QUESTIONS FROM THE COMMUNITY DURING THE PHASE I DEVELOPMENT TEAM PRESENTATIONS St. Elizabeths East Phase I Master Developer RFP
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1 QUESTIONS FROM THE COMMUNITY DURING THE PHASE I DEVELOPMENT TEAM PRESENTATIONS St. Elizabeths East Phase I Master Developer RFP Team: St Elizabeths Collaborative Responses that are approximately 100 words or less are preferred. Answers must be submitted by Tuesday, October 21, What is your specific strategy for attracting retail? What is your plan for economic diversity in the community? A key component to attracting retail is to have strong anchor tenants on campus. Strong anchor tenants that have employees that will shop during the day will attract retailers. CBRE, a member of our development team and a global leader in landlord representation, has an unparalleled ability to attract office tenants which in turn attracts retailers. CBRE makes our development team uniquely suited to create a vibrant campus environment. In addition, it is important to attract local retailers to the campus. St Elizabeths Collaborative will engage local businesses and create a space that blends both local and national retailers in a manner that positions them both to succeed. We intend to offer below market rents to local businesses. 2. What can you do to enable local businesses to help become tenants of the development and feed our families? If our team, St Elizabeths Collaborative, is awarded the project, we will engage in an aggressive campaign to meet with local leaders and businesses. We will be present at local ANC meetings and other community engagement meetings to ensure we are knowledgeable both of the community s needs and desires regarding retailers. We truly believe that the overall success of this campus depends on the community s input, access and interaction with the site. Also, as mentioned previously, we intend to offer below market rents to local businesses. 3. How will you connect modern buildings with the historic architecture that is on campus? Space design? The St Elizabeths East campus has several architecturally beautiful buildings. Our team will renovate those buildings and maximize their potential. However, in order to attract technologyoriented tenants and turn the campus into a vibrant tech hub, we need modern buildings. Our
2 vision incorporates modern architecture that compliments the existing historical buildings while providing the infrastructure to house forward thinking technology firms. St Elizabeths Collaborative will also include abundant open space surrounding the buildings and on their rooftops. This open space will attract future employees to the site and provide the local community with recreational and entertainment venues. 4. Do any of you have commitments for financing and what are your job projections based on? Do you have tenant commitments as well? The financing for this project will come from equity and debt. Our team has already secured 100% of the equity investment. The Debt and Structured Finance team at CBRE will source all of the debt financing. This team, headed by David Webb, has secured over $1.5 Billion in financing from a variety of sources both domestic and international. In 2013, the team represented 71% of the total JV/Equity market share for residential development in the District of Columbia MSA. We are confident that if our team is awarded the project, Mr. Webb s team will be able to secure the debt financing. CBRE, a global leader in landlord representation, will head our team as it sources potential tenants. CBRE has over 100 offices in the U.S. and is acutely aware of tenants needs and expiring leases that will want to move to St Elizabeths. Seth Benhard, who leads the CBRE team in the District, will play the lead role for our development team as it looks to find the best combination of tenants that meet the District s goal of creating a tech hub and jobs for the local community. We project that this development will create over 7300 jobs. This number is based on current ratios and trends of employees per office space and past experience on construction sites. 5. Does your development plan count on any District subsidy? No. We have already sourced 100% of our equity financing and are confident that CBRE s Debt and Structured Finance team can source the debt financing. 6. How are you going to engage the community? Will you sign a Community Benefits Agreement? Yes, we will sign a Community Benefits Agreement. St Elizabeths Collaborative will engage the community by being present at local ANC meetings and other community engagement meetings such as Anacostia Community Council and the Barry Farm Resident Council amongst others. We are acutely aware that the success of St Elizabeths East depends on the input and buy-in of the local community. We are committed to creating a campus that creates jobs, recreational space and educational opportunities in a manner that meets the needs of the community. 7. How can we bridge the gap in education to be able to remain in the Ward? Part of the District s and St Elizabeths Collaborative s plan is to attract universities to the campus. Our team will also provide space for a local charter school and created a collaborative
3 relationship between local schools and higher education. We will also create apprenticeship opportunities to give community members the opportunity to develop 21 st century job skills. 8. How can you tell the difference between what this community wants and what the rest of the District and region may want? Every development opportunity has its own unique opportunities and needs. St Elizabeths Collaborative does not assume that the needs of one site are the same as the next one. The best way to tell what this community wants is through active engagement. We will attend ANC meetings and other community engagement meetings such as the Fairlawn Civic Association and the Far Southeast Family Strengthening Collaborative amongst others. We will also create a website to source comments and conduct polling to gather the opinions of as many community members as possible. 9. How do you plan to retain the culture of the current community? The St Elizabeths Collaborative s ability to retain the culture of the current community depends on active collaboration between our team and members of the local community. As we ve said, we will attend local community meetings and source opinions through a website and polling. 10. Would you allow the community to name some of the streets after current/former residents of Ward 8? Yes. Our team believes that there is a rich and diverse history to the community surrounding St Elizabeths. Naming some of the streets after influential members of the community s past would be a great way to remember their contributions. 11. How do you plan to deal with the serious challenges on Martin Luther King Jr. Avenue? St Elizabeths Collaborative believes that our successful redevelopment of St Elizabeths East will create over 7300 jobs. Our goal is to ensure that at least 51% of those jobs go to Ward 8 residents. By providing jobs to the community, it will lessen the strain on social services and improve the conditions of the surrounding community. We are also aware of the fact that the success of the redevelopment of St Elizabeths East depends on improving the conditions along Martin Luther King Jr. Avenue. That is why we will provide below market office space to social service oriented organizations on the campus to help address the needs of the community. 12. If selected, will you come back to engage the community? Yes. We will attend ANC meetings and other community engagement meetings as mentioned previously. We will also create a website to source comments and conduct polling to gather the opinions of as many community members as possible. 13. Will there be any recognition of St. Elizabeth and what she stood for?
4 Yes, we would be happy to memorialize St Elizabeth and the significant contributions she made. 14. What will be your attention to social services?] We believe that our successful redevelopment of St Elizabeths East will create over 7300 jobs. Our goal is to ensure that at least 51% of those jobs go to Ward 8 residents. By providing jobs to the community, it will lessen the strain on social services. Also, St Elizabeths Collaborative will provide below market office space to social service oriented organizations. 15. What are you going to do to step out into the community and go beyond just talking to community leaders? How will you work to connect with people like the homeless veterans on Martin Luther King Jr. Avenue and the people in the park on Martin Luther King Jr. Avenue and Malcom X? How do you plan to reach the people in Congress Park? Do you plan on a door-todoor campaign? How do you plan to reach the hard-to-reach community? St Elizabeths Collaborative will engage the community by being present at local ANC meetings and other community engagement meetings such as Anacostia Community Council and the Barry Farm Resident Council amongst others. We are acutely aware that the success of St Elizabeths East depends on the input and buy-in of the local community. We will also create a website to source comments and conduct polling to gather the opinions of as many community members as possible. 16. Will there be furniture being purchased for the development and will residents be afforded a chance to bid on those opportunities? Yes. We are committed to sourcing materials and work from as many local business owners as possible. 17. For teams with a hotel component, what makes your hotel unique? The Harambie House failed in the past, so how will yours succeed? Our phase 1 development plan, which is the extent to which the District s RFP encompasses, does not include a hotel. However, phase 2 of our development will include a hotel. Our team has had success developing hotels in the past and is currently redeveloping the Adams Morgan Church Hotel which is a combination of historic renovation and modern architecture. We believe that a hotel can be successful on this site once strong anchor tenants have already occupied the spaces in the phase 1 development. Technology based tenants will attract hotel owners that could host conferences and other business oriented events. In addition, a hotel will provide evening hour customers to the retailers in and around the St Elizabeths campus. 18. Will the commercial space be built on an as-needed basis or on a speculative basis? Our team firmly believes in the phrase If you build it, they will come. Our plan is to begin and complete construction on all of the buildings within the phase 1 development plan within a 2 3 year time frame. Tenants will be attracted to the campus with beautifully renovated historic buildings and modern architecture to complement them. In addition, by beginning construction on the buildings as soon as we are given permission, it signals our commitment to potential
5 tenants to the success of the site. Our vision for this site is nothing less than world class. We are confident that businesses will want to occupy space at St Elizabeths. 19. Are you willing to add a Black architect to your team? Yes.
QUESTIONS FROM THE COMMUNITY DURING THE PHASE I DEVELOPMENT TEAM PRESENTATIONS St. Elizabeths East Phase I Master Developer RFP
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