Chat with us, powered by LiveChat Four Developer Responses to Charlottesville RFP | Abc Paper
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1. Review the 4 Developer Responses to Charlottesville RFP.2. Choose 1 to critique. Is it good or bad? Does the developer provide a solution to City’s 3 required elements and accommodate key guiding principles? Does the developer and their team seem sophisticated enough to handle the project? Provide any additional insight and observations you wish to share.3. Which developer do you think the City chose and why? PS: Only three Developer are in the attachment cuz the fourth doc is too big. The Charlottesville RFP is also in the attachment. Please read them carefully. Thank you.
city_market_rfp_response_woodward_properties_volume_1.pdf

equitable_city_market_rfp.pdf

market_square_proposal_shank_and_gray.pdf

charlottesville_va_city_market_rfp.pdf

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Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Market Plaza Mixed-Use Development
Charlottesville, VA
Volume I: RFP Response
City Market, Civic Plaza, Retail, Office, Residential & Parking Complex
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |1
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
Phone: (434) 971-8860
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
224 14th Street NW
Fax: (434) 293-2280
Charlottesville, VA 22903
Info@WoodardProperties.com
WOODARD PROPERTIES
March 27, 2014
Serving Charlottesville Businesses, Students, and the Community Since
1981.
Office of Economic Development
City of Charlottesville, Virginia
P.O. Box 911, 610 East Market Street
Charlottesville, VA 22902
Re: Proposal for City Market/Mixed-use Development
Dear Office of Economic Development Office and City Council,
Woodard Properties and Powe Studio Architects PC are very pleased to submit the enclosed
development concept and financial proposal for the development of “Market Plaza”, an exciting urban
mixed-use building and civic plaza. Market Plaza proposes to accommodate the City Market and an
urban park, a vibrant mix of retail, office, parking, and residential uses on the City owned property (and
adjacent outparcel) in south downtown. Market Plaza stands to enhance the economic and social vitality
of downtown Charlottesville.
Our proposal submission is in two volumes. Volume 1 responds to each of the submission requirements
of the City Market/Mixed-use Development Request for Proposals (RFP), describing our design concept,
and it also includes financial information and extends an offer to purchase the property in a confidential
attachment. Volume II is a larger presentation that provides a series of perspectives and floor plans
illustrating the urban mixed-use plaza, retail, office, and residential building with landscaping and
important connections to downtown.
We look forward to an opportunity to meet with City officials to finalize a development agreement which
is of meaningful benefit to the City and its residents. The submission outlines one approach to structuring
this public/private undertaking, and we are open to refining our approach and proposal though a
collaborative dialog with the City.
Please contact our development team leader Keith O. Woodard at Woodard Properties, or design team
leader Gregory Powe, AIA at Powe Studio Architects PC: 434-316-2525 with any required development or
design information or clarifications. We look forward to an opportunity to present our development
concept and proposal if selected for your further consideration. Thank you for this opportunity.
Respectfully Submitted:
Market Plaza LLC, a joint venture led by Woodard Properties
Keith O. Woodard, Managing Member
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |2
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Table of Contents
Volume I
Transmittal Letter
Introduction: Team and Concept
1. Programming Needs
2. Environmental Issues
3. Urban Design Guidelines
4. Concept
Concept Description
Guiding Principles Solutions
5. Zoning & Design Review
8. References
In Summary: (Evaluation Criteria)
High Quality Mixed-Use Complex
Financial Benefit
Team Qualifications & Experience
Financial Ability
Volume 1 Attachment: Confidential Financial Sections
6. Purchase Offer
7. Pro Forma
Outparcel Acquisition LOI
Volume II: Concept Illustrations and Plans
RFP Response Organization
Our RFP response is organized, per the RFP, to respond to the eight RFP submission
requirements. The RFP guiding principles are addressed in the section 4 and the four RFP
selection criteria are addressed in the closing Summary section. Volume II provides a series of
perspective images and floor plans of the concept for the proposed urban mixed-use building.
Financially sensitive portions of the RFP deemed CONFIDENTIAL are in Volume I Attachment.
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |3
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Market Plaza on City Market days
Market Plaza vendor stalls layout on City Market days: 115 stalls on the plaza (49 with vehicles)
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |4
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Introduction
Our Team: Our total development, design and construction team is Charlottesville based,
offering strong local talent capable of undertaking an important project of this magnitude and
complexity.
Our development team is led by developer and architect Keith Woodard of Woodard
Properties. Keith has focused his entire distinguished career on designing and developing
residential units and commercial complexes here in Charlottesville, VA. His properties now
comprise almost 1000 residential student units in multiple developments and his growing
commercial properties include more than 150 commercial tenants in developments McIntire
Plaza currently undergoing a major renovation and expansion.
Our design team is led by Gregory Powe, AIA of Powe Studio Architects PC’s Charlottesville,
VA studio, in association with local architect Keith O. Woodard, RA and prominent local
colleague Henry J. (Hank) Browne whose distinguished architectural career spans more than 5
decades of architectural leadership in Charlottesville, VA. Greg brings 40 years of experience
designing and managing major projects nationally and internationally, many of them vertical
urban mixed-use complexes. Greg’s architectural design and management portfolio includes
more than 1,200 built high-rise residential condominium units throughout North America, and
more than 5 million square feet of office space. Greg has led such major urban mixed-use
projects as: the 3.5 million SF Reagan Building & International Trade Center, Washington, DC;
San Jacinto Center in Austin Texas which includes a 350,000 SF office building and luxury
business hotel; and the 2 million SF Les Terrasses project in Canada’s Capitol including three
federal agency headquarters buildings and a business hotel with retail and underground
parking.
Our local design team also includes Charlottesville’s most qualified engineering offices:






structural engineers: Dunbar Milby, Williams Pittman & Vaughan (DMWPV)
mechanical, electrical, plumbing and fire protection engineers: 2rw
civil engineers: Timmons
geotechnical engineering: Froehling & Robertson,
landscape architecture: Waterstreet Studio
Specialty technical experts in exterior enclosure design, vertical transportation and
fountain design.
Our construction management will be performed by KBS, Inc. Their Charlottesville office has
about to commence construction of 1000 West Market which is very similar to our proposed
building, apartments over ground floor retail over underground parking, all concrete frame
construction. They have extensive experience in constructing projects of this magnitude and
complexity, including restricted urban sites. Their experience includes many urban mid- and
high-rise apartment buildings throughout Virginia, and numerous corporate and commercial
office buildings and mixed-use complexes.
Brief bios of Keith O. Woodard and Gregory Powe, AIA follow the development description.
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |5
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Our Development Concept: This submission describes in detail our concept for creating a
vibrant vertical mixed-use complex overlooking a new civic plaza to become the City Market’s
permanent home during market days and a venue for Charlottesville to host festivals and other
events. It will also serve as an urban park for south downtown’s residents, workers and visitors.
Our development concept includes the following vertically integrated dynamic mix of live, work
and play functions:

Civic Plaza: the proposed “Market Plaza” will provide a half acre focal point for
downtown Charlottesville The brick and stone paved plaza with focal water fountain, will
serve as the permanent home to the City Market, accommodate festivals, and become
an urban park for neighborhood recreation

City Market: the plaza will accommodate all 115 City Market vendors, with expansion
available in the level below the plaza for another 32 vendors. (Our Second Street
streetscape is designed to accommodate an additional 23 vendors, should the City opt
to close Second Street on market days.)

Retail: fronting all of Water and Second Streets and also open onto the plaza, are
numerous retail/cafe spaces totaling more than 9,000 LSF

Office: the building includes workspace for more than 250 office workers in more than
55,000 LSF of class “A” office space

Residential: 67 luxury condominium apartment units terracing up the top five floors of
the complex, offer a selection of one, two and three bedroom units, many with dens, and
large terraces, all designed for “empty nesters” and “young urban professionals” alike.

Parking: 102 public parking spaces and an additional 159 spaces for onsite office
workers and residents all provided in three underground levels below the plaza (5 half
levels).
Concept Details: Volume II of this submission provides perspective images and floor plans of
this vertical mixed-use development concept, illustrating the plaza during both City Market days
and weekdays. A more detailed description of the concept is contained in narratives in Volume
1, Section 3. Urban Design and Section 4. Concept.
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |6
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Market Plaza and retail fronting Water & Second Streets City Market vendor layout: 155 stalls on plaza
Office Level 3
Level 5 Residential (levels 6 to 9 terrace)
Office Level 4
Upper parking Level (2 lower levels park over full footprint)
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |7
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Bio: Keith O. Woodard, RA, President, Woodard Properties
After graduating from the College of Architecture at the University of Kentucky in 1976, Keith O.
Woodard moved to Charlottesville, making a new home here for his family. His first endeavors
were designing and building custom homes, but when interest rates rose to 21% in 1981, it was
evident that Woodard Properties needed a new direction and focus.
Keith recognized the need for quality student housing near UVA and designed and built
Woodard Properties’ first buildings, Cherry Suites, which are still owned and managed by
Woodard Properties. Recognizing the importance of design and location, additional properties
were developed on Wertland Street, Arlington Boulevard, Montebello Circle, Jefferson Park
Avenue, King Street, John Street, and 13th and 14th Streets. Woodard Properties now provides
housing for almost 750 students attending UVA.
In the mid-1980′s, the historic renovation of The Exchange Center on the downtown mall was
completed as Woodard Properties’ first substantial entry into commercial property development.
Additional endeavors included the design and reconstruction of a bed and breakfast inn, the
Independence Resource Center, and several custom homes.
The acquisition and revitalization of Market Square in 2005 and McIntire Plaza in 2007 solidified
the commercial interests of Woodard Properties. Together, with Class “A” office space at 400
Preston, Woodard Properties provides space for more than 150 retail, office, service, and
industrial businesses and non-profit entities in Charlottesville.
In an effort to help with our community’s affordable housing needs, in 2007 Woodard Properties
purchased Dogwood Properties, a long-time endeavor of Eugene Williams. These properties
are now being revitalized so that Mr. Williams’ vision can continue to serve Charlottesville
residents and honor his legacy.
Woodard Properties has supported several local organizations by providing space for the
Charlottesville Community Design Center, UVA dance clubs, a police department sub-station,
and others in addition to financial, hands-on, and in-kind support for a variety of non-profit
organizations, both cultural and housing related.
In 2008 Woodard Properties adapted an open book management philosophy utilizing the ‘Great
Game of Business’, giving all employees a stake in the success of the business. They provide
the commitment, pride, and energy needed to manage, maintain, and develop the properties.
Newer projects include historic renovations of retail and apartments on the Downtown Mall,
apartments on Park Street at Comyn Hall, and on-going additions and improvements at McIntire
Plaza. Woodard Properties has several properties for future development – multi-family, mixeduse, and commercial. With the continued growth of Charlottesville, Woodard Properties will
continue to strive to provide pleasant environments for residents and businesses to call home.
Keith’s civic activities currently include serving as Chair of the Charlottesville Housing Authority,
bringing his considerable residential architectural and development expertise to this
organization’s affordable housing mission.
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |8
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Bio: Gregory Powe, AIA, Managing Principal, Powe Studio Architects
Gregory Powe, AIA, NCARB, has more than 40 years of diverse professional architectural
design and project management experience. After graduation from McGill University School of
Architecture (with Distinction) in his home town of Montreal, Canada, Greg served as design
director of an international developer and as a senior design architect and project director with
architecture firms in Texas before becoming Managing Principal of a number of regional offices
of major national architecture and A/E firms in his 25 years in Washington, DC. Greg opened his
own office focused on urban architecture in the early 2000’s in DC. Now residing in the
Charlottesville area, Greg opened a Charlottesville studio to focus primarily on urban mixed-use
opportunities in his new home town and on historic adaptive reuse facilities.
Greg is a strong advocate for urban architecture which he defines as buildings with a mix of live,
work and play activities which not only creatively resolve their internal uses, but also contribute
to the vitality of their urban neighborhoods. He has led many successful public/private ventures,
bringing private expertise to public real estate needs. His design expertise includes multifamily
residential (more than 1,200 built units), office (5+ MSF), hotel, and retail, often in urban mixeduse complexes, and cultural and institutional facilities, in both new urban infill buildings and in
adaptive reuse projects within significant older buildings, often historic.
Greg’s experience of relevance to the Market Plaza urban mixed use complex includes:
Ronald Reagan Building & International Trade Center, Washington, DC; Project Director for
the 3.5 million SF mixed-use complex including 2 million SF office component, international
trade center, retail, and 2400 car parking complex, for General Services Administration, a
public/private venture
San Jacinto Center on Town Lake, Austin, Texas, an urban mixed-use complex including a
300 room Four Seasons hotel plus twin 350,000 SF office towers, for Southland Realty
Harbour Square Waterfront Mixed-Use Complex, Toronto, Ontario: 1000 room luxury hotel
and conference center, 3 phases of high-rise condominium residential towers, each 600 units.
Les Terrasses de la Chaudière Complexe, Hull, Québec, Canada, a 2.0 million SF three
government headquarters office buildings plus hotel complex, with retail and underground
parking, for Campeau Corporation, a public/private venture
Republic Plaza Office Building, Austin, Texas, 120,000 SF urban office tower with garage
TeleCommunication Systems Headquarters, Annapolis, MD, 150,000 SF corporate
headquarters office campus complex for TCS and Mesirow Stein, a BRAC public/private venture
Bayou Bend Towers Condominium, Houston, Texas, a 110 unit luxury high-rise
condominium, for Campeau Corporation
Calvary Place Permanent Supportive Housing, Washington, DC, an 80 studio apartment
complex for formerly homeless persons, with supportive social services, for United Methodist
Church
La Tour Condominium, Dallas, Texas, 160 unit high-rise condominium for Campeau
Corporation
Spires Condominium, Houston, Texas, 40 story 320 unit high-rise condominium tower
City of Charlottesville City Market/Mixed-use Development RFP Response
Market Plaza LLC, a Joint Venture led by Woodard Properties
March 27, 2014
Page |9
Market Plaza: an Urban Mixed-Use Development Proposal for Charlottesville, VA
City Market, Civic Plaza, Retail, Office, Residential & Parking Urban Mixed-Use Complex
Section 1: Programming Needs
Market Plaza is designed to accommodate all of the current 115 City Market vendors and to
include a minimum of 102 public parking spaces a in an under-plaza parking garage,
capitalizing on this key downtown property to with the development of a vertical mix of retail,
office, residential and parking components which will help to strengthen the entire downtown
area (and provide significant new tax revenue to the City.)
City Market: The proposed Market Plaza mixed-use development will provide a permanent
home for the Charlottesville City Market, accommodating all of the existing 115 market vendors
on a new civic plaza. There is an option to accommodate a further 32 vendors within the Water
Street level of the parking garage on weekends. Our vendor plaza plan also illustrates another
possible market expansion, should the City consider closing Second Street during market days
to accommodate an additional 23 vendors.
A portion of the plaza market space can be enclosed to accommodate up to 40 of the market
vendors in an indoor/outdoor space. This “Market Pavilion” could become an urban market open
daily year round, should some vendors choose to organize as a cooperative and lease this
space from the developer. The pavilion space can be accessed from the plaza and also through
a Second Street entrance and stairway down to th …
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