Request for Request for

ProposalProposal

Corner Lot

Craven &

S. Front Streets

New Bern, NC

Everything comes together here.

OPEN INVITATION

FOR SUBMISSION OF DEVELOPMENT PROPOSALS (RFP) 14-001

MIXED USE DEVELOPMENT SITE IN HISTORIC DOWNTOWN NEW BERN

New Bern was once the state capitol of North Carolina and its influence has always been much larger

than its population. This beautiful, historic city is strategically located in the Inner Banks region of North

Carolina. It sits in close proximity to the coast, state ports, major inland cities and highways. With easy

access to jobs, housing and recreation this City of 30,000 is rich in both historic and human resources

and a quality of life unsurpassed in Eastern, NC.

General Information

Established in 1710, New Bern, NC is a city that exhibits its history, beauty, and serenity on every street

corner. Set within the confluence of two rivers, New Bern hosts a thriving waterfront downtown with

beautiful historic buildings, shops and homes.

As the second oldest City in the state, New Bern boasts more than 150 homes and buildings listed on the

National Register of Historic Places, all within walking distance of the waterfront.

Many small business owners also call New Bern home, finding the growing population and low cost of

doing business have created a strong foundation for growth.

While New Bern cherishes its small-town charm, it is rapidly becoming a major business hub. Currently

there are a dozen large industries that call Eastern North Carolina Home, including, Bosch, Maola, Moen,

Hatteras Yachts and Weyerhaeuser. With newly installed broadband fiber business opportunities New

Bern offers are endless.

The area provides all residents with an outstanding medical center, private physician network, and

award-winning schools. The Croatan National Forest neighbors New Bern and offers unlimited

opportunities for exploration. Add to that the rivers and proximity to the Atlantic Ocean and it is easy to

see why New Bern is idyllic for all ages.

The mild climate ensures long seasons for golfers to be challenged at one of the many courses in New

Bern. Nature enthusiasts can enjoy the trails of the forest and boaters nearly year-round water fun.

The Coastal Carolina Regional Airport (EWN), located just 10 minutes from downtown, provides easy

access to New Bern as well as offering direct flights to Atlanta, Charlotte and Philadelphia.

Entertainment

Union Point Park, located on the waterfront in downtown New Bern, plays host to many activities

including Church activities, Charity runs and races, and Mumfest, New Bern’s annual festival drawing

more than 80,000 visitors each year.

The state-of-the-art 45,000 square foot Riverfront Convention Center provides the perfect backdrop for

multiple groups/events, such as: banquets for up to 1,000 and dancing in the 12,000 square foot

ballroom, numerous expos on the area, intimate art shows, wine tastings, and many other gatherings.

All guests will enjoy the breathtaking waterfront veranda as well, as its close proximity to all of the

historic sites of downtown New Bern. The Center can meet any need and exceed any expectation.

Highlighting a visit to New Bern is the beautifully restored home of the royal governor, Tryon Palace

Historic Sites and Gardens. Completed in 1770, Tryon Palace served as the first permanent capital of

North Carolina. It is open to visitors year round. New Bern also showcases its history in the Firemen’s

Museum, the birthplace of Pepsi-Cola Museum and the newly finished History Museum.

Enjoy a walking tour through downtown or choose the trolley tour that winds through the historic

downtown area, showcasing original buildings, churches and New Bern’s rich history.

Live music can be found at numerous venues to fit each individual’s style. Or enjoy them all, as they are

within walking distance of each other.

With its mild climate, natural beauty, historic charm, gracious lifestyle, quaint boutiques, eateries,

riverfront attractions, and lively entertainment, New Bern is a growing destination place that has

something for everyone.

Transportation

With the completion of the new bridges spanning both the Neuse and Trent Rivers, the expansion of the

Highway 70 corridor, NC-43 and Highway 17, New Bern is now easily accessible from every direction.

A newly formed Metropolitan Planning Organization between New Bern, three neighboring

municipalities and Craven county ensures cooperative, comprehensive and continued transportation

planning for drivers and pedestrians alike.

The New Bern urbanized area serves as a regional hub, with an effective population well in excess of

50,000. It has become a retirement mecca for baby boomers wanting close access to water

accompanied by a convenient, affordable lifestyle. Located in the midst of one of the highest

concentrations of U.S. Military personnel in the country, New Bern attracts many highly skilled

individuals looking to live and work during their service and after it has ended. Recent studies have

shown that over $200 million in retail sales are spent outside our retail trade area and therefore many

opportunities exist for food services and retail stores.

Demographics

Drive time from downtown 10 Minutes 15 Minutes 20 Minutes

2012 Estimated Population 33,374 49,717 67,017

2017 Estimated Population 35,337 53,252 71,962

2012 Est. Median Household Income $39,252 $42,267 $46,907

2017 Est. Median Household Income $44,962 $49,269 $52,709

2012 Ave. Household Income $54,114 $56,678 $59,260

2017 Ave Household Income $59,056 $61,910 $64,542

2012 Ave. Per Capita Income $23,751 $24,676 $25,242

2017 Ave. Per Capita Income $26,007 $27,027 $27,564

Business & Employers

In 2013 an estimated population of 127,657 resides in the New Bern North Carolina Metropolitan

Statistical Area. The largest centers of employment and the number of employees in the New Bern’s

Area are:

MAS Cherry Point (Military) 13,857

Craven County Schools 1,917

Carolina East Health Systems 1,900

Moen Inc. 850

BOSCH Home Appliances 720

Craven County 613

Craven Community College 596

City of New Bern 504

Walmart 500

Weyerhaeuser NR Company 282

The City is firmly committed to continuing its growth by bolstering its economic base, improving its

workforce, attracting diverse, well paying jobs and providing more opportunities for people to become a

part of this fine city. The City of New Bern welcomes those looking for such an opportunity. We are

pleased to present a chance to become a part of the vibrant heart of this City by partnering with us on

the development of one of the largest pieces of undeveloped space left in our award winning

downtown.

REQUEST FOR PROPOSAL

The City of New Bern, North Carolina (hereinafter referred to as “the City”) is soliciting proposals from

potential developers and/or end users for the redevelopment of a City owned parcel through a public-

private partnership. The property is a greenfield site consisting of approximately 0.45 acres. It is

located within the Central Business District (CBD) on the northwest portion of the South Front

Street/Craven Street intersection. The City will consider proposals from interested and qualified

respondents for any and/or all of the redevelopment areas/buildings and will look favorably on those

proposals that include a destination retail/restaurant component (a preferred concept development

rendering is included with this RFP).

The City reserves the right to enter into contracts with multiple developers, master tenants and/or end-

users, pursue a multi-phased project, waive any irregularities submitted, reject any and/or all

submittals, re-advertise, and accept any submittals deemed to be in the best interest of the City. All

interested parties must register their name, email address, address and telephone number with the City

to receive any future changes, additions, addendums or notices concerning the RFP.

Advertisement Date: May 9th, 2014

Due Date: July 16th, 2014 @3:00 p.m.

Contact: Jeff Ruggieri, Director of Development Services

248 Craven St.

New Bern NC 28563

Phone: (262) 639-7587

Email: ruggierij@newbern-nc.org

Proposals will be reviewed by City of New Bern staff and a recommendation will be made to the City of

New Bern Board of Aldermen. Respondents are required to submit one (1) original, six (6) copies and

one (1) digital copy in a sealed envelope marked in red ink "RESPONSE TO REQUEST FOR

DEVELOPMENT PROPOSALS SOUTH FRONT STREET". Responses should clearly indicate which

development area(s) the response is for. To facilitate effective evaluation by the City, responses shall be

limited to no more than a total of fifty (50) pages. All questions shall be emailed to the contact listed

above and, all questions will be answered in writing. Forms required by this RFP, Appendix

documentation, sectional dividers, and front and back covers will not be counted toward the total. At

the discretion of the City, a short list of the most qualified respondents may be developed and

respondents may be asked to give a short presentation or interview as part of the evaluation and

selection process. The City of New Bern supports Equal Opportunity Employment, Fair Housing and

Providing Handicapped Access.

I.VISION

The City of New Bern envisions a vibrant, livable, drivable and walkable area comprised of a diverse mix

of complementary uses that incorporate the site’s past into its reuse thus strengthening the City's ties to

its riverine roots.

Preferred mixed use development option

Mixed use redevelopment

The City is interested in proposals that would provide for multi-story mixed used development. Schemes

should take into account commercial uses (retail or office) on the first floor, and residential living on the

upper floors.

The City will favorably consider proposals that contribute to the redevelopment of the area as a place to

live, work, shop, dine, visit and recreate.

II. PROPERTY DESCRIPTION

Owner/Sellor/Lessor: City of New Bern NC

Address: 304-308 S. Front Street

Acreage: 0.45 acres vacant land

0.36 Acres – Buildable footprint, potential for 80% build out and approx. 15,000-60,000 heated sq. ft.

Utilities: Electric, paved roadways, sidewalks, cable TV, potable water, sewer, and natural gas are

available on site

Future City of New Bern Wi-Fi; Available access to City’s fiber network with 30Mb to 1 GB capability

Land use designation: Commercial

Zoning: Zoned C-2 for office, institutional, secondary retail and commercial services. Also may include

residential uses.

Overlay: Property lies within the City of New Bern Historic Overlay District and will require approval

from the Historic Preservation Commission.

Height: Maximum height is 35’, higher with Board of Adjustment approval

Parking - This area is adjacent to a surface parking lot and on-street parking totaling 80+ public parking

spaces.

Located downtown close to New Bern’s Waterfront 0.45 acre greenfield site ready for development

Adjoining downtown businesses and amenities Historic downtown New Bern

III. PLANS, STUDIES AND EXHIBITS

The following exhibits are available on the City’s website at http://www.newbern-nc.org/PI/index.php to

assist with due diligence.

1. City of New Bern Official Zoning Map

2. 2010 CAMA Regional Land Use Plan

3. City of New Bern Urban Design Plan 2000

4. Storm Water Exhibit

5. New Bern Historic Preservation Plan

6. New Bern Historic District Guidelines

7. Downtown Wayfinding Signage Plan

8. New Bern Bicycle and Pedestrian Plans

More detailed economic and socio-economic data about New Bern and the project site can be found at:

http://newbern.zoomprospector.com/. Use the Pinpoint tool to get detailed, area specific information

on Labor Force, Consumer Spending, Demographics, Wages, Businesses, and Housing.

IV. PUBLIC/PRIVATE PARTNERSHIP

The City is open to, and encourages, a creative/innovate public-private partnership arrangement. The

principle criteria to be incorporated into the potential purchase/lease/transfer of the site for

development include:

1. The development of a marquis community gathering space to be constructed by selected

developer and conveyed to city upon completion.

2. Ground floor commercial uses.

3. Public restrooms to be constructed by selected developer and conveyed to City upon

completion.

4. Relocation of existing on-site utilities

There are multiple incentives available to the user to assist in costs associated with business start up,

which the City will help to make available to the proposer(s) with an accepted proposal. Contemplated

funding and financing may include:

• Use of Municipal Service District funds for future public infrastructure

• Grant sources (i.e. United States Department of Agriculture, Department of Commerce, and State

Historic Preservation Office)

V. EVALUATION CRITERIA

The selection criteria that the City will use in evaluating all proposals include the following and will be

rated on a scale of 1-7 (7 being rated best) by the selection committee;

• the qualifications, experience and financial capacity of the proposer(s);

• the proposed use of space and consistency of the proposal with the preferred mixed-use vision for the

redevelopment area and land use regulations;

• purchase/lease/gift terms for conveyance of the property;

• market justification for proposed uses;

• degree of flexibility of the proposal as it relates to overall redevelopment;

• Project portfolio featuring up to 5 similar mixed use projects;

• strength of proposal concept and likelihood of realization in a timely manner.

The City reserves the right to make investigations of the qualifications of the Respondent as it deems

appropriate including, but not limited to, a background investigation of Respondent personnel to be

conducted by the City of New Bern Police Department or its designees. Further, the Respondent hereby

consents and authorizes the City to contact any and all previous references and others having business

dealings with Respondents to inquire about the Respondent’s past or current performance on any other

projects that the City deems to be relevant to the services requested under this RFP.

VI. MANDATORY SUBMITTAL REQUIREMENTS

All respondents shall submit the following items tabbed and arranged in the sequence shown below.

1. Letter of interest describing the legal composition of the developer, master-tenant and/or end-user.

The letter should indicate all parties’ roles.

2. Experience: Provide a narrative and/or listing of similar successful experience, specifically with regard

to that which is being proposed (i.e. developer, master-tenant, end-user).

3. References: Provide at least four (4) verifiable references of which two (2) must be letters of

reference.

4. Proposal Concept: State the type of respondent (developer, master-tenant or end-user), anticipated

use(s), redevelopment areas sought, total square footages envisioned per use, site control desired

(purchase, lease, gift), and any requested financial participation by the City. If the respondent elects to

submit a conceptual site plan or building elevation renderings, they must be 24 x 36 rolled. A maximum

of five (5) 24 x 36 sheets is allowed, with an accompanying electronic copy.

5. Financial Feasibility and Capacity: Submit a preliminary financing plan to include the source and use

of all private and public funds needed to construct and open the facility. This will include preliminary

costs of building construction, fixed equipment, initial inventory as well as any required rolling stock.

a. Demonstrate financial capacity of the proposer/respondent by supplying any of the following;

financial statements; income tax returns; bank letter of credit; and previous experience with

fund raising, development deal making, capital investments, debt capacity and other financing

mechanisms.

b. List of any equity and debt partners that will be involved in the project.

6. Project plan: Submit a Project Plan including at a minimum;

a. description of the proposer’s business from an ownership, organizational, historical, and

structural perspective;

b. identify all key project personnel who will work on tasks assigned under this RFP or in the

case of end-users all key personnel of the proposed business/use;

c. expected market(s) served and marketing plan;

d. management plan, including operational and financial issues;

e. projected schedule for expansion or initiation of operations;

f. critical risks and perceived problems or obstacles;

Each respondent shall be required to address each of the submittal requirements. If any of the criteria

are not applicable, the respondent is instructed to write “NOT APPLICABLE “as an answer.

VII. ANTICIPATED SCHEDULE

May 9, 2014 Issuance Date

May 28, 2014 @ 10:00 a.m. Voluntary pre-submittal meeting

June 2, 2014 @ 5:00 p.m. Deadline for written inquiries

July 16, 2014 @ 3:00 p.m. Due date

July 16-18, 2014 Evaluation and ranking of proposals

TBD Oral presentations by selected respondent(s) to Aldermen and/or evaluation committee

August 12, 2014 Staff recommendation to Board of Aldermen

August 12, 2014 Selection of respondent(s) for negotiations

TBD Development agreement(s) approval by Board of Aldermen

EXHIBIT A

Prime commercial space for an innovative development in the heart of downtown New Bern.

View of property from S. Front St.

Property lies in the middle of shopping, recreation, live and work options.

View of Property from the East

Northside Parking

View of Property from North

View of Property from the South

View of Property from Southeast Corner

View of Property from the West