Assistant City Engineer of the $6.2M first phase of e: [email protected] implementation and conducted p: 859-292-2292 a follow-up enhancement study to add destination recreation RELEVANCE: features. This design includes a Riverfront redevelopment, 12,000 SF pedestrian and events project experience with the City plaza and a 4,000 SF gateway of Covington plaza with a sloping paved beach for direct water access.
Additional design in 2016 includes 2.5 miles of multi- use trail, as well as bank stabilization to protect a four-block section of roadway. Woolpert has also worked with the city on projects to move a five-star restaurant onto the waterfront, and to redevelop the former site of a floating restaurant. The multi-use trail connects the pedestrian gathering and events plaza, with stepped seating area and river overlook, a gateway plaza with seating, sculpture and sloping paved beach for direct
Covington Central Riverfront Strategic Master Plan | 31 Fifth and Main Concept Plan
Dayton, Ohio
Woolpert was retained to skinny streets, one-way to engage key stakeholders in an two-way street conversions, and illustrative conceptual plan greenscaping streets created a to expand on the opportunity pedestrian- and bicycle-friendly offered by the proposed 3C environment. The plan prepared passenger train station. The the city to leverage funding plan recommends livable invested into the passenger community design strategies to train station to bring additional leverage Downtown’s unique private investment into assets including the proposed the study area. station. Connecting bus transit service, greenways, and mid- block pedestrian corridors were CLIENT: integrated into a vibrant, mixed Downtown Dayton Partnership use downtown neighborhood Sandy Gudorf, Executive plan. Director e: [email protected] The design process began p: 937-224-1518 ext. 224 with a walking onsite workshop to understand the RELEVANCE: physical characteristics of the Urban redevelopment, neighborhood and outline sustainability consulting opportunities and constraints. An all-day planning charrette helped stake holders identify success factors, planning priorities and concepts, and synthesize those concepts into two preferred plans. A follow up workshop refined the conceptual plans into a final illustrative plan supported by perspectives and vignettes of basic streetscape design standards.
Traffic calming recommendations employed 32 | Cooper Carry Oak Park Master Plan
Covington, Kentucky
Woolpert provided the overall CLIENT: master planning and conducted Al. Neyer, Inc. the site assessment at Oak Park. Chris Dobrozsi, Vice President, Woolpert then joined a team led Real Estate Development by Cooper Carry, participating e: [email protected] in land use planning and design, p: 513-699-2268 and communicated with the City of Mason. Existing pertinent data was used to develop the RELEVANCE: base mapping, supplemented Master planning, land use by aerial photography, planning and design topographic mapping with two-foot contours, ODOT ramp plans, access opportunities and constraints, and condition/capacity analysis of surrounding roadways and intersections. Woolpert interviewed stakeholder organizations such as Mason officials, Mason-Deerfield Chamber of Commerce, ODOT officials, and selected developers. Zoning, community characteristics, and land use trends were examined to determine their influence on the property. Three alternative site development concepts were delivered to the client.
Covington Central Riverfront Strategic Master Plan | 33 Wright Company Factory
MASTER PLAN
Dayton, Ohio
Woolpert provided master improving infrastructure, planning services as part of and specifically improving a larger project to restore the circulation onto and off the original Wright Company property. The master planning Factory in Dayton, Ohio, process was to be conceptual improve the area for the in nature to allow flexibility community, and retain the for use in the future, while land in a form that would defining edge treatment and attract future mixed-use access to guide detailed design redevelopment. The factory of improvements. Future uses was the first in America built for would be complimentary to the purpose of manufacturing the historic factory and could airplanes, and its construction include industrial or commercial marked the beginning of the uses. aviation industry’s transition from craft production in make- CLIENT: do factories to huge factories Home Avenue Redevelopment, where aerospace workers LLC assembled aircraft and space Brad White, Owner vehicles. When restored and e: [email protected] open to the public as a unit of p: 614-793-8777 the Dayton Aviation Heritage National Historical Park, RELEVANCE: the factory will complete the Redevelopment of historic story of the Wright brothers’ factory invention, development, and commercialization of the airplane in Dayton.
Woolpert worked with all project stakeholders to understand their goals. Goals of the plan included adding aesthetic enhancements,
34 | Cooper Carry Noell Consulting Group Market Analysis
Noell Consulting Group was born in the public sector, with Todd Noell working as an urban planner in Charlotte, North Carolina for four years prior to entering consulting. Whether in tandem with planning or other efforts, or solely as an economic endeavor, we seek to enhance planning and projection efforts by identifying realistic and achievable opportunities. With 37 years of experience between Mr. Noell and his partner, David Laube, Noell Consulting Group is highly capable of marrying public sector goals and private sector needs.
Specific services we offer public sector clients: •Transit-Oriented Development Analysis •Project Feasibility Assessments relative to TAD/TIF Funding; •Retail Strip Corridor Revitalization; •Retail Demand/Supply Analyses; •Housing Needs Assessments; •Demographic/Economic Growth Analysis; •Urban Core Analysis and Strategy; •Neighborhood Revitalization Analyses; •Financial Analysis Checks to Ensure Potential Project Feasibility; •Disposition Analysis
Covington Central Riverfront Strategic Master Plan | 35 Waterfront District
Tampa, Florida
In May 2016, Strategic Property incorporation of iconic and Partners (SPP) retained Noell innovative design, accessibility Consulting Group (NCG) to of open green space, and strong conduct a market analysis for a on-site retail and branding. planned large-scale, waterfront development in downtown The project will seek to achieve Tampa, Florida. The proposed a LEED-Silver certification. development, slated to include a public park, office and retail CLIENT: space, and residential towers, James Nozar will provide Tampa’s first Strategic Property Partners true urban neighborhood and e: [email protected] destination location. NCG’s p: 202.295.7348 study focused on the residential components of the planned SERVICES: development, considered in the Market Analysis context of this goal. NCG’s study revealed present rental residential and condo- minium opportunities at the development site and examined market trends to offer a pro- gram poised for future growth as the development continues to mature. In addition to this plan, which offers an attractive lifestyle proposition to support population growth and demo- graphic changes, NCG provided recommendations for creating the value necessary to achieve the development’s goals, includ- ing enhanced infrastructure, attraction of major employers,
36 | Cooper Carry Atlanta Beltline Real Estate, Housing, and Econ. Dev. Action Plan
Atlanta, Georgia
Noell Consulting Group was Given limited internal financial retained by Atlanta BeltLine resources given setbacks in the Incorporated to lead a team of Tax Allocation District as a consultants including Columbia result of the Great Recession, Ventures and Mass Economics the plan focuses on leveraging on a seven month analysis of public sector investments and market and existing conditions, programs with philanthropic in-house resources and staff, investments, along with and potential new revenue strategies to more closely work sources and best practices with the private sector to steer proven elsewhere in the country investments and further drive to develop its Strategic Action market conditions to ultimately Plan (public release: August create a higher tax evaluation 2015). for full support of transit.
The BeltLine is a 22-mile rail CLIENT: to trail conversion running Atlanta Beltline, Inc. throughout the City of Atlanta James Alexander, that is currently the largest Housing Policy and urban redevelopment project in Development Director the country. The plan focuses e:jalexander@atlantabeltline. on specific, actionable steps to org achieve their programmatic p: 404.477.8557 goals within the BeltLine Planning Area (1/2 mile on SERVICES: either side of the trail) of: Market Analysis •Real estate acquisition to close Strategic Action Plan the full 22-mile loop for future transit and parks; •30,000 New housing units, 5,600 of which to be affordable; and •30,000 New permanent jobs plus 45,000 one-year construction jobs. Covington Central Riverfront Strategic Master Plan | 37 Gratiot Site Market Study
Detroit, Michigan
Noell Consulting Group, along CLIENT: with a project team organized Teresa Lynch by Gensler and including Mass Mass Economics Economics and KK&P, were e: [email protected] engaged by The Platform, to p: 404.222.3660 collaborate on a planned mixed- use development near Eastern SERVICES: Market in Detroit, MI referred Market Analysis to as the Gratiot Site. NCG’s key role in the project included the provision of an overview retail, office, and multifamily market analysis and development and planning strategies to maximize overall opportunity for job creation and integration without direct com- petition to Eastern Market. This plan included an outline for the optimal mix of uses on the site. The results of NCG’s research and analysis informed the client’s and consulting team’s understanding of the poten- tial for growth in and around the site, along with the key strengths and challenges of the subject property and those of potential competitors, and pro- vided actionable strategies for its successful development.
38 | Cooper Carry DaVinci Development Collaborative Economic Development Strategy / Public Engagement
DaVinci Development Collaborative, LLC (DaVinci) is a boutique real estate advisory firm located in Atlanta, Georgia. DaVinci was founded in 2014 with the underlying thesis to take real estate development to a more thoughtful and disciplined platform. Today, DaVinci has grown to a strong team that represents clients with a range of expert services including development advisory and management, community engagement, as well as cultural management services.
The firm functions as an owner’s representative, providing oversight for the lifespan of development projects lending a strategic developer’s perspective. Its Principals have successfully developed nearly $2billion of highly visible and sophisticated commercial real estate development projects throughout the United States. DaVinci proudly serves owners in ways that extend far beyond real estate development. DaVinci realizes the vision of each client project by consistently delivering on the details.
Covington Central Riverfront Strategic Master Plan | 39 The Stitch
FROM CONCEPT TO IMPLEMENTATION
Atlanta, Georgia
For this project, DaVinci is The outcome will be an providing pre-development implementation strategy with advisory and management a value creation financing services for Central Atlanta approach that will fund the Progress/Atlanta Downtown infrastructure to create building Improvement District’s bold pads for new commercial vision to place a ‘cap park’ development and park spaces. (The Stitch) on the ¾ mile platform spanning the City’s CLIENT: Connector – creating 14 acres Jennifer Ball of new urban green space. Central Atlanta Progress, DaVinci is evaluating the Atlanta Downtown Stitch Vision Plan (created in Improvement District (404) 2015 by Jacobs Engineering) 522-3344 to test the technical feasibility and to develop a roadmap for SERVICES: implementation. Pre-development Advisory Management DaVinci is focusing on three main areas to move the project from concept to implementation:
1) Technical analysis and evaluation of infrastructure alternatives
2) Assessment and analysis of the real estate development potential
3) Development of alternative value creation strategies
40 | Cooper Carry National Center for Civil and Human Rights
Atlanta, Georgia
In 2008, several national fee operational consultants and development service providers market researchers. Project competed to develop the new Cost Estimating was vital National Center for Civil and and provided at three stages: Human Rights (NCCHR). program completion, of John Goff led this extremely schematic design, and at high profile project. Because 50% completion of design of the high visibility nature of development. DaVinci’s the project, the developer was construction delivery strategy is responsible for facilitating a to bring the contractor on board national design competition. during design development, The winning architect was and will have cost estimating PROJECT TEAM: Philip Freelon, in Partnership responsibility from that point John Goff, Development with HOK. Freelon also led the onwards. DaVinci does not Executive* design team for the Smithsonian subscribe to unit costing, square David Scott , Deputy Director** National Museum of African foot costing or other budgeting Freelon Group , Architect American History and Culture methodologies that could be in Washington, DC. Initially less accurate. Instead, the team PROJECT TEAM: conceived at a 92,000 sf, $124M uses program techniques and Development Executive: project it was re-designed three project cost modeling tools Worked closely on site times to respond to changing to provide quick and realistic acquisition from Coca-Cola economics. The final 42,000 representative costs, even at Corporation. Developed sf program is expandable in program stage. The team looked initial operating pro formas two phases to a total of 62,000 at the facilities operationally, for feasibility. Obtained all sf. The project required the and built operational models entitlements and responsible for coordination of architects, and pro formas to test various full development. exhibit designers, artists, IT assumptions and scenarios of specialists, fabricators and the business plans. REFERENCE:: contractors. Doug Shipman *Project completed prior to (Former CEO Of National While DaVinci has a breadth founding DaVinci Development Center for Civil and Human of experience, we have a real Collaborative (Cousins Rights) passion for managing the Properties). **Project completed BrightHouse details of each project. For while David Scott was with P: 404-547-5859 this project, our team worked IntegralGude. E: dshipman@thinkbrighthouse. hand-in-hand with expert com Covington Central Riverfront Strategic Master Plan | 41 Children’s Healthcare of Atlanta
CENTER FOR ADVANCED PEDIATRICS
Atlanta, Georgia
In 2015, Children’s Healthcare 5)Design Development of Atlanta, one of the nation’s (complete), top ranking pediatric research hospitals, engaged DaVinci 6)Building Construction Phase Development Collaborative, in (underway). partnership with The Winstead Group, to define and develop a At the start of the project, as a key part of their 75-acre master Development Advisory service, plan: a Center for Advanced the DaVinci-Winstead group Pediatrics Medical Office was instrumental in guiding Building to represent 260,000 Children’s Healthcare in their SF of specialized medical internal project management office space, nearly 1,000 team selection. The project parking spaces and 30 acres of also includes a considerable inspirational greenspace. infrastructure component as Children’s Hospital has pledged Using their unique “Investment $40M to the City and County Checkpoint Approval Process,” towards these efforts. Working the DaVinci-Winstead Group hand-in hand with the client is partnering with Children’s ensures the owner’s visions Healthcare on six critical steps: are realized while details are delivered. 1)Project Identification (complete), CLIENT: Chris Chelette 2)Preliminary Evaluation Phase Children’s Healthcare of Approval (complete), Atlanta 404-785-7162 3)Due Diligence Approval (complete), SERVICES: Development Advisory 4)Project Site Plan Approval (complete),
42 | Cooper Carry Spirit Square Development CHARLOTTE MAIN LIBRARY
Charlotte, North Carolina
DaVinci is serving as of the site. An RFQ for master development advisor for developers is soon to be issued a complex public-private for the project. Visionary partnership and unique group developers will have a unique of stakeholders for this 8-acre opportunity to transform two parcel prominently located in catalytic blocks in Uptown Uptown Charlotte. The team Charlotte to create a welcoming engaged to help the owners and inclusive environment re-imagine a jointly-owned filled with walkable and block. The owners are the urban plazas surrounded by Charlotte Mecklenburg Main commerce, knowledge, culture, Library, the historic McGlohon entertainment, and a diversity Theater (operated by the of housing options for all. Blumenthal Performing Arts), county-owned performing DaVinci is also partnering with CLIENTS: arts spaces and classrooms, Charlotte’s First Presbyterian City-owned green spaces, and Church on a on a similar Mecklenburg County a privately owned historic visioning and feasibility Charlotte Mecklenburg Library restaurant and bar. In addition, program. Central to both City of Charlotte the Charlotte Housing of these Charlotte advisory Charlotte Housing Authority Authority and the Bank of projects has been conducting Bank of America America are participating in more than 100 stake-holder Blumenthal Performing Arts the project. The DaVinci interviews (per project) and Duckworth’s Restaurant team has extensive experience community engagement SERVICES: in analyzing the development activities to shape and guide capacities of client sites. In the project’s vision and concept Development Advisory (currently) working with the development. Next, critical Public Engagement City of Charlotte, County, market information was Charlotte Mecklenburg Library, thoroughly researched and REFERENCE:: Charlotte Housing Authority, analyzed along with financial Lee Keesler, CEO Charlotte and other stakeholders on the and value assessments to deliver Mecklenburg Library visioning for redevelopment of a fiscally responsible and p: 704-416-0604 two pivotal blocks at 6th and executable feasibility study and e: [email protected] North Tryon, DaVinci has spent development plan. Using the almost 24 months exploring and created shared vision, alternate crafting conceptual scenarios approaches were created and for the successful development presented as highest and best- Covington Central Riverfront Strategic Master Plan | 43 RELEVANT PORTFOLIO PROJECTS Cox Enterprises Corporate Campus and Discovery Center & Museum
LOCATION: PROJECT REFERENCE: Atlanta, Georgia Scott McLane Cox Enterprises (678) 645-0657 PROJECT TEAM: [email protected] DaVinci: - John Goff, Development Executive - Bree Caldwell, Project Manager - Tish Spearman, Assistant Project Manager
DESCRIPTION: from DaVinci (with Cousins Properties at the time) to ex- In 1999, Cox Enterprises set out to create a master plan vi- ecute a new 27-story headquarters for Cox Communica- sion for their corporate campus which could both accom- tions, the third piece to the overall campus master plan. In modate the physical growth of the organization and rep- both major phases, working in close coordination with Cox’s Cox Enterprises resent the ever evolving nature of their business. In early own Cox Conserves team. The team achieved LEED Silver 2010, Cox Enterprises set out to execute the second phase ratings. Further, over both parking decks, solar arrays are in- of their master plan, a bold strategy to relocate almost 4,000 stalled that greatly offset energy needs. Water cisterns were employees from over 12 leased buildings into a single, inte- provided to offset the need for potable water for both -land grated, urban corporate campus. This 575,000 square feet scaping and HVAC needs. This third phase also included the Corporate Campusof new office space was designed for their technology in- development of the Cox Discovery Center, an interactive novators. Following the success of the C-Tech project, Cox museum element designed to present the breadth of Cox’s Enterprises hired the development team led by members culture, values and innovation to multiple audiences. and DISCOVERY CENTER & MUSEUM
Atlanta, Georgia
Of partnering with John Goff and DaVinci, Marybeth Leamer, is dedicated to achieving and exceeding their vision. He has Executive Vice President for Human Resources and Admin- a unique ability to assemble the right team for each project In 1999, Cox Enterprises set out Of partnering with John Goff istration at Cox wrote, “It has been my pleasure to work with while also providing leadership and fostering teamwork and to create a master plan vision and DaVinci, Marybeth Leamer, John Goff since 2009 and it is my pleasure to recommend consensus building among a diverse group of executive, de- for their corporate campus Executive Vice President his services. John has served as Owner’s Representative for velopment and construction professionals. John is extremely Cox for the past eight years, and he has been an invaluable principled and fosters strong relationships. At Cox, we focus which could both accommodate for Human Resources and member of our team as we developed and grew the 1.2M SF on adhering to the principles of environmental sustainabil- the physical growth of the Administration at Cox wrote, of LEED certified projects at our headquarters campus in the ity and stewardship to support our Cox Conserves initiatives. organization and represent the “It has been my pleasure to Central Perimeter area of Metro Atlanta. I am very impressed John has a keen understanding of this and is committed to with John’s attention to every detail of the goal, schedule and green environmental building processes and has played a ever evolving nature of their work with John Goff since budget. He has a genuine sensitivity to his clients’ needs and key role in helping Cox achieve these standards.” business. In early 2010, Cox 2009 and it is my pleasure Enterprises set out to execute to recommend his services. the second phase of their master John has served as Owner’s plan, a bold strategy to relocate Representative for Cox for the almost 4,000 employees from past eight years, and he has over 12 leased buildings into been an invaluable member a single, integrated, urban of our team as we developed corporate campus. This and grew the 1.2M SF of 575,000 square feet of new LEED certified projects at our office space was designed for headquarters campus in the their technology innovators. Central Perimeter area of Metro Following the success of the Atlanta. I am very impressed C-Tech project, Cox Enterprises with John’s attention to every hired the development team detail of the goal, schedule led by members from DaVinci and budget. He has a genuine (with Cousins Properties at sensitivity to his clients’ needs the time) to execute a new and is dedicated to achieving 27-story headquarters for Cox and exceeding their vision. He CLIENT: Communications, the third has a unique ability to assemble I am veryCox impressed Enterprises with John’s attention to every detail of the goal, schedule and budget. He has a genuine sensitivity to his piece to the overall campus the right team for each project “clients’ needs and is dedicated to achieving and exceeding their vision. He has a unique ability to assemble the right team for each project while also providing leadership and fostering teamwork and consensus building among a diverse group of execu- master plan. The team achieved while also providing leadership tive, development and construction professionals. SERVICES: LEED Silver ratings. This and fostering teamwork and Marybeth Leamer, Executive Vice President, Human” Resources and Administration, Cox Enterprises Development third phase also included consensus building among a the development of the Cox diverse group of executive, Discovery Center, an interactive development and construction REFERENCE:: museum element designed to professionals. John is extremely Scott McLane present the breadth of Cox’s principled and fosters strong Cox Enterprises culture, values and innovation relationships. p: 678-645-0657 to multiple audiences. e: [email protected]
44 | Cooper Carry JLL GSA Conveyance
The Government Investor Services (GIS) team at JLL is the premier provider for comprehensive federal real estate advisory services. Combining deep market experience and political trade craft with superior research and financial analysis, we create certainty for our clients—driving value and confidence in an increasingly complex federal marketplace.
Covington Central Riverfront Strategic Master Plan | 45 U.S. Citizenship and Immigration Services
Camp Springs, Maryland
Summary Result In 2011, the United States Cit- In September 2016, JLL’s GIS izenship and Immigration Ser- team was awarded the USCIS vices (USCIS) needed to con- deal and it was finalized in Au- solidate five Washington, DC gust 2017. This meant USCIS area offices into a centralized would move and consolidate headquarters that met all Gen- a widespread agency into one eral Services Administration centrally located building in (GSA) standards. Unlike most Prince George’s County, Mary- procurements, the three regional land. USCIS rent for a newly jurisdictions-the District-Mary- constructed building, will yield land-Virginia (DMV), all were 30% less in occupancy costs than competing for a winning bid. their current locations. Also, The JLL Government Investor the 3,700 federal employees REFERENCE:: Services (GIS) team understood relocating to One Town Center Jeff Hurvitz the deal would be one of the inspired the development of Senior Associate largest Government tenants in a restaurant row and a retail p: 202-719-5670 the market that would transform center. This deal is the largest e: [email protected] the surrounding area. GSA award in Prince George’s County and the third largest in Process Maryland history. Brian Sullivan began research- ing and collaborating with JLL’s TENANT: GIS, research, operations and United States Citizenship and marketing teams to find a new Immigration Services (USCIS) location for USCIS. They were determined to work together LANDLORD: to find the right solution for Peter N.G. Schwartz Company USCIS that was also GSA compliant. The most signifi- SIZE: 575,000 s.f. cant challenge of the project (100% occupancy) was to convince GSA that One Town Center’s vision for the SERVICES PROVIDED: new headquarters was the ideal Agency Leasing location.
46 | Cooper Carry Washington DC City Government
Washington DC
Challenge market rent in the mid $40s and In 2008, the American Realty four months later, the full deal Advisors (ARA) was preparing was signed. for the Washington DC City Government lease to expire at TENANT: One Union Center. This would American Realty Advisors leave ARA at 0% occupancy and (ARA) with no definitive marketing strategy. Time was running out SIZE: with no direction from the DC 100,000 s.f. government, ARA awarded the assignment to Brian Sullivan, OCCUPANCY: for his expert knowledge and 95% experience. SERVICES PROVIDED: Solutions Agency Leasing Brian agreed that the current tenant was a prospect but REFERENCE:: identified numerous alterna- Brian Sullivan tive tenants as a back-up plan. Managing Director Meanwhile, he leveraged a p: 202-719-5804 relationship with close ties to e: [email protected] the current mayoral Administra- tion and was able to backfill the Washington DC City Govern- ments presence, at One Union Center of 100,000 s.f.
Result Timing was essential for this transaction. Brian signed the deal in January 2009 and 30 days later a contract purchaser walked away. Leaving $2 million at risk and sent the market into a volatile state. Brian achieved a
Covington Central Riverfront Strategic Master Plan | 47 Potomac Center South Department of Education Washington DC Summary Result JLL’s Government Investor Ser- GIS assisted Invesco in the vices (GIS) team was engaged three-year lease extension at by Invesco to retain the anchor $49.75 per s.f. with no conces- tenant, the Department of Edu- sions. The GIS team’s ability cation (ED), in Potomac Center to get an above market rate, all South. GIS partnered with while maintaining a solid rela- JLL’s Research team to provide tionship with the Government, market trends and data discov- puts them in a good position to ering the best strategy was for retain ED when their lease-ex- Invesco to secure the short-term tension expires in March of extension with ED. In the end, 2020. GIS secured a three-year lease extension, which was above the LANDLORD/OWNER: normal GSA rate. Invesco
Process TENANT: The approach was collecting as Department of Education (ED) much information as possible about Potomac Center South SIZE: and the surrounding market. 314,000 s.f. GIS knew there was a inflec- tion point with ED where they OCCUPANCY: would be asking for too much 74% and too little, with the lease extension. Therefore, the GIS SERVICES PROVIDED: team leveraged their experience Agency Leasing in the building and market to demonstrate, educate and allow REFERENCE:: Invesco the opportunity to make Lucy Kitchin a comprehensive and educated Senior Vice President decision for Potomac Center T: +1 202 719 5752 South. E: [email protected]
48 | Cooper Carry Pattern r+d Sustainability / Energy Consulting
Pattern r+d (Pattern) uses advanced analysis tools and methods to design for building energy, daylighting, and thermal comfort performance. Our focus is on using tools and processes that create a truly parametric design space to analyze more alternatives faster than with conventional methods. Unlike traditional consultants, we leverage computational design to gain design insight. Pattern uses a broad variety of validated industry-standard tools to support the decision- making process during the initial stages of design.
Covington Central Riverfront Strategic Master Plan | 49 Soccer in the Streets Five Points MARTA Station
Atlanta, Georgia
Soccer in the Streets is CLIENT: coordinating the creation of a Will Johnston recreational youth soccer league Executive Director with miniature soccer pitches at Tiny House Atlanta key Marta stations throughout the Atlanta area. Tiny House p:404-913-0929 Atlanta, in partnership with e: will@tinyhouseatlanta. Soccer in the Streets, proposed com incorporating a small support space adjacent to each soccer SCOPE: pitch at the various stations. 250 GSF The primary focus of the project 2 Month Design is to provide children taking part in the Soccer in the Streets SERVICES: initiative a functional space that Sustainability Services will serve as a classroom and support facility. The program required a fully autonomous and self sustaining structure, unencumbered by any permanent utility connections. As such, primary design considerations were energy efficiency and solar power systems. Other autonomous strategies were incorporated as well, such as water collection and composting toilets. Beyond these, it was a requirement that the structures be mobilized with relative ease and be highly durable. With this in mind, the design proposals incorporated rigid frames and impact resistant materials.
50 | Cooper Carry Research Center Confidential
Kuwait
The overall site and buildings CLIENT: are organized on a 3.3m x Forest City Enterprises 3.3m laboratory module for efficiency, safety and cost SCOPE: effectiveness. The equipment 350,000 SF and casework can be organized in the north/south as well as the SERVICES: east/west orientation to give High Performance the researchers the most choices Site Sustainability to set up their labs and project teams. There should always be a 1.8m corridor in front of all January February March casework and equipment for safety. This urban project targets to be a high performance lab complex
April May June in a hot climate zone. Looking at building orientation and the site design, played an important role to reduce the energy use, and increase the daylight and comfort.
Covington Central Riverfront Strategic Master Plan | 51 52 | Cooper Carry C. meet the team- resumes Covington Central Riverfront Strategic Master Plan | 53 We are proposing an “All-Star” Team
Cooper Carry has a assembled a and private sector clients. NCG goes team of national and local expertise beyond the typical number crunching representing the best and brightest in analysis; providing extensive “boots the industry. Cooper Carry, a full on the ground” leg work; identifying service design firm located in Atlanta, markets similar to Covington GA; Alexandria, VA; and New York, from across the country that have NY, will lead this team from our successfully implemented projects Atlanta office; manage an iterative that have not yet been tested in the process with the City of Covington, Covington market; and reporting provide expertise in urban design, findings in easily digestible graphics to urban planning, and architecture the general public. advisory; and play a vital role in the ongoing public engagement strategy. JLL brings the most in depth experience in the conveyance of GSA Cooper Carry is teaming with property, particularly IRS property, Woolpert, which has a great history with direct ties to decision makers in of working collaboratively with the Washington D.C. combined with a City of Covington and will provide local presence and knowledge of the world class engineering services with Covington market. an intimate local knowledge base, in addition to playing a key role in our Pattern r+d is an innovative company public engagement. with whom Cooper Carry has established a working relationship on DaVinci Development Collaborative many of our projects, even in early will lead the economic development conceptual urban design and master strategy, working with the City and our planning efforts. They bring a real consultant team to provide a unique time analysis to an urban design project development advisory expertise, not focusing on energy optimization, as an at-risk developer seeking future daylighting, and true parametric and prospective development projects. performance driven design.
Noell Consulting Group is also a The following pages describe in more unique market analysis firm, with in- detail the expertise and roles of our depth knowledge working with public team members.
54 | Cooper Carry COVINGTON COMMUNITY MEMBERS
COOPER CARRY URBAN DESIGN TEAM
Kyle Reis Director of Planning
Nicolia Robinson Project Manager
PLANNING / ENGAGEMENT STAFF
Allison Bickers Steve Busch Zhen Feng Abbey Oklak Project Planner Landscape Architect Landscape Architect Planner
SUBJECT MATTER EXPERTS
Bill Halter David Kitchens Angelo Carusi Manny Dominguez Sean McClendon Office / Workplace Mixed-use / Residential Retail Hospitality Civic / Government
CONSULTANT
Woolpert DaVinci Noell Consulting Group JLL Patter r+d Environmental Design Development Market Analysis GSA Conveyance Sustainability Transportation Planning Collaborative Energy Consulting Engineering Economic Development Public Engagement Strategy Public Engagement
Covington Central Riverfront Strategic Master Plan | 55 Kyle Reis, AICP, LEED AP DIRECTOR OF PLANNING - PLANNING/URBAN DESIGN STUDIO
Kyle joined Cooper Carry in 2006 and was made an Associate Principal in 2015. As the Director of Planning, Kyle leads Cooper Carry’s Planning Studio. He utilizes his experience from across the U.S. and abroad; having worked on numerous public and private development projects. Kyle’s architecture background and over 12 years of planning experience has led to his passion for quality urban design and placemaking. He strives for an inclusive design process in which the best ideas rise to the top, public spaces are made meaningful, and people have a diversity of options in their community.
Kyle is excited to lead the Cooper Carry team for this amazing Downtown site on the Ohio River. This type of urban infill development in a great city like Covington with an engaged and proactive community is the type of opportunity Kyle loves. Kyle will provide the City of Covington with excellent attention and service, and will guide the Cooper Carry consultant team through an engaged and involved process. He is experienced in public engagement and will utilize his ability to distill complex Cooper Carry concepts in a clear and understandable way to facilitate a productive consensus Associate Principal building process. EDUCATION Bachelor of Architecture, University Capitol View, Nashville, Tennessee of Notre Dame, 2006 Kyle has served as lead planner for the master planning process for Capitol View, beginning at the vision plan and managing the entitlement process for two of the Masters of Business Administration, blocks currently under construction. Kyle has been the liaison between the Client Georgia State University, 2013 team and Metro Nashville Planning Department throughout the process for this dense urban infill brownfield development in the North Gulch area of Downtown ACCREDITATION Nashville. Kyle led a planning process which included multiple developers, investors, American Institute of Certified end users, designers, engineers, and phases. Planners (AICP) Savannah River Landing, Savannah, Georgia LEED Accredited Professional, Kyle has been helping our developer clients adjust the originally adopted civic USGBC, 2008 master plan to create a series of mixed-use blocks and streets which both meet the development pro formas, and enhance the quality of public spaces for local residents. HONORS AND AWARDS The linear park we are creating along the entire water front and the first phase Georgia Multi-Modal Passenger parks will be the first large scale opportunity for active public park space along the Terminal (MMPT), Tri-State Savannah River. Kyle’s role in managing this planning process is intimately working with City officials and developers in a public private partnership, ensuring quality ASLA Award of Excellence, 2014 vertical development is viable, and championing the public streets and parks. Trinity Avenue, Urban Farm, Georgia Chapter, ASLA Merit Bull Street Master Plan, Columbia, South Carolina Award, 2012 Master plan of a 178-acre site called Bull Street, a mixed-use development in the Columbia, South Carolina. Kyle led the week long charrette with DPZ to create a ASSOCIATIONS form based code for Bull Street. Following the creation of the form based code, American Planning Association he led the process of creating a vision plan that followed the code while creating a Urban Land Institute (ULI) mixed use destination with a baseball stadium at its heart. Kyle continues to provide planning oversight and review for the master developer. Georgia Planning Association Congress for the New Urbanism ADDITIONAL PROJECT EXPERIENCE Jeffersonville Canal District Master Plan, Jeffersonville, Indiana COMMUNITY INVOLVEMENT Village Square, North Omaha, Nebraska Society of St. Vincent de Paul GA, Georgia Multi-Modal Passenger Terminal (MMPT), Atlanta, Georgia Board Member and Past President Historic Erie Canal Aqueduct & Broad Street Corridor Master Plan, ULI Atlanta Mentor Program Chair Rochester, New York ULI Atlanta Center for Leadership Potomac River Green, Master Plan, Alexandria, Virginia Class of 2016 Graduate University Arts & Retail District Plan, Case Western Reserve University, ULI Atlanta Center for Leadership Cleveland, Ohio Program Co-Chair, 2018-2019 NASA, AOB-1 New Town Plan, Hampton, Virginia 56 | Cooper Carry Nicolia Robinson, AICP PROJECT MANAGER - PLANNING/URBAN DESIGN STUDIO
Nicolia joined Cooper Carry in 2000 and brings to the firm a background in architecture and urban planning. As an architecturally trained planner her experience includes transit, mixed use, downtown, waterfront, and neighborhood master planning for both public and private sector clients. Nicolia has witnessed the realization of revitalized communities such as in Cleveland, Raleigh, and Greensboro where garnering community and stakeholder consensus was essential. She has successfully managed community and downtown revitalization projects to reflect her belief that connective design must encompass not only a physical perspective, but a social and economic one as well. She has organized and participated in numerous public outreach meetings, charettes, public presentations, community work sessions and stakeholder interviews. She does not only believe planning should be contextual and based in the community, she practices it every day. Nicolia has spent her career trying to bring restoration and revitalization to communities as she believes neighborhood restoration and community revitalization is more than erecting a building or completing a project, it relies on an honest, thorough, mutual process that Cooper Carry evokes the truest sensibilities of the community. Senior Associate Village Square, Omaha, Nebraska EDUCATION Nicolia managed the engagement process and coordination of feedback with the Master of Architecture, State master planning team, week long charrette, and development of the final report. The University of New York at Village Square Plan was an iterative process that was forward thinking and designed Buffalo, 2000 to inspire creative placemaking activities. Over the course of nearly 4 months or Master of Urban Planning, State team created a framework to creatively guide growth in the East Village of Omaha. University of New York at This process was kicked off by a one week long intense series of public workshops, listening sessions, charrettes and presented big ideas. Buffalo, 2000 Bachelor of Design in Architecture, Decatur UMCH Master Plan Decatur, Georgia University of Florida, 1996 Nicolia serves as project planner in the public engagement and master planning efforts with the City of Decatur for the 77 acre United Methodist Children’s Home property. The goal is to lead public workshops and develop of plan for the City’s ASSOCIATIONS use of the recently purchased site. The site’s historical value is examined as the American Institute of Certified team decides how to reuse or demolish buildings, what uses should be on the site, Planners (AICP) incorporate community desires, and how the site can fulfill the City’s Strategic Plan American Planning Association goals. Georgia Planning Association RiverPlace, Greenville, South Carolina Urban Land Institute (ULI) Nicolia served as a Project Planner for RiverPlace, a public / private, multi-phased, mixed-use development located in downtown Greenville, South Carolina. Located AREAS OF EXPERTISE on a 10-acre site at the southern edge of the central business district (CBD), Community Redevelopment RiverPlace is the single largest development in the City’s history, with roughly Downtown Revitalization 720,000 square feet in nine buildings. The project, designed to inject life into the city Transit Oriented Development center, is composed of public / private urban spaces, street front retail, multi-family Planning residential, mid-rise office, a hotel, and below grade parking. Neighborhood Planning ADDITIONAL PROJECT EXPERIENCE SPEAKING ENGAGEMENTS Augusta Downtown Master Plan, Augusta, Georgia Presenter: “ The Modern Food Brookhaven TOD Plan, Brookhaven, Georgia Hall: Fad or Trend.” American Bull Street, Columbia, South Carolina Greensboro City Center 2022 Vision, Greensboro, North Carolina Planning Association National Imagine Downtown Atlanta: JSA/McGill Corridor/Auburn Avenue, Atlanta, GA Conference, 2017 Jeffersonville Canal District Master Plan, Jeffersonville, Indiana Presenter: “Back to Basics: Raleigh Downtown Master Plan, Raleigh, North Carolina Successful Placemaking in Low Tampa Cultural Arts District, Tampa, Florida Income Communities.” Georgia Westside TAD, Atlanta, Georgia Planning Conference, 2017
Covington Central Riverfront Strategic Master Plan | 57 Allison Bickers, AICP PROJECT PLANNER - PLANNING/URBAN DESIGN STUDIO
From Gainesville, Georgia, Allison earned her Bachelor of Arts Degree at Presbyterian College in Clinton, South Carolina, where she studied 19th Century American and European history as well as Economic Theory. She received her Master of Historic Preservation from the University of Maryland. Since joining Cooper Carry in 2005, Allison has worked collaboratively with Project Designers and Project Managers on various Mixed-Use planning projects. She has helped manage various mixed-use projects through community outreach and entitlements. She has managed the development of plans that ranged from small redevelopment sties to large community vision plans.
FEATURED PROJECT EXPERIENCE
Oakville Triangle Master Plan, Alexandria, Virginia Mrs. Bickers served as a project manager in the planning and early entitlements for Cooper Carry the Oakville team. This plan created and implemented a vision for this industrial Associate site to become a vibrant mixed-use neighborhood center along a re-designed Route 1 boulevard. This redevelopment includes retail, office, hotel, and residential uses that closely tie into the nearby single-family neighborhood. Mrs. Bickers worked EDUCATION closely with the City of Alexandria to develop design guidelines that knit this new Master of Historic Preservation, development in with existing industrial and maker spaces, as well as the historic single family community. University of Maryland, School of Architecture, Planning and White Flint Mall Redevelopment, Bethesda, Maryland Preservation On the site of a regional suburban shopping mall, Cooper Carry is master planning Bachelor of Arts, History & a new, urban vision for the area. Including the 764,000-square-foot existing mall, the Economics, Presbyterian College new plan will densify the site and add an additional 2.2 million square feet, along with four substantial public plazas. The plan creates a connected grid of streets, so that Rockville Pike isn’t the only major arterial. Mrs. Bickers project managed this effort ASSOCIATIONS as well as working on the design. American Planning Association, Chevy Chase Lake, Chevy Chase, Maryland Georgia Chapter The Chevy Chase Land Company engaged Cooper Carry to develop a more urban US Green Building Council master plan for their property at a future transit stop and help usher a plan through the Montgomery County Sector Planning process. For over two years, Ms. Bickers HONORS AND AWARDS worked with the project team to develop a transit-oriented mixed use master plan, paying special attention to appropriate densities across the site, the mix of uses and DC Maryland NAIOP 2010, Best development of dynamic community open space. Throughout this planning process, Smart Growth Master Plan, White there have been extensive public outreach efforts, including large public meetings and Flint Mall, Rockville, MD small meetings with specific community groups and leaders. University of Maryland 2005, Directors’ Award for Historic ADDITIONAL PROJECT EXPERIENCE Preservation Benedict Court Mixed-Use Development, Greenwich, CT National Trust for Historic Chevy Chase Lake Transit Oriented Development, Chevy Chase, MD Preservation Annual Conference, Clarendon Education Center Adaptive Reuse, Clarendon, VA 2006 Seminar Innovation Master Plan, George Mason University, Prince William County, VA Lake Elsinore Downtown Master Plan, Lake Elsinore, CA Oakville Triangle Industrial Park Master Plan, Alexandria, VA SPEAKING ENGAGEMENTS Pearl River Master Plan, Presenter: “Back to Basics: Perimeter Town Center Office Park, Atlanta, GA Successful Placemaking in Low Potomac River Green Master Plan, Alexandria, VA Income Communities.” Georgia Potomac Rail Yards Land Bay F, Alexandria, VA Planning Conference, 2017
58 | Cooper Carry Steve Busch, RLA, ASLA LANDSCAPE ARCHITECT - LANDSCAPE ARCHITECTURE STUDIO
Stephen Busch joined Cooper Carry in 2011, as a Landscape Architect and Urban Designer, leading in many of the design efforts and the management of projects of all scales and budgets. He has more than 13 years experience in the design field with projects across the country. His passion for design is reflected in his commitment to creating memorable landscape spaces defined by their ecological health, vitality, and seamless integration of people and place.
FEATURED PROJECT EXPERIENCE
Intergraph Headquarters, Huntsville, Alabama The landscape design process for Intergraph Headquarters began with the site. While clear of most vegetation and only containing a lake and flag poles these elements have the one tying element of movement and fluidity. From the moment one enters the new headquarters the landscape engages you immediately. Envisioned as a painting, Cooper Carry large swaths of plant material from ornamental grasses, flowering perennials, and Associate shrubs to constructed mounds and hills the site visually ebbs and flows through the landscape. With over 6,000 individual shrubs and ground covers on site along with EDUCATION over 450 trees of all scales the site was transformed from an open field to a botanical Master of Urban Design, University garden of new plantings. Steve led the landscape design process, creating extensive of Michigan, 2006 planting plans and walking paths and carrying the project through installation. Bachelor of Landscape Architecture, University of Georgia, 2000 Georgia Multi-Modal Passenger Terminal, Atlanta, Georgia The billion-dollar Georgia Multi-Modal Passenger Terminal (MMPT) design will REGISTERED LANDSCAPE connect Atlanta’s MARTA heavy rail system, passenger rail, light-rail, streetcars, ARCHITECT buses, bicycle paths and pedestrians. The Georgia MMPT features an innovative Georgia #LA001352 elevated park which uses the large scale footprint inherent in transit infrastructure to connect existing open spaces with a new city-scaled space that creates a dramatic ASSOCIATIONS verdant destination for the people of Atlanta. In addition to linking existing green American Society of Landscape spaces, the new park helps manage stormwater, provides a unique perspective on Architects the city, and provides the integrating link between the city’s famous suburban tree canopy and its downtown skyline. Council of Landscape Architectural Registration Boards (CLARB) Brookhaven TOD, Atlanta, Georgia HONORS & AWARDS Through a thoughtful mix of uses and carefully programmed public realm, Best Mixed-Use, NAIOP Brookhaven City Center will become an active MARTA station surrounded by all Pittsburgh, Southpointe Town the elements that encourage a live, work, play lifestyle while seamlessly integrating into the existing fabric of Brookhaven. The major focus of the conceptual master Center plan is a civic green space which connects the site from east to west on both sides Award of Excellence, 2014, Tri- of the station. ‘The Green’ is a series of flexible spaces, which can accommodate State ASLA, Georgia Multi-Modal programmed and non-programmed events. The community living room is Passenger Terminal (MMPT) programmed to include the needs of everyday living through a host of amenities Honor Award for Sustainability, such as dining, passive and active recreation, and outdoor classrooms. Steve led 2013, ASLA, Michigan Chapter, the landscape design process as part of the design team. Steve served as the lead landscape architect for the civic space. - Delta Dental of Michigan Corporate Headquarters, ADDITIONAL PROJECT EXPERIENCE Merit Award, 2012, GAASLA, Andrew Young International Boulevard, Atlanta, Georgia Trinity Ave. Urban Farm Atlanta Multi-Modal Passenger Terminal, Atlanta, Georgia Design Competition, Finalist, 2011, Charleston Midtown Mixed-Use, Charleston, South Carolina Trinity Ave Urban Farm Intergraph Headquarters,Huntsville, Alabama One Daytona, Daytona, Florida Park Center, State Farm Office Atlanta HUB, Dunwoody, Georgia
Covington Central Riverfront Strategic Master Plan | 59 Zhen Feng, RLA, LEED AP BD+C LANDSCAPE ARCHITECT - LANDSCAPE ARCHITECTURE STUDIO
Zhen Feng is a professional landscape architect joined Cooper Carry in 2015 as a Project Landscape Architect in The Center for Connective Architecture. She has over 7 years of experience on a wide variety of public and private projects located throughout the world. She worked on a variety of market sectors and scales ranging from healing gardens and healthcare, to university campus, public greenway, urban transit corridors. Zhen is committed designing a way that enrich the public experiences of their communities and increases enjoyment of healthy and sustainable outdoor environments.
FEATURED PROJECT EXPERIENCE Augusta Comprehensive Downtown Master Plan, Augusta, Georgia James Brown Plaza, Master Plan, Augusta, Georgia One Daytona Mixed-Use, Daytona Beach, Florida Cooper Carry The Westshore Marina, Tampa, Florida
EDUCATION PREVIOUS PROJECT EXPERIENCE Master of Landscape Architecture, Atlanta Beltline Corridor Design, Atlanta, Georgia University of Georgia, 2008 Atlanta Eastside Trail Design, Atlanta, Georgia Bachelor of Landscape Architecture, Atlanta Westside Trail Design, Atlanta, Georgia Beijing Forestry University, 2002 Atlanta Beltline, Inc, Atlanta, Georgia Garden House Addition, Atlanta Botanical Garden, Atlanta, Georgia REGISTRATIONS College of Costal Georgia Campus Design, CGA, Brunswick, Georgia Landscape Architect: Georgia Clinical Translational Research Bldg,University of Florida, Gainesville, Florida #LA001658 George Mason University, Fairfax, Virginia University of North Texas, Denton, Texas ASSOCIATIONS Florida International University, Campus Master Plan, Miami, Florida Council of Landscape Architectural University of Georgia Veterinary Medicine Learning Center, Athens, Georgia Registration Boards (CLARB) Panama Entertainment District Master Plan, Panama City, Panama One Daytona , International Speedway Corporation, Daytona Beach, Florida Newport Tampa Bay, Tampa, Florida HONORS & AWARDS University of Miami, Uhealth Gable, Miami, Florida Atlanta Beltline Corridor Design, Miami Childern’s Hospital, Bed Tower Addition, Miami, Florida Award of Excellence, 2012 Medical University of South Carolina Children’s Hospital and Women’s Pavilion, Atlanta Urban Design Commission, Charleston, South Carolina Honor Award, 2014 ASLA Tri- Carti Cancer Center, Little Rock, Arkansas State Sany Campus Master Plans, Multiple Locations Award of Excellence, 2014 ASLA- Sany Heavy Industry, Ningxiang/Changshu/Huzhou, China/Bedburg, Germany GA China National Cereals, Oils and Foodstuffs Corporation, Beijing, China College of Coastal Georgia-Site, Huaneng Beijing Innovation Research Campus, Huaneng, Beijing , China Design, Honor Award, 2012 Petro Innovation Research Center Master Plan, PetroChina, Shanghai, China ASLA-GA King Saud Bin Abdulazia University of Health Sciences, Riyadh, Saudi Arabia FIU Campus Master Plan, Honor Women’s Hospital, National Guard Health Affairs (NGHA), Riyadh, Saudi Arabia Award, 2011 ASLA-FL Mental Health Hospital, National Guard health Affairs (NGHA), Univeristy of Florida CTRB, Honor Riyadh, Saudi Arabia Award, 2014 AIA-GA
60 | Cooper Carry Abbey Oklak, AICP, LEED AP DESIGNER - PLANNING/URBAN DESIGN STUDIO
Abbey grew up in Indianapolis, Indiana. She earned her Bachelor degree in Architecture from the University of Notre Dame where she participated in a year- long study abroad program in Rome, Italy. Her studies focused on architecture and urban design in the traditional context. Upon graduation, Abbey joined Cooper Carry and worked collaboratively as a member of various project teams on many project types, including urban design and planning, hospitality and office.
In 2009, Abbey accepted a Graduate Fellowship position at the Prince’s Foundation for Building Community in London, United Kingdom. In her first year, Abbey worked with the Foundation’s Design Team on various public consultation initiatives ranging from town center regeneration plans to location efficiency planning for healthcare facilities. She also organized and taught at educational events for professionals and the general public.
Since rejoining Cooper Carry in 2011, Abbey has again worked as a member of Cooper Carry multiple project teams. She uses her architecture and urban design background on Associate urban design and planning as well as mixed-use residential projects. Abbey’s projects focus on major developments in the Washington, DC metro area including, public planning studies and private entitlement projects. EDUCATION Master of Arts, Sustainable Urbanism and Architecture, PROJECT EXPERIENCE University of Wales, Prince’s Chillum Community Study, Prince George’s County, MD Foundation for Building Crystal City Block M, Arlington, VA Community Eastover Glass Manor Forest Heights Sector Plan, Prince George’s County, MD Bachelor of Architecture, Innovation Town Center, Prince William County, VA University of Notre Dame, Landover Mall Master Plan, Landover, MD School of Architecture Poplar Point Master Plan, Washington, D.C. Rome Studies Program, 2004-2005, Rushden Town Centre Regeneration Strategy, Rushden, East Northamshire, UK University of Notre Dame, Truro District Center East, Truro, Cornwall, UK School of Architecture White Flint Mall Redevelopment, Bethesda, MD Buzzard Point, Washington, DC ACCREDITATIONS Bayside Community Center, Fenwick Island, DE American Institute of Certified Oakville Triangle Master Plan, Alexandria, VA Planners (AICP) Rockville Town Center II, Rockville, MD LEED Accredited Professional Reston Town Center, Reston, VA
ASSOCIATIONS RESEARCH American Planning Association Historic Chinese Development Patterns, Jinze and the Watertowns of Yellow River U.S. Green Building Council Valley, China The Prince’s Foundation for the PHI: Planning Healthcare Infrastructure, Seven Kings and Barnet, London, UK Built Environment Sustainable Urbanism Rating Systems, London, UK Congress for New Urbanism Urban Morphology of Colonial American Towns, St. Augustine, Florida, (CNU), DC Chapter Secretary & Charleston, SC, New Orleans, LA Board Member Braddock Metro Citizens Coalition, EDUCATIONAL LEADERSHIP EXPERIENCE Board Member Beyond Poundbury DVDs, Editing Getting the Details Right Seminar, Poundbury Series 2009, Poundbury, Dorset, UK Live, Work, Walk. CNU DC Seminar 2013 Low Carbon Communities and EcoTowns Seminar, Poundbury Series 2009, Northampton, UK
Covington Central Riverfront Strategic Master Plan | 61 Subject Matter Experts
The “in-house” subject matter experts will collaborate with the Cooper Carry core design team during the urban design / master planning process. These experts may attend visioning meetings specific to their area of focus. They will also review concept plans throughout or process for compliance with industry standards and best practices. The intent of these experts is to add an extra layer of quality, based on industry standards, to the project to add credibility to our end deliverables. This Bill Halter, aia, leed ap credibility allows the City of Office/Workplace Design Expert Covington to confidently market this property to the private and SELECT OFFICE/WORKPLACE EXPERIENCE: public sectors to better entice investment. Park Center I, II, III, State Farm Office, Mixed-Use and TOD, Atlanta HUB, Atlanta, Georgia Riverwood 200 and Parking Garage, Atlanta, Georgia Intergraph Headquarters, Huntsville, Alabama Mylan Global Headquarters, Canonsburg, Pennsylvania eVestment Headquarters Master Plan & Work Place Strategy, Atlanta, Georgia Three First Union Center, Charlotte, North Carolina Prince Street Headquarters, Cartersville, GA Georgia Multi Modal Passenger Terminal, Atlanta, Georgia General Motors Master Plan, Doraville, Georgia Perimeter Summit Mixed-Use Development, Atlanta, Georgia 62 | Cooper Carry David Kitchens, aia Angelo Carusi, aia Mixed-Use Design Expert Retail Design Expert
SELECT MIXED-USE EXPERIENCE: SELECT RETAIL / MIXED-USE EXPERIENCE:
Chevy Chase Lake, Chevy Chase, Maryland, Bull Street, Columbia, South Carolina Case Western Master Plan, Cleveland, Ohio Capitol View, Nashville, Tennessee Falls Church City Center Plan, Falls Church, Crocker Center, Boca Raton, Florida Virginia Hill Center, Brentwood, Tennessee Bethesda Row District & Streetscape, Bethesda, Manchester Riverfront, Manchester, New Maryland Hampshire Rockville Center, Rockville, Maryland Mayfaire Town Center, Wilmington, North South Main Street, Wilkes-Barre, Pennsylvania Carolina The Village at Shirlington, Arlington, Virginia The Mercato, Naples, Florida White Flint, Montgomery County, Maryland Brookhaven MARTA TOD, Brookhaven, McGinley Square Revitalization Plan, Jersey Georgia City, New Jersey Front Range Village Master Plan, Ft. Collins, Charlottesville Town Center, Charlottesville, VA Colorado Mizner Park Phases I, II, III & IV, Boca Raton, Kendall Town Center Master Plan, Kendall, FL Florida Potomac River Green, Alexandria, VA Lake Nona Town Center, Orlando, Florida The Gallery at Market East Master Plan, Potomac Yards Land Bay F, Alexandria, VA Philadelphia, Pennsylvania Oakville Triangle Master Plan, Alexandria, VA
Covington Central Riverfront Strategic Master Plan | 63 Subject Matter Experts
Manny Dominguez, aia Sean McClendon, aia Hospitality / Design Expert Civic/Goverment Design Expert
SELECT HOSPITALITY EXPERIENCE: SELECT OFFICE/WORKPLACE EXPERIENCE:
300 South Tryon Hotel, Charlotte, North Bibb County Courthouse (Programming & Carolina AC Hotels by Marriott / Moxy Dual-Brand Schematic Design), Macon, Georgia Hotel, Atlanta, Georgia Bibb County Juvenile Justice Center, Macon, Kansas City Hyatt Regency, Kansas City Georgia Missouri Milton City Hall, Milton, Georgia Cleveland Hilton Downtown, Cleveland, Naval Air Station Jacksonville (NAVFAC Ohio Southeast), P-8A Integrated Training Cobb Galleria Convention Center Hotel Center, Jacksonville, Florida Study, Atlanta, Georgia U.S. Army Corps of Engineers, Deployment Fox Hall Resort, Douglasville, Georgia Readiness Training Center, Robins Air Hyatt Atlanta Perimeter at Villa Christina, Force Base, Warner Robins, Georgia Atlanta, Georgia U.S. Army Corps of Engineers, Value Marriott Hotel & Lancaster County Engineering Studies, Savannah District Convention Center, Addition, Lancaster, Atlanta Falcons Corporate Headquarters Pennsylvania Mondrian Hotel, Atlanta, Georgia Expansion, Flowery Branch, Georgia Riverside Hotel, Fort Lauderdale, Florida Bank of North Georgia Headquarters, Swan Point Hotel, Edgemere, Maryland Alpharetta, Georgia
64 | Cooper Carry Bruce Rankin, RLA, ASLA SENIOR LANDSCAPE ARCHITECT / COMMUNITY ENGAGEMENT LIAISON
Bruce Rankin is an award-winning designer with more than 40 years of experience in land planning, site and landscape design, and project leadership. As a Senior Land- scape Architect and Site Design Director, Bruce leads design projects and collab- orates on a number of multi-discipline design efforts. Clients appreciate Bruce’s creativity and breadth of knowledge and experience – which he leverages to create designs that complement existing facilities and infrastructure and maximize user-ex- perience. Bruce possesses a broad range of expertise, with experience ranging from managing and directing horizontal designs and conducting feasibility studies to Woolpert leading master planning projects and design charrettes. He has also designed over 60 parks throughout the eastern half of the U.S. and in the Caribbean, and has led LICENSE: urban redevelopments that have successfully revitalized communities and promoted Landscape Architect, Kentucky, No. economic growth 650
EDUCATION RELEVANT PROJECT EXPERIENCE Master of Landscape Architecture, Northern Kentucky Riverfront Commons, Covington and Newport, KY University of Michigan Covington Riverfront Commons Master Plan, Covington, KY Fifth and Main Concept Plan, Dayton OH Oak Park Master Plan, Mason, OH Saylors Pond Redevelopment Master Plan, Wrightstown, NJ Wright Company Factory Master Plan, Dayton, OH U Square at the Loop Mixed-Use Redevelopment, Cincinnati, OH
Lanie Wess, PE, ASCE WOOLPERT PROGRAM DIRECTOR Lanie Wess has extensive experience in design and construction of roadways and infrastructure, retail, commercial, office and industrial land development projects. Lanie has managed all aspects of design including the preparation of preliminary plans and zoning documents, obtaining municipal approvals, completing final con- struction documents, obtaining permits and on-site supervision of construction. She has designed and managed a wide range of projects from residential to commercial. Lanie leads substantial multi-disciplinary projects for governmental-institution, private development, higher education, and park and recreation development. She Woolpert coordinates the design efforts of team members, performs project monitoring on budgets and scheduling items and provides quality control. Quality and client focus LICENSE: are her top priority. Lanie has extensive practical knowledge in riverfront design proj- Professional Engineer, Ohio, No. ect planning, which involves a landscaping, utilities and careful team coordination. PE.61161 She understands that each project has a specific process underway to reach all client requirements and expectations. EDUCATION Bachelor of Science, Civil Engineering, University of South RELEVANT PROJECT EXPERIENCE Florida Northern Kentucky Riverfront Commons, Covington and Newport, KY Covington Riverfront Commons Master Plan, Covington, KY Oak Park Master Plan, Mason, OH U Square at the Loop Mixed-Use Redevelopment, Cincinnati, OH Jack Casino (Formerly Horseshoe Casino), Cincinnati, OH Covington Landing Restaurant Mooring Assessment, Covington, KY Riverside Drive Stabilization, Covington, KY Covington Central Riverfront Strategic Master Plan | 65 Mike Timko, PE, LEED AP SENIOR SITE / CIVIL & ENVIRONMENTAL ENGINEER
With nearly 20 years in the industry, Mike Timko brings vast insight and knowledge to his clients, gained through years of hands-on experience and numerous collab- orations with industry leaders. Mike’s experience includes site layout, utility, and roadway design for projects ranging from one-acre site developments to 120+ acre state-of-the-art casinos. As a Certified Professional in Erosion and Sediment Con- trol, he is also experienced in storm water run-off prevention, including grading and erosion control design, as well as storm sewer and detention basin design. He is adept at vertical relief and earthwork balancing, and has managed successful grading Woolpert layouts at complex worksites. He’s led teams on award-winning projects, including Leadership in Energy and Environment Design (LEED) certified higher education LICENSES: and sports facilities, urban casinos and mixed-use developments. His project experi- Professional Engineer, Kentucky, ence also includes multiple community parks, including waterfront, as well as military No. 26236; LEED Accredited family housing developments for multiple Air Force bases. Professional, National
CERTIFICATION: RELEVANT PROJECT EXPERIENCE Certified Professional in Erosion Northern Kentucky Riverfront Commons, Covington and Newport, KY and Sediment Control Covington Riverfront Commons Master Plan, Covington, KY Oak Park Master Plan, Mason, OH EDUCATION U Square at the Loop Mixed-Use Redevelopment, Cincinnati, OH Bachelor of Science, Civil Jack Casino (Formerly Horseshoe Casino), Cincinnati, OH Engineering, University of Covington Landing Restaurant Mooring Assessment, Covington, KY Dayton Newport Riverfront Commons Bicycle/Pedestrian Improvements, Newport, KY
Nathan Fischer, PE, ASHE TRANSPORTATION ENGINEER Nathan Fischer, a Transportation Engineer with over 15 years of experience, oversees all aspects of transportation projects, from managing subs, internal staff and daily workloads, to collaborating with clients on project designs. As a senior engineer, Na- than understands the importance of integrative solutions and takes a holistic approach to project design and planning. He provides design and management support services to Woolpert’s private development clients, including overseeing traffic studies and the development of roadway improvement plans necessary to support a new facility or expansion of an existing facility. Services he typically oversees or provides include Woolpert Traffic Impact Studies (TIS), traffic counts, planning level design and cost estimating, detailed design and construction assistance. Nathan’s project experience encompass- LICENSE: es urban street and rural road design, typical sections, drainage design, intersection Professional Engineer, Kentucky, geometrics and grading, ADA curb ramp design, roadway widening and realignment, No. 32525 and bridge replacement. EDUCATION Bachelor of Civil Engineering, RELEVANT PROJECT EXPERIENCE Ohio University Oak Park Master Plan, Mason, OH U Square at the Loop Mixed-Use Redevelopment, Cincinnati, OH Jack Casino (Formerly Horseshoe Casino), Cincinnati, OH Hamilton Rivers Edge Park, Hamilton, OH Washington Street Over Great Miami River Bridge Replacement, Dayton, OH CVG Design/Build Air Cargo Complex Traffic Study, Hebron, KY CVG CONRAC Roadway Preliminary Design Services, Hebron, KY
66 | Cooper Carry Alex Davidson ELECTRICAL ENGINEERING DESIGNER
Alex Davidson is an Electrical Engineering Designer with a more than a decade of experience in Woolpert’s MEP discipline. His projects include lighting, power systems and data communications systems design. Alex has completed multidisci- plinary projects for a variety of public and private sector clients, is Ohio Depart- ment of Transportation (ODOT)-Certified for Highway Lighting Design, and is an ADS-Certified Airfield Professional for Airfield Lighting (ADB-CAP AFL). Alex also has noteworthy communication skills for collaborating with the client, his team and subconsultants. Alex is accomplished at utilizing AGi32 Lighting software to de- Woolpert velop and integrate his electrical systems, which are tailored to each facility’s needs. He is also well-versed in AutoCAD, Revit and SpecsIntact software. CERTIFICATION: Certified for Highway Lighting Design, Ohio Department of SELECT PROJECT EXPERIENCE Transportation Covington Riverfront Commons Master Plan, Covington, KY U Square at the Loop Mixed-Use Redevelopment, Cincinnati, OH EDUCATION Jack Casino (Formerly Horseshoe Casino), Cincinnati, OH Bachelor of Science, Computer Madison at the Riverfront, Waterfront at Covington Landing, Covington, KY Engineering Technology, Newport Riverfront Commons Bicycle/Pedestrian Improvements, Newport, KY University of Dayton Newport Riverwalk (Riverfront Commons) Pedestrian Truss Structures, Newport, KY Newport Riverfront Commons Bicycle/Pedestrian Improvements, Newport, KY
Doug Liening, PE, LEED AP BD+C CIVIL ENGINEER Doug Liening’s experience includes site design and layout, utility design, drainage analysis and storm water detention design. He has completed site investigations, cost estimates and is experienced using Computer Aided Design (CAD). Doug has examined plans to assure quality control before submission, assisted or led projects through the local and federal approval process for flood studies and provided stream relocation, sanitary sewer and water main extension/relocation, and storm water detention for numerous projects. Doug has field experience working on a survey crew, performing topographic work and stakeouts. His skills with grading, drainage Woolpert and erosion control are essential to water management in projects, especially on sites that require complex water system design. Doug also uses his knowledge of sediment LICENSE: control, hydrology, land development and Leadership in Energy and Environment Professional Engineer, Kentucky, Design (LEED) practices to ensure that water management solutions are designed No. 32525 to meet sustainable design specifications and can be properly tracked or maintained throughout the life cycle of the system. EDUCATION Bachelor of Civil Engineering, Ohio University SELECT PROJECT EXPERIENCE Children’s Healthcare of Atlanta, Center for Advanced Pediatrics, Atlanta, GA Children’s Healthcare of Atlanta, Outpatient Care Center at Town Center, Kennesaw, GA Children’s Healthcare of Atlanta, Support Office Building, Atlanta, GA Cox Enterprises, Corporate Discovery Center, Atlanta, GA Flatiron City, Atlanta, GA
Covington Central Riverfront Strategic Master Plan | 67 John Goff DEVELOPMENT ADVISORY
John Goff, Managing Principal of DaVinci Development Collaborative (“DaVinci”), has developed nearly $2 billion of highly visible and sophisticated commercial real estate development projects throughout the United States. He draws upon 35 years of experience and has honed a keen ability to lead complex, client-centric, urban, mixed- use projects by orchestrating levels of support and leadership from the boardroom to the job site. John’s key areas of expertise include: Strategic Planning, Public/Private Partnerships, Financial Analysis and Pro Forma Development, Conceptual Design Analysis, Overall Senior Project Executive; Full Accountability for Project Develop- DaVinci Development ment, Construction Execution, and Acquisition Due Diligence. Collaborative Managing Principal SELECT PROJECT EXPERIENCE Charlotte Mecklenburg Main Library/Spirit Square, Charlotte, NC EDUCATION Children’s Healthcare of Atlanta, Center for Advanced Pediatrics, Atlanta, GA University of California-Berkeley, Children’s Healthcare of Atlanta, Outpatient Care Center at Town Center, BA History with concentration in Kennesaw, GA Economics College Football Hall of Fame, Atlanta, GA MIT and Harvard Universities, Cox Enterprises Corporate Headquarters & Technology Centers, Atlanta, GA Graduate level studies in real estate finance and Cox Enterprises Discovery Center & Museum, Atlanta, GA development Emory Hotel Conference Center and Emory Point, Atlanta, GA First Presbyterian Church of Charlotte, Charlotte, NC Flatiron City, Atlanta, GA Gateway Village, Charlotte, NC National Center for Civil and Human Rights, Atlanta, GA The Stitch, Atlanta, GA
Tish Spearman ADVISORY / COMMUNITY ENGAGEMENT
Tish Spearman, Associate Principal at DaVinci Development Collaborative (“Da- Vinci”), brings more than 25 years of experience in community engagement, business development, corporate communications, and marketing to the table. This unique blend of creative strategy and business acumen serves Tish well in her current role where she is instrumental in guiding DaVinci’s Development Advisory and Stake- holder Engagement Services. Ever-curious, Tish brings an academic eyes and infec- tious enthusiasm to the examination of critical issues of any development opportu- DaVinci Development nity. Through careful research, listening and questioning, Tish identifies and focuses Collaborative on the critical framework and analysis for clients needed to guide them through the Associate Principal critical initial strategy setting phase of a project. This skill has proved an extremely valuable tool in uniting public-private partnerships by uniting all parties with a shared EDUCATION vision. Once Tish has helped the project team gain clarity on key issues, she uses her University of the South (Sewanee), talents to keep all parties focused on the vision and moving forward together towards Bachelor of Arts, English & execution. History of Art SELECT PROJECT EXPERIENCE Georgia State University, Masters Charlotte Mecklenburg Library/Spirit Square, Charlotte, NC of Business Administration, Cox Communications Corporate Headquarters, Atlanta, GA Communications & Marketing Cox Enterprises, Corporate Discovery Center & Museum, Atlanta, GA First Presbyterian Church of Charlotte, Charlotte, NC Flatiron City, Atlanta, GA The Stitch, Atlanta, GA
68 | Cooper Carry David Scott DEVELOPMENT ADVISORY
As a Senior Principal, Development of the DaVinci Development Collaborative (“DaVinci”), David brings with him over 35 years of experience in program and construction management as well as design. David was introduced to projects of re- gional scale while an architecture student at Georgia Institute of Technology, David has a successful history leading major initiatives in metro-Atlanta and throughout the Southeast. Recognizing and respecting David’s technical knowledge, communication skills, and diplomatic style, he has earned a reputation with colleagues, industry leaders, and At- DaVinci Development lanta decision-makers for managing quality, containing costs, and producing results. Collaborative Throughout his career, David has led the work of development teams on regionally Senior Principal significant initiatives, institutional programs, and real estate development initiatives from acquisition and planning to design and construction management. EDUCATION Georgia Institute of Technology Bachelor of Science, Architecture SELECT PROJECT EXPERIENCE Charlotte Mecklenburg Main Library, Charlotte, NC College Football Hall of Fame, Atlanta, GA National Center for Civil and Human Rights, Atlanta, GA Georgia Multi-Modal Passenger Terminal, Atlanta, GA GM Assembly Plant Redevelopment, Doraville, GA Glynn County Public Schools, Brunswick, GA Impact United Methodist Church, Atlanta, GA The Stitch, Atlanta, GA
Bree Caldwell INNOVATION AND OPERATIONS
As Principal, Innovation and Operations of the DaVinci Development Collaborative (“DaVinci”), Bree has responsibility for short and long-term performance of DaVin- ci in all aspects of operations and financial operations. Bree is also heavily involved in each DaVinci project where she oversees the project development process through an array of development advisory activities that include project positioning, market realist and cost construction management. Bree has more than twelve years of experi- ence in the real estate industry and has served in various roles related to development DaVinci Development management and thrives on developing a good sense of community within each of Collaborative DaVinci project teams by cultivating healthy relationships. Principal SELECT PROJECT EXPERIENCE EDUCATION Children’s Healthcare of Atlanta, Center for Advanced Pediatrics, Atlanta, GA University of Georgia, Bachelor of Children’s Healthcare of Atlanta, Outpatient Care Center at Town Center, Consumer Economics Kennesaw, GA Children’s Healthcare of Atlanta, Support Office Building, Atlanta, GA Cox Enterprises, Corporate Discovery Center, Atlanta, GA Flatiron City, Atlanta, GA Morgan Farms, Brentwood, TN River’s Call, Atlanta, GA Seven Hills, Dallas, GA The Georgian, Villa Rica, GA
Covington Central Riverfront Strategic Master Plan | 69 David Laube, PE, SE, LEED AP BD+C MARKET ANALYSIS In May of 2009 David Laube was asked to join Noell Consulting Group to provide his real world development and market analysis experience. This experience was gained through five years of providing market analysis advice across the spectrum of land uses as well as through Mr. Laube’s three years of experience as a development partner on numerous urban mixed-use developments in the Southeast. His consult- ing knowledge and market expertise, combined with his financial and development execution expertise bring a critical eye to Noell Consulting Group’s real world based analysis and recommendations. Noell Consulting Group Vice President SELECT PROJECT EXPERIENCE Lakewood LCI Plan, City of Atlanta (Atlanta, GA) – Providing guidance informing EDUCATION the market and economic analysis portion of the plan and identifying specific Bachelor of Building Construction, development and redevelopment opportunities to maximize community Certificate in Land Development, revitalization potential. Georgia Institute of Technology Atlanta BeltLine Real Estate, Housing, & Economic Development Action Plan, Atlanta BeltLine Inc. (Atlanta, GA) - Principal-in-Charge and lead on a seven-month, comprehensive analysis of market and existing conditions, resources and staff, and potential new revenue sources, providing best practices to develop the ABI strategic action plan. Chattanooga, TN 3rd 4th Corridor Development Plan, River City Company (Chattanooga, TN) – Conducting a two-part market analysis identifying development and redevelopment opportunities in the 3rd and 4th Street corridors of downtown Chattanooga. An in-depth market analysis was followed by a 2nd phase testing feasibility of development and/or redevelopment in the study area from an intensity/financial perspective.
Todd Noell PE, SE, FPTI MARKET ANALYSIS In late 2008 Todd Noell founded Noell Consulting Group, a real estate consulting firm providing advice to both the public and private sectors. The creation of Noell Consulting Group allows Mr. Noell to capitalize on his 24 years of accumulated expe- rience in real estate consulting as well as his four years of public planning experience to provide his clients with advice that is forward-looking, market-based, and oppor- tunistic.
SELECT PROJECT EXPERIENCE McCrimmon Station TOD Analysis and Main Street Market Analysis, Town Noell Consulting Group of Morrisville, (Morrisville, NC) - Principal-in-Charge conducting a market President analysis for demand potential and development opportunities around the town’s one planned rail transit station, located in the first planned transit corridor in the EDUCATION Research Triangle area. Master of City Planning with Specialty in Real Estate, Georgia Downtown McDonough LCI Update, City of McDonough (McDonough, GA) Institute of Technology – Principal-in-Charge, conducting market analysis to identify overall demand Bachelor of Science, Geography, potential and development opportunities and to serve as an initial component of a UNC Charlotte larger retail strategy for Downtown McDonough, including guidance regarding rental opportunities and other short- and long-term endeavors needed to bolster the area’s retail market. Southlake LCI Market Analysis, City of Morrow, (Morrow, GA) – Principal-in- Charge, contributing a market analysis, including commercial and residential opportunities, of the Southlake Mall area to provide new direction options and necessary repositioning. 70 | Cooper Carry Joe Brennan GSA/IRS CONVEYANCE EXPERT
Joe provides leadership in strategy, tactics and implementation to JLL partners and clients in the complex world of Government real estate. The Government Inves- tor Service (GIS) team is closely linked with the best in class JLL market research. Together, they provide economic forecasting and thought leadership to both clients and internal JLL partners. Joe’s seasoned navigation of the ever changing people and policies of Government bureaucracy provides his clients a unique expertise that is leveraged across the entire JLL platform. Based in Washington, DC, the GIS team is in constant interaction with the critical members of the Executive and Legislative JLL branches of Government that influence Federal real estate events that impact JLL Managing Director, Government clients across the nation. Investor Services The Federal Government is the largest single occupier of commercial office space in EDUCATION the nation; and the power of that tenancy has direct impact on investor real estate de- Loyola College,Bachelor of cisions in Leasing, Investment Sales and Finance. Many of the critical elements of a Business Administration George Washington University, Government Lease, Sale or Financing are different than traditional transactions. This Sponsored the Annual Brennan creates both unexpected risks and rewards when dealing with the value a government Luton at the Kennedy School on created cash flow stream provides. Joe and the GIS team are unmatched in their skill Business Ethics and track record in advising JLL clients on the nuances associated with completing successful transactions in the Government real estate arena.
GIS operates across the JLL global platform and is integrated with JLL partners worldwide. Combining the strengths of the unique GIS proficiencies and expertise, Joe and the GIS team provide real value to their clients in Government Leasing, Investment Sales and Structured Finance.
Will Donahue GSA CONVEYANCE
Will started with the GIS (Government Investor Services) Team through JLL’s prestigious summer internship program. He quickly dove into the complex world of Government Real Estate. The division III college varsity athlete quickly impressed the team with his leadership skills, adaptive, and tenacious personality. He supported the team with several key Government transitions as show below. After receiving nu- merous offers upon his spring 2017 graduation; Will chose to continue to help grow and strengthen the GIS Team. He currently supports the team with macroeconomics JLL analysis, lease analytics, organizing due diligence and sourcing new business develop- ment opportunities. Associate, Government Investor Services SPECIALTIES
EDUCATION Sourcing New Business, Macroeconomics analysis, Leasing Denison University, Bachelor of Science in Economics
Covington Central Riverfront Strategic Master Plan | 71 Sandeep Ahuja, LEED AP, WELL AP, ILFI SUSTAINABILITY / ENERGY CONSULTING
Sandeep Ahuja, founder of building performance analytics firm Pattern r+d, brings her experience on working with university facilities, hospitality, labs, commercial, multifamily and healthcare. She is pioneering the integration of energy analysis into the design and construction process.
She recently won the Atlanta 30 under 30 award for developing a unique methodolo- gy to optimize for cost in sustainable buildings. Sandeep has a focus in health implica- tions for occupants as they relate to building design and WELLness. Pattern R+D Chief Executive Officer SELECT PROJECT EXPERIENCE Outdoor Wellness and Fitness Center, Clemson University, Clemson, South Carolina EDUCATION Campus Life Center, Emory University, Atlanta, Georgia Bachelor of Architecture, Georgia Blake R. Van Leer, Georgia Institute of Technology, Atlanta, Georgia Institute of Technology, 2013 Carbon Neutral Energy Solutions Lab, Georgia Institute of Technology, Atlanta, Master of Architecture in High Georgia Performance Buildings, 2014 Campus Safety Facility, Georgia Institute of Technology, Atlanta, Georgia 1501 Arlington Blvd. Hotel, Arlington, Virginia REGISTRATIONS Lab and Classroom Building, University of Maryland, College Park, Maryland LEED Accredited Professional Interpretation Center, Antigua (USGBC) Dalney Building, Georgia Institute of Technology, Atlanta, Georgia WELL Accredited Professional Health Sciences Research Building Phase 2, Emory University, Atlanta, Georgia (IWBI)
72 | Cooper Carry D. project references
Covington Central Riverfront Strategic Master Plan | 73 74 | Cooper Carry References
Mr. Bob Hughes Founder and CEO Hughes Development Corporation p: 864-233-2580 e: [email protected] Projects: Bull Street, RiverPlace
Mr. Jeff Haynes Managing Partner Boyle Investment Company p: 615.550.5575 e: [email protected] Project: Capitol View
Ms. Jennifer Ball Vice President, Planning and Economic Development Central Atlanta Progress, Inc. p: 404-522-3344 e: [email protected] Project: Andrew Young International Blvd. Visioning
Ms. Angela Threadgill Planning Director City of Decatur (GA) Planning & Zoning p: 678-533-6575 e: [email protected] Project: Decatur UMCH Master Plan
Mr. Trent Germano Chief Human Resources Officer Mariner Group Ltd. p: 404-580-0052 e: [email protected] Projects: Savannah River Landing, Brookhaven TOD, The Banks
Ms. Peggy Hagerty Duffy Owner Hagerty Engineering p: 502-553-3211 e: [email protected] Project: Jeffersonville Canal District Master Plan
Covington Central Riverfront Strategic Master Plan | 75 76 | Cooper Carry E. supporting documentation
Covington Central Riverfront Strategic Master Plan | 77 a new chapter for Covington
Understanding for Covington but for all of Northern the outmoded facility is ultimately taken Kentucky. off line. The IRS has been a major employer in Covington for five decades. It occupies The sustaining popularity of This project will knit the surrounding a 23-acre site in close proximity to Mainstrasse, renewed interest in Mutter neighborhoods back together; to better the riverfront that at one time was Gottes, redevelopment of Duveneck connect them to each other and the somewhat forgotten during the Square, and the eminent construction riverfront. One essential link will be period when many river cities had of the Covington Waterfront Park have improved connection between the turned away from their riverfronts. wrapped the IRS site with community Convention Center and the hotel district Renewed recognition of the value fabric. This progress both sets the stage to the west of the project site. It will of the riverfront which began in the for reimagining and reintegrating this also create connections to the Madison 1980’s with River Center, has come vital part of the city, and created the Corridor, Mainstrasse and Duveneck into sharper focus in the last ten need for the connectivity and energy Square. While economic development years through the efforts to create the that a new urban neighborhood on the is highly important to Covington, the Riverfront Commons Master Plan. site will provide. City understands the fundamental role That interest, coupled with resurgence that quality of life plays in attracting in the attraction of walkable urban The City has been working with and retaining residents; and ultimately center living, and the continued the IRS, GSA and its congressional in attracting businesses that provide growth and success of the Northern delegation for over a decade to try jobs. This project is about reconnecting Kentucky Convention Center, has to retain as many of the IRS jobs as a large important part of the City, and made redevelopment of the IRS site a possible, while also setting the stage for creating a place that people will want once in a lifetime opportunity, not just a beneficial outcome at the time when to live and visit. The community sees
78 | Cooper Carry MADISON Covington Central Riverfront Study AreaAVE «¬17
Rivercenter ROEBLING WAY economic development as an outcome E 2ND ST E RIVERCENTER BLVD of creating a City that is a great place to OHIO RIVER Northern Kentucky Convention Center SCOTT ST live and work. !
W RIVERCENTER BLVD WASHINGTON ST W 2ND ST
Urban Core CLAY WADE BAILEY BRG E 3RD ST Roebling Point Redevelopment f COURT ST PARK PL
PETE ROSE PIER W 3RD ST Experience RAMP MADISON AVE EXPY
W 4TH ST CLAY WADE BAILEY E 4TH ST BRG RAMP $IRSIRS Cooper Carry fully understand the «¬17
8 ¬ SCOTT ST requirements for the plan’s various W 4TH ST « Downtown components; retail, residential, BAKEWELL ST ¤£25 Mainstrasse ZIEGLERS WAY d hospitality, office, and recreation, as E 5TH ST COVINGTON AVE c ST JOHNSON Mutter Gottes U n i t e d well as streetscapes, open space and RUSSELL ST S t a t e s MONTGOMERY ST W 5TH ST C o u r t h o u s e Study Area Paved Road $
civic architecture. This experience MAIN ST IRS Parcel Upaved Road ! Points of Interest Bridges [ Date: 2/8/2018 $ Federal Buildings Driveway helps us to translate the story and CRAIG ST These GIS data are deemed reliable and every effort has been made to ensure their accuracy. Lakes, Ponds, Rivers Paved Parking They are, however, provided “as is” without Building Unpaved Parking warranty of correctness, timeliness, reliability, or completeness.E 6TH Map ST elements do not vision to a specific plan which Pool US and State Hwy; State Access Road represent a legal survey of land. Use of these Tank (water or other) County and Local Roadways KENTUCKY data for any purpose should be with an AVE acknowledgement of their limitations, Fixed water feature Feet including the fact that they are dynamic in W 6TH ST informs the development, a manual 0 75 150 300 nature and in a constant state of maintenance. Patio (impervious), concrete pad or loading dock W 6TH ST Field investigationE PIKE ST may be necessary. which respects the realities of urban design, architecture, and landscape architecture.
During the late 1980s, Cooper Carry’s planning work set the precedent for revitalization and place-making. One such project was Mizner Park in Boca Raton, Florida; described by the Urban Land Institute as “…the earliest, most significant mixed-use project in the nation.” We have been in the urban core for decades and have learned from our successes and mistakes.
Our previous experience has translated visions to realistic built environments; helping shape the quality of life, pride in place, and economic success of each respective city. We know the complexities in urban core redevelopment include time, multiple owners and interested parties, highly engaged and opinionated neighbors, environmental and other regulatory hurdles. With complexity comes higher risk for investment. Cooper Carry’s rich history in mixed-use urban design and our collaborative and engaging process allows that added risk to come to the fore earlier in the process to craft urban design solutions that are attractive to public and private stakeholders.
Covington Central Riverfront Strategic Master Plan | 79 JLL has been working on a very similar project in Fresno, CA. A 575,000 square foot IRS campus is shutting down when the lease expires in 2020. Although the campus is slightly outside the City of Fresno, Joe Brennan, managing director of JLL’s Government Investor Services, has been working with the local economic development committees, both city and county, to position the campus for a new use.
Economic to help the City of Covington identify also help navigate the process in the Redevelopment the stakeholders and potential partners event that GSA chooses to reposition Professionals and early in the process so the master plan is this asset whether through a sale or an best positioned to attract both the public exchange with the City of Covington. Public/Private and private investment needed to build Conveyance Processes a bold vision. Currently, JLL represents clients with six IRS leases totaling over 1 million The Cooper Carry team is well versed We are teaming with one of the best square feet throughout the United in working with various economic real estate services organizations in States. Several of these IRS facilities development agencies and stakeholder JLL to bolster our expertise in the are nearing lease expiration and are across the country. We understand the complexities of the GSA process. experiencing similar shutdowns that impact of successful development as have been seen throughout IRS facilities a catalyst for job creation and quality The JLL GIS team will be engaged nationwide. Additionally, JLL has of life. Now, more than ever, with the to help navigate the advisory team the best in class research platform that urbanization of our country, people through the General Services can be utilized across the country to are seeking walkable, dynamic places Administration’s (GSA) leasing process examine any possible scenario for the to live and work. Companies are as the Internal Revenue Service (IRS) building in Covington. The size of locating in these areas because their prepares to vacate the Covington the company and research platform employees demand it. The opportunity facility in 2019. The GIS team will work allows JLL to have extensive regional to capitalize on this 23 acre site from with the local government, GSA and knowledge on both macro and micro an economic development perspective IRS – both locally and in Washington, real estate levels. is tremendous and our team is excited DC (the headquarters location for GSA to share our thoughts and experiences and IRS) to explore all government with the City of Covington. With solutions for the soon-to-be vacant expertise in public, private, and public- space. Throughout the process, the private developments, our team wants JLL Global Investor Services team will
80 | Cooper Carry F. project approach
Covington Central Riverfront Strategic Master Plan | 81 community driven Urban Design Approach
Philosophy & The Center for Connective This proven consensus building Architecture®, is unique in three approach allows for the inclusion of Differentiation important ways: many individuals and for participation Our experience at the Center for in the thinking, drawing and building Connective Architecture brings 1. A proven consensus building of places. Our team works side-by- together ideas from across the process side with clients and stakeholders to country, combined with Cooper 2. Creative visions with resourceful develop visions and plans for future Carry’s 58-year background in problem solving generations to enjoy. development design— our senses 3. Expertise in implementation are attuned to the real world. We This process works because it is understand development’s fiscal Proven, Inclusive & honest and advantageous. The demands of efficiency and “return on team becomes intimately engaged Collaborative Process investment” while seeing the need for with the host place, preventing any Successful results derive from a a vision that is inspiring, thoughtful preconceived, imposed ideas from positive process, where clients and and attainable. We envision an urban reaching implementation. Every citizens are fully engaged. Rather revitalization that balances the needs place and situation is unique. Early than a designer- driven agenda, The of public and private stakeholders so in the process, critical decisions are Center for Connective Architecture® that vision can meet reality. We are made and agreed upon, allowing the employs a collaborative process, excited for the opportunity to help plans and other work products to engaging the client and other the City of Covington envision and move forward in a positive, unified 1team members, as participants in realize a new chapter for this amazing direction. the planning process, with direct 23 acre property and its surrounding responsibility to the final product. context. 82 | Cooper Carry Cooper Carry does not work under the banner of a singular design profession. Compartmentalization can limit a team’s ability to make design decisions in the complex urban realm. Cooper Carry’s unique blend of listeners, leaders, visionaries, thinkers and implementers offers a forward thinking and exciting approach to community planning. CreativeVisions Visioning is at the core of this process. We believe a bold vision provides the greatest long term value to the client, businesses, students, and the residents who inhabit the places we have planned and designed.
Place-making is a widely utilized term 2at a variety of levels in the planning, design and development communities. Connective Architecture views place- making as a direct product in a belief of the value of choices.
The solutions must develop living fabrics, in its’ cities and urban places, ones that move and breathe with the needs of the people who live and work there. Connections must be made between land use, neighborhood, campus, art and design, to create a place-making experience that will stand the test of time. A living urban place is one that evolves with the needs of the people, provides connection to daily social requirements, provides for economic success, and integrates the social fabric of the neighborhoods while knitting them back to the community as a whole.
Implementation Expertise Shaped by over five decades of experience in preparing and implementing great places- from site specific to city wide plans - Cooper Carry meets the varied goals of our clients: corporations, developers, public/ private ventures, public- 3sector agencies, universities, and other institutions by taking vision to reality.
Covington Central Riverfront Strategic Master Plan | 83 Proposed Strategic Plan Process
1. Investigate 2. Illuminate 3. Innovate 4. Implement
We differentiate ourselves from other in downtown Greenville, Bethesda the City and community achieve firms because our vision is informed Row in suburban Washington, DC, your goals. Through an actionable by our experience in the real world Los Olas Blvd in Ft. Lauderdale, master plan rooted in community of development. We fully understand Capitol View in downtown Nashville input and consensus, the IRS property the requirements of the various and many others – each a unique should be reimagined to be a vibrant, components of the plan; mixed-use, solution for each unique market and dynamic, welcoming place which retail, residential, hospitality, office, economic requirement and each enhances quality of life, is catalytic transit and recreation, as well as successful in ‘connecting people to for economic development and job streetscapes, open space and civic place’. creation, and connects the community architecture. This experience helps to the Ohio River. Based on our us to translate the story and vision Outline of team’s previous experience creating to a specific plan which informs Tasks / Process implementable plans within a dense the development, a manual which urban core, we propose the following respects the realities of urban four part approach to help you Our team understands the ultimate design, architecture, and landscape achieve the scope of work identified goal is to facilitate a strategic architecture. in the RFQ: master plan for this unique and well located property to best serve the Cooper Carry brings our firm’s 1. Investigate City of Covington community for expertise in Urban Design and subject It is critical for our team to years to come. By identifying and matter experts; offering the City understand and familiarize ourselves understanding the aspects which of Covington the leadership and with the IRS property, study make this property unique to its expertise of our Office Workplace, area, City of Covington and the context, meaningfully engaging the Hospitality, Mixed-Use, Residential, greater market area to establish a surrounding communities and City Retail and Civic / Government baseline understanding of the site leaders, and crafting a creative and Studios. This collaboration has led to conditions, physical and regulatory achievable vision for its future use, the creation of places like RiverPlace opportunities and constraints, historic our team is confident we will help 84 | Cooper Carry JEFFERSONVILLE, IN CANAL DISTRICT MASTER PLAN Cooper Carry’s 320 acre master plan establishes a new canal district as a community amenity and economic development catalyst to residents and visitors. Our team worked with City Staff and undertook extensive community and stakeholder engagement in the process. The team approached the master plan from a market driven perspective to ensure an economically realistic plan.
neighborhood context, evaluation for this property. Our GSA and significance of buildings and site conveyance experts from JLL will assets, and the policies and previous work with the City early in the plans adopted by the City. We process to understand and advise anticipate the Investigate Phase will on conveyance options, process, commence once the City and Cooper expectations, and anticipated results Carry have agreed to final scope of as well. work and contract terms. The goal is to better understand the A Kickoff Meeting with City Staff, condition and adaptability of the any invited key stakeholders identified existing building and infrastructure, by the City, the Advisory Committee, development capacity from market, and our team will begin the project to regulatory, and physical perspectives; review project information, confirm in addition to access, topography, project goals and milestones, and connections, and the river and levy. establish a clear communication plan. We will start with careful We will rely on information provided data gathering and site assessment by the City of Covington, IRS, and that includes, but is not limited to, GSA, in this Investigate portion of infrastructure assessment, zoning our process, in addition to experts review, transportation and parking from our consultant team to establish analysis, market analysis, and site a baseline understanding of the analysis to understand the existing property prior to beginning our conditions and uncover challenges Illuminate phase in which we engage and opportunities to successful the community at large for input. implementation of a master plan
Covington Central Riverfront Strategic Master Plan | 85 We anticipate this phase will be concept for a waterfront trail into the plan throughout the duration of the completed in two to three (2-3) dynamic integrated plan and design project. months, which includes a full market guidelines for parks, trails, residential analysis. and commercial development and 3. Innovate water access that is now being built Looking at the property with a 2. Illuminate with strong community support. perspective rooted in creative market The next phase, Illuminate, centers on analysis included in the Investigate active stakeholder and public 2. The Licking River Greenway phase of the process, the Innovate participation. Most if not all of the and Trail Master Plan and Design phase begins as part of a series of Cooper Carry Team is experienced Guidelines was conceived through interactive workshops with the public in various methods of community multiple community wide public as we listen, translate ideas to paper, and stakeholder engagement. We workshops, and developed through and prioritize the goals of the City believe transparency and meaningful input gathered during meetings in and community to inform a series of participation by the people most each affected neighborhood. initial Master Plan concept options for directly affected by development the IRS property study area. opportunities is vital to a healthy and 3. The Covington Waterfront Park thriving community. Engagement (Covington Waterfront Debris We anticipate several workshops is part of our DNA. While our Deflection and Bank Stabilization) at the onset of this Phase in order entire team will participate in some Plan, was developed from the to engage with a wider range of capacity of our Illuminate phase, we Riverfront Commons Master Plan people who have varying degrees of propose the primary engagement through a pair of inclusive public availability, time, access, and interest. team working directly with the City design charrettes at the Convention After the workshops, our team will of Covington will be Cooper Carry, Center. The design truly reflects the aggregate the information we have Woolpert, and DaVinci. desires and vision of the community received up to that point in the project participants. and establish 2-3 viable Master Plan We will develop, coordinate, conduct, Concept Alternatives for more in and facilitate a planning outreach Cooper Carry is well versed in public depth analysis and design. These process with the City of Covington engagement. We want to mix it options will be presented at future that is innovative, unique, and up and reach more people than the workshops and presentations during fun. Cooper will lead the public “regular crowd.” At a recent kickoff the Implement Phase. The Master engagement process, working closely celebration for a 77 acre property Plan Concept Alternatives will with Woolpert and DaVinci. in Decatur, Georgia Cooper Carry include yields on land use, open and the City of Decatur were able space, proposed massing, character, Covington, and all the river cities, to get over 400 community members analysis, and recommendations. have a history of successful public to attend and actively participate engagement in developing the vision through a strategic communication We anticipate the Innovate Phase will for major initiatives in community campaign. That many people showed last four to six months. It will include and economic enhancement. up on a Sunday afternoon despite multiple workshops and bi-weekly Meaningful public participation looming thunderstorms. It was WebEx or in person meetings or in in the creative process to plan the vibrant, well organized, and very person with the City and Advisory IRS property will be essential, and informative! Committee. handled properly, it will provide valuable insight, while building the The Illuminate phase accounts 4. Implement stakeholder and overall community for public workshops, stakeholder One of the most important support needed to carry the plan to interviews, Advisory Committee components of any master plan is a fruition. meetings, utilization of social credible market based implementation media platforms and existing City plan which identifies traditional and Some important examples of sanctioned communication tools. creative funding sources, prioritizes community input include: a phased approach to execute the The Public Engagement project, and establishes a clear game 1. Through several rounds of Strategy will begin to be formulated plan to achieve the goals of the highly effective public engagement at the Kick-Off meeting as part of the plan. We anticipate charrette style in each of the cities that Riverfront communication strategy and will workshops will result in a preferred Commons matured from a simple be an iterative part of the master Concept Alternative plan or a hybrid
86 | Cooper Carry of two or more of the Concept final presentations to the Advisory and research platform allows JLL to Alternative Plans that will establish Committee and City and the have extensive regional knowledge the direction of the Final Master Plan. community. on both macro and micro real estate The Cooper Carry team will develop levels. a detailed Final Master Plan after The Cooper Carry Team anticipates a final Workshop, which will include the Implement Phase will require 2-3 2. Sustainability Consulting an implementation plan spearheaded months to complete. Pattern r+d uses tools and processes by DaVinci Development that create a truly parametric design Collaborative, a creative team who space to analyze more alternatives specialize in identifying funding Suggestions to faster than with conventional strategies, potential partners, and Improve Scope methods. Pattern r+d uses a broad organizational structures to best variety of validated, industry- position the City to implement standard tools to support the The scope of services described in the the master plan. A high level cost decision-making process during RFQ seems appropriate to the goals estimate of the preferred plan will the initial stages of design. Pattern identified by the City of Covington in be established by the Cooper Carry r+d provides rapid feedback to give the RFQ. There are three additional team and tied directly to the funding designers a strong understanding of items we would suggest adding to sources and strategy to implement the their decisions on energy and cost improve the RFQ scope of services: project plan. performance. 1. Comprehensive GSA Conveyance A final report, whose contents 3. Objective Development Advisory Services will be determined in conjunction Services Currently, JLL represents clients with with the City, will be completed at As a boutique real estate advisory and six IRS leases totaling over 1 million the end of the Implement Phase. management firm based in Atlanta, square feet throughout the United The master plan process, key DaVinci brings a national, objective States. Several of these IRS facilities information, relevant findings and developer’s expertise and perspective are nearing lease expiration and recommendations will be documented from outside the Covington market are experiencing similar shutdowns in a professional deliverable and will provide a market-based that have been seen throughout IRS package. Our team will also produce “reality check” to the all phases of the facilities nationwide. Additionally, presentation materials for the project scope. DaVinci will provide a JLL has the best in class research workshops and meetings described developer’s “real world” perspective platform that can be utilized above. to detail and deliver ways to entice across the country to examine any investment by the private sector, possible scenario for the building in The Implement Phase includes leveraging public sector dollars, and Covington. The size of the company one final public workshop, and positioning the properties to succeed
Covington Central Riverfront Strategic Master Plan | 87 Response to Requested Scope of Services
RFQ Scope Cooper Carry Team Response
A. Work with a locally appointed advisory Cooper Carry, Woolpert, and DaVinci will attend Advisory committee and City staff to guide this Committee Meetings and assist in meeting planning. Our other team process; members will attend on an as needed basis.
Cooper Carry will lead the community engagement process with strong support from Woolpert and DaVinci for all community engagement and stakeholder activities. We call engagement our Illuminate Phase, which can occur in various methods throughout the project duration. The team will analyze and synthesize the findings from workshops and meetings and share them with the Advisory Committee in several team visioning sessions. These meetings will Fully engage the community and all neces- B. involve charrettes and other activities to engage and energize the sary stakeholders to generate ideas, educate team. This crucial step involves establishing and facilitating an open and garner support for various recommen- dialogue with the City, Advisory Committee, key stakeholders and dations developed from the process. the community (i.e. neighboring businesses, residents and workers of the area). For maximum effectiveness, the meetings will take place separately with each stakeholder group at first, and then as a collective team. This will allow all parties, opinions, objectives and needs to be heard and captured. From these meetings, ideas generated will be captured and relationships established to garner support and from various community groups.
Establishing strong relationships with the Committee, community and key stakeholders will aid in generating ideas, fostering engagement, Work with the City staff to take the work C. support and identifying any possible issues or roadblocks to be gleaned from this process and develop addressed early in the project. This step will allow us to comprehend policy initiatives for City Commission the desires and concerns of constituents and to address these issues consideration and approval, i.e. a vision at every phase. We will return again and again to comments from derived from the master plan process, these interviews to serve as a True North for the project. The themes unique zoning code recommendations and uncovered at this step will fuel and guide the conceptual vision. ideas to strategically market the plan to Only after we complete thorough community engagement efforts possible investors. and stakeholder interviews can we together, as a team, develop a conceptual vision as in the next step of this exciting project.
Cooper Carry will be responsible for all aspects of the agreed upon Be responsible for all drawings, designs, D. scope negotiated with the City of Covington. Cooper Carry will work sheets, presentation materials, and work with the City to establish a scope of services appropriate for this other related services needed to support project in line with the goals of the City and our experience with past the work of this project. similar projects.
88 | Cooper Carry Investigate Phase: This critical preliminary step will synthesize Stakeholder plans and needs; previous re-development efforts; ongoing activity within the immediate neighborhood; and current planning activities within the Riverfront area and neighboring E. Gather as much material (structural, districts. During this phase we will also dive deep into materials environmental, legal, etc.) related to this related to the site from the GSA, IRS and other sources to conduct a site as may be available locally, and from thorough discovery and due diligence to fully understand the sites’ the General Services Administration or the opportunities and constraints. JLL’s understanding of the GSA Internal Revenue Service. conveyance processes will be fully utilized. In this phase, preliminary site review, market evaluation, conceptualization of a financial model, environmental and geotechnical evaluations are major deliverables. Early activities allow the team to dive deep in to understanding the site capacity – both the opportunities and challenges.
F. Meet with officials of the City, Kenton County, Planning & Development Services of Kenton County, the Northern Will meet with key officials and stakeholders initially to gather input, Kentucky Convention and Visitors hear their ideas, questions and concerns about the project and then Bureau, and others, as needed, to gather will establish (as needed) meetings to share ideas emerging from information, share ideas for further the Committee vision work sessions for their consideration, present consideration and present outlines of the updates, needs and requests for approvals to public agencies. needs and/or approval processes each public agency manages.
Review and integrate all relevant plans, G. The Cooper Carry team will collect evaluate and assess all previous proposed and current developments and current plans related to this study area. Woolpert has been within the neighboring districts into the involved directly in a number of these plans, particularly along the planning process, including Mainstrasse, Riverfront, so they will be a great local source of information for our Mutter Gottes, Riverfront Commons, West team in addition to a coordinated effort with City staff. Covington and the central business district.
Once our team has completed the Investigate phase and engaged The strategic master plan shall include, at a H. the community through our Illuminate phase, we will work with the minimum, concepts and recommendations City and Advisory Committee to begin our work developing viable for land use, zoning, transportation concept alternatives for the study area. The Cooper Carry team will (including motor vehicle, pedestrian utilize the expertise of our individual team members to craft and test and bicycle facilities), public facilities a number of public realm and development scenarios for the 23 acre (buildings and other types of spaces), site. These concepts will take into account the due diligence our team public sector development sites, private will have completed with regard to market forces and projections, development sites, ideal mix of uses, multi-modal transportation, public and private facilities, quality of building masses and heights, design place, and all the components that go into the urban form of a world guidelines, landscaping, connectivity class site. Our team of consultants will be engaged to give input with neighboring districts and a possible specific to their areas of expertise throughout the process to provide implementation matrix. the City with an executable vision and strategy.
Covington Central Riverfront Strategic Master Plan | 89 Cooper Carry prides itself on our excellent client service. Our project manager, Nicolia Robinson, is beloved by all the clients with Communicate regularly with the City and whom she has worked. She has the organizational skills, personality, its designated Project Manager, verbally and zest for a community centered process well suited for this or in writing, as arranged or as needed, particular project. Nicolia and the rest of our team will establish a about all aspects of this project, including clear and consistent communication plan in our kick-off meeting with progress and completion of negotiated you, and will establish a regular communication schedule (typically tasks, milestones and deadlines; scheduling; bi-weekly) throughout the project either in person or by video and other events or issues of significance to conferencing. Nicolia, and frankly most of our team, is accustomed this project. to travel for many of our projects, providing a healthy blend of local in person presence and time to produce from our respective office locals. The selected firm or firms will work Cooper Carry and our team members understand and appreciate the closely with the City staff and the value of a close and flexible working relationship with The City of designated Project Manager in Covington. We will do our best to establish a schedule and milestones performance of the above tasks, among for this project, but also understand the reality and need for flexibility other things that may arise during the and adaptability. course of this project.
Specific Market Analysis Approach from a market perspective. square feet by time period in the study •Identify other key issues that are General Description area and for key identified development relevant to our research and analysis locations. We will also test the feasibility process. Noell Consulting Group will conduct of different land uses, understanding the a two-part market analysis to identify price points/lease rates and intensities We will then tour the planned study development and redevelopment needed to support redevelopment efforts area and place them in the physical opportunities in for the Covington in each area. context of the market, understanding Central Riverfront Strategic Master how it relates to demand sources and Plan, with a first portion being a market The following summarizes the scope of competitive supply, and assessing the analysis and the second testing the work we will undertake to achieve our key strengths and challenges of the area general feasibility of development/ objectives. from physical and location perspectives. redevelopment in the area from an intensity/financial perspective. Our A. Project Inception B. Understand Demonstrated Demand efforts will focus on four key land Prior to commencing our research and The bulk of our research and analysis uses: for-sale residential (condos and analysis we will meet with the team and efforts will be spent understanding townhouses), rental residential, office, the client to: growth in the general area and the larger and retail. market and estimating demand for the •Confirm our goals and understanding four major land use types identified Our analysis will be market-based, of our objectives; above. In doing so we will first focus understanding the strengths and •Confirm timelines of both the larger on recent and historic trends related to challenges associated with the study planning efforts for the area and our demand generation and demonstrated area and their likely development/ market analysis efforts; demand. redevelopment sites, and placing them •Better understand other plans and in the context of larger market demand initiatives occurring in the area and key •Obtain historic employment and and supply trends and conditions. NCG and nearby locations; household growth estimates for the will then quantify demand potential for •Obtain key points of contacts and larger Covington area, including the the study area and, working with the resources that may enhance our research study area. Examine job growth by type, team, identify supportable units and efforts; and focusing in on those employment types
90 | Cooper Carry that support office and retail growth and attitudes toward intown living, how the directions and captures of growth C. Understanding How Growth May perspectives on acceptance of denser, within the area and county have shifted Change more walkable environments, trade- over the years. Prior to estimating demand potential for offs for housing, etc. Understand how •Similarly examine household growth development/redevelopment in the area, these larger-picture issues may shape utilizing local sources and US Census we will gain greater insight into how opportunities for transit-oriented and data to understand growth and demand growth patterns may change in the coming supportive development. by households of different compositions, decades. To do this we will: incomes, and ages, including singles, D. Estimate Demand Potential childless couples, and other, non-related •Conduct research and interviews with Utilize all of the above with key forecast households; household types that may be area planners and public-sector officials to data to estimate demand potential for the more likely to prefer attached or higher- discuss short- and long-term infrastructure four uses being examined, and identify the intensity products over lower-intensity development or growth policies that may shares of growth and demand that can be single-family development. impact the volume, type, or direction of captured in and around the study area. •Understand growth of other key demand growth in the city and in the study area. segments, such as tourist, and Downtown •Also interview brokers, developers, •Obtain and analyze long-term growth area visitors, and how they may impact builders and others involved with the estimates for the larger area, preferably by demand and opportunities in the Central development of the key land uses being job type over the next decade and beyond. Riverfront area examined and understand qualitatively •Utilizing historic market data and the •Examine demonstrated growth and how the local market is evolving, results of our interviews, create a series of demand for office, retail, rental, and for- where they believe growth will occur demand models that first estimate demand sale housing at the regional level and in in the coming decade and beyond, potential at the regional level with initial the greater study area over the past five and perspectives on the study area in cuts of demand that are likely to occur at a to ten years. Understand key captures of particular. sub-regional level. demand that have been achieved and how •Cast a wider net and conduct research •Incorporate appropriate qualitative and these captures have evolved during the relative to how national and regional quantitative factors into the models and period. preferences and lifestyles are likely to convert job and household growth into evolve in the coming years, including demand potential for office, retail, rental,
Covington Central Riverfront Strategic Master Plan | 91 and higher-density for-sale housing over team. the all phases of the project scope. the time period studied. We require approximately 8 to 10 weeks DaVinci will draw upon their experience •Using historic trends and planned to complete our analysis and will base our to provide a keen developer’s eye to the investments, estimate captures of demand specific timeline on the needs of the client project – in an advisory capacity, not that are achievable at the sub-county/sub- and the team. as an at-risk developer seeking future regional level by five-year increment over development prospective projects. the time period studied. These captures Specific Economic DaVinci recognizes the tremendous will vary by land use and time period. Development Strategy and opportunity for the City that the •Estimate achievable captures of demand riverfront, 23-acre site provides to potential around the study area being Development Advisory reconnect the City in a meaningful and examined by time period. Estimate Services Approach transformative way. This is a once- supportable square feet of space and in-a-lifetime occasion to dramatically housing units by type over the time period DaVinci Development Collaborative change and improve Covington and its studied. (“DaVinci”) looks forward to being an community. As such, it is imperative that •Work with the team to identify integral part of the proposed team of a highly disciplined approach be taken key development/redevelopment extraordinary thinkers from Cooper to define and realize the vision for the opportunities in the study area and Carry and Woolpert to provide a unique, Riverfront – all the while safeguarding identify supportable units/square feet. interdisciplinary perspective to the City of and maximizing the City’s physical •Make initial density assumptions to Covington’s Riverfront Strategic Master and fiscal assets. The City’s landmark translate this demand into supportable Plan. As a boutique real estate advisory opportunity to repurpose a newly available acres. and management firm based in Atlanta, riverfront asset, leverage transit access, DaVinci brings a national, objective create urban spaces and development E. Identify Intensity and Key Feasibility developer’s expertise and perspective from pads – all to make a new people-centered Parameters outside the Covington market and will environment while visionary, will not be •Utilize information from interviews provide a market-based “reality check” to without inherent risks and issues to trouble with area developers and the results of our analyses to create initial development feasibility models. •Create models for retail, office, rental multifamily and for- sale residential (attached) that incorporate development costs, target lease rates/sales prices, and other key parameters. •Back into required lease rates, prices, and development intensities needed to make each land use feasible. As necessary, run these estimates by key developers in the market to understand accuracy of these models. •Report the results of these models back to the larger planning team for use in key land planning efforts.
F. Key Meeting Participation and Presentation of Results •Participate in key project meetings based on the needs of the client and project team—including interview sessions with key stakeholders. •Prepare a brief summary narrative outlining our key conclusions and recommendations relative to development potential and redevelopment feasibility in the study area. This summary will be incorporated in the larger planning documents being created by the consulting 92 | Cooper Carry shoot. DaVinci takes a measured approach to In fact, a core component of DaVinci development advisory projects by using a is a constant and rigorous testing of unique series of Investment Check Points observations and assumptions throughout (ICPs). The objective of the ICP process the life cycle of a development project. As is to identify and mitigate risks while an independent advisor, DaVinci examines incorporating client vision, objectives, the project with a keen developer’s timing, and market and fundraising lens, but always with the client’s goals, dynamics. We understand the critical objectives and interests top of mind. role budgets play in informing phasing of expenses. Relevant current DaVinci We know that just as critical as our projects employing the ICP process analytic acumen are our communications include serving as the development and stakeholder engagement skills. We advisor and manager for Children’s have a genuine passion for community Healthcare of Atlanta, one of the nation’s engagement and proven experience in top-ranking pediatric research hospitals, teasing out visions and support from as they execute their $1.8 Billion master interviews with literally hundreds of plan on a 72-acre campus; providing pre- community stakeholders. DaVinci will development advisory and management support the team’s efforts by offering services for Central Atlanta Progress/ a complementary set of engagement Atlanta Downtown Improvement skills – namely key stakeholder outreach District’s bold vision to place a ‘cap park’ and research. The collaborative nature on the ¾ mile platform spanning the of DaVinci, their expertise, and existing City’s Connector – creating 14 acres of relationship with key members of the new urban greenspace; or again providing team makes them an ideal partner for the development advisory services to a diverse planning services and engagement phases group of public and private stakeholders of the project. Tish Spearman will lead in Uptown Charlotte, NC to re-vision a the engagement work for DaVinci and her prime 8-acre site in the heart of the City. extensive background in marketing and communications makes her a natural fit for In addition to contributing to a this effort. We see the DaVinci services disciplined project approach, DaVinci as enhancing the team’s public findings will provide a developer’s “real world” and refining them through our unique perspective to detail and deliver ways to developer’s lens and filter. entice investment by the private sector, leveraging public sector dollars, and The DaVinci team brings deep experience positioning the properties to succeed from for visioning, creating engaging, active a market perspective. DaVinci understands and livable places that encourage the importance of collaborating with the connections with spaces and neighbors. City’s team to provide relevant market We deliver to clients, highly complex and data and analysis to lead to realistic and large-scale projects using a disciplined executable redevelopment plans and program management delivery process implementation strategies for the project. coupled with stakeholder and community As a development advisor, DaVinci offers engagement at every step. This is an a unique, objective perspective to provide exciting and pivotal time for Covington financial pro formas and analysis that will and we are eager to be a part of the inform the development of the financing conversation and to help facilitate a and partnership strategies. DaVinci will powerful dialog within the community. serve as a key partner on the economic analysis team by focusing on the financial strategy and mechanics of financing the City’s effort. Key services will include evaluating the short and long-term economic feasibility of the program uses.
Covington Central Riverfront Strategic Master Plan | 93 1 2
INVESTIGATE 2-3 months ILLUMINATE • Kickoff Meeting months 3-12 • Due Diligence • Site Assessment • Market Analysis • Public Workshops • GSA Conveyance • Charrettes • Stakeholder Interviews • Advisory Committee Meetings PROJECT INITIATION: MID JUNE 2018 • Engagement Strategy Plan • Social Media • Transparency • Accountability
94 | Cooper Carry proposed Timeline
3 4
INNOVATE 4-6 months
• Interactive Workshops: Creating IMPLEMENT Concept Alternatives 2-3 months • Investment Check Points • Master Plan Concept Alternative Refinement and Testing • Final Strategic Master Plan • Detailed Preferred Master Plan • Financing and Partnership Strategy • Investment Check Points • Final Presentation PROJECT COMPLETION: 2019 JUNE-JULY
Covington Central Riverfront Strategic Master Plan | 95 96 | Cooper Carry G. Certificates Covington Central Riverfront Strategic Master Plan | 97 Certificate ‘A’ Certification Regarding Debarment, Submission, and other Responsibility Matters
98 | Cooper Carry Certificate ‘B’ Certification Regarding Lobbying
Covington Central Riverfront Strategic Master Plan | 99 Certificate ‘C’ Non-collusion Affidavit
100 | Cooper Carry Covington Central Riverfront Strategic Master Plan | 101 Certificate ‘D’ Campaign Finance Affidavit
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