UNIVERSITY RIDGE DEVELOPMENT

PROPOSAL
REQUEST FOR DEVELOPMENT PROPOSALS FOR 37.4± ACRES ON UNIVERSITY RIDGE
GREENVILLE, SC
APRIL 6, 2017

Presented by:

Confidential
TABLE OF CONTENTS
A. Introductory Statement
A. Executive Summary
B. Development Team
C. Contact Information
D. Attestation
B. Work Plan
A. Site Development and Management Plan
B. Detailed Proposal of Location and Design Elements for a New County Administrative Offices Facility
C. Preliminary Traffic Impact Analysis
D. Preliminary Sewer, Stormwater, and Utilities Impact Analysis
E. Project Design and Construction Schedule
F. Demonstration of Expected Community Impact of the Proposed Development Project
G. Detailed Key Stakeholder Communication Plan and a Public Communication Plan
C. Developer Feasibility Study
A. Proposed Mixed-Use and Financial Model
B. Proposed County Facility Model
C. Financial Structure & Term Sheet
D. Alternative Financing Models
E. Qualifications
A. Developer Sample – Mixed-Use Projects
B. Developer Sample - Build to Suit Projects
C. Design Architect Sample Projects
D. Mixed-Use Architect Sample Projects
F. Capability and Capacity
G. Public/Private Partnership
A. Proposed Structure
B. Traffic Improvements
H. Requirements of Greenville County
INTRODUCTORY STATEMENT
EXECUTIVE SUMMARY
DOWNTOWN GREENVILLE is one of the premier downtowns in the United States. It can be described as vibrant,
pedestrian friendly, connected, safe and inviting. Greenville contains a wide mix of architecture, active plazas, tree
lined streets, sidewalk cafes, trails and open space. These are features most cities can only attempt to achieve for their
downtowns. The University Ridge project is a unique opportunity to recognize this significantly successful downtown
and greatly enhance it with a project of scale expanding the urban fabric of the City.

To best create this experience and expand this vibrant and interesting downtown, we have engaged two best-in-class
design firms. Foster+Partners is a world renowned architectural firm that has won multiple design awards, created
iconic buildings worldwide such as the new Apple headquarters and designed great work space for multiple
universities and governments. In this Proposal Foster+Partners has created a unique plan for the future County office
facility. Wakefield Beasley is an Atlanta based architectural firm that specializes in large scale master planned mixed-use
projects. Wakefield Beasley designed notable projects such as the Battery at the new Atlanta Braves Stadium, Avalon in
Alpharetta, GA and Atlantic Station in Atlanta. Greenville deserves a world class design team to capture its
quintessential downtown character and expand upon it through this project.

The project will be lead by RocaPoint Partners. RocaPoint is the southeastern affiliate of New York City based, The
Georgetown Company. Our Development Team has developed in excess of $5Billion in mixed-use projects
throughout the United States. We seek unique and interesting opportunities to create signature and gateway projects
that result in long term value. This project has the mass and scope to create long term value to Greenville and to the
underlying real estate. The project further has the scale to create services not currently available in the downtown
market with such services creating a more walkable environment. Our team has successfully worked with many
governmental groups and our flexibility will enable us to create the design and character to enhance downtown
Greenville.

Our mission in this project is to be the best partner for Greenville County, deliver a highly unique design with a
vibrant connected master plan while creating long term value for the City of Greenville.
DEVELOPMENT TEAM
Developer:

Building Design Architect:

Mixed-Use Architect:

Real Estate:
DEVELOPMENT TEAM
Developers: The project will be developed by RocaPoint Partners and The Georgetown Company. RocaPoint is the Atlanta based affiliate of
Georgetown. RocaPoint focuses on mixed-use development and construction in the Southeastern US. The Georgetown Company is a privately-
held diversified real estate company founded in 1978 and headquartered in New York City with offices in Columbus, OH; Washington, D.C.;
Atlanta, GA; and Los Angeles. As owner/developer and development manager, Georgetown and its principals have developed, owned, and
overseen in excess of 20 million square feet of office, residential, retail, and recreational properties and currently have assets under management of
over $3Billion. The principals for this project are Patrick Leonard, Phil Mays and Adam Flatto.

Select recent development project highlights include:

• Easton Town Center: 3.7 Million SF of retail space across 280 stores and 4.2 Million SF of Class A office; Easton, OH
• Major Sports Organization Headquarters: 225,000 SF build to suit headquarters building and campus
• Easton Gateway: 600,000 SF anchored by Whole Foods Market and Dick’s Sporting Goods; Easton, OH
• IAC Headquarters: 200,000 SF Frank Gehry designed building; New York, NY
• Sugarloaf: 240 apartments units, hotel and office building; Atlanta, GA
• Grant Park Beltline: 125 town homes, 225 unit apartment building and park on the Beltline; Atlanta, GA
• Allied Data Systems: 565,000 SF office build to suit; Easton, OH
• Abbott Labs: 250,000 SF office build to suit; Easton, OH
• Sony Studios: 8 story 220,000 SF office build to suit on Sony corporate campus; Culver City, CA
• 787 Midtown West: Converted car storage into 464,000 SF of creative office space; New York, NY
• Herald Examiner: Adaptive redevelopment of historic downtown building into a mixed-use center; Los Angeles, CA

Design Architect: The office building will be designed by Foster+Partners. Foster+Partners is one of the most innovative architecture and
integrated design practices in the world. Over the past four decades the practice has pioneered a sustainable approach to architecture through a
strikingly wide range of work, from urban masterplans, public infrastructure, airports, civic and cultural buildings, offices and workplaces to private
houses and product design. Based in London, with offices worldwide, the practice has an international reputation with buildings on six continents.

Mixed Use Architect: The master plan and mixed-use components of the site will be designed by Wakefield Beasley. Wakefield Beasley is an
Atlanta based architectural firm who is nationally renowned for it innovative designs for large scale mixed-use projects. Wakefield Beasley has in
house capabilities to design all facets of master planned mixed-use buildings including multi-family, retail, hotel, office space and special use
commercial buildings. The firm’s specialty is tying all of the uses together to create a unique sense of place and a vibrant active community.

Real Estate Team: The local sales and marketing efforts will be handled by KDS Commercial Properties. KDS is a commercial real estate firm
located in Greenville, SC. KDS Commercial Properties specializes in providing full-service brokerage, investment and development services for
commercial real estate properties throughout Upstate South Carolina. KDS’ mission is to provide the highest level of marketing, development, and
advisory services through a dedicated team of experienced and highly qualified professionals.
CONTACT INFORMATION

RocaPoint Partners Foster+Partners KDS Commercial Properties

Patrick Leonard Jim Barnes Mark E. Masaschi
Phillip Mays Beau Johnson Legacy Square @ Hollingsworth Park
3424 Peachtree Rd Nigel Dancy 340 Rocky Slope Road, Suite 302
Suite 1140 300 W 57th Street Greenville, SC 29607
Atlanta, GA 30326 New York, NY 10019 (864) 242-4200 x207
(404) 855-5854 (212) 641-9600
patrick.leonard@rocapoint.com

The Georgetown Company Wakefield Beasley & Associates

Adam Flatto Lamar Wakefield
The Georgetown Co. Mike Lentz
667 Madison Ave | 23rd Floor 5200 Avalon Boulevard
New York, NY 10065 Alpharetta, GA 30009
(212) 755-2323 (770) 209-9393
ATTESTATION

The development team has thoroughly reviewed the Request for Development Proposals for the 37.4± Acres on University Ridge in Downtown
Greenville, SC posted on January 24, 2017 (Proposal # 45-03/31/2017).

The responses in this Proposal are true and correct.

Any document for the project may be signed on behalf of the Development Team by either Patrick Leonard, Phil Mays or Adam Flatto.

Sincerely,

Patrick Leonard, Manager

WORK PLAN
SITE DEVELOPMENT AND MANAGEMENT PLAN
Proposed Structure: Our proposal is structured as follows:
1. A contract to be signed to purchase the entire property. The contract will have three parts:
1. Initial purchase of approximately 6.5 acres
2. Construct a build to suit 250,000 SF office and sale back to County
3. Contract to purchase remaining 31 acres
2. Once the property is under contract the property would be rezoned to a new PD District.
3. A space plan and office program would be developed for the County concurrent with the rezoning.
4. Upon completion of the County space plan and programming, approximately 6.5 acres would be purchased from the County.
5. The 250,000 SF building would be constructed on the 6.5 acres in addition the 1,100 space parking deck.
6. Upon completion of the County office building, the Developer would sell the Building to the County.
7. After the sale of the office building and move out of the existing space the Developer would purchase the remaining 31 acres.

More specifics are detailed throughout this Proposal.

SITE DEVELOPMENT AND MANAGEMENT PLAN
Proposed Vision: The proposed project is designed to be an extension of downtown. The heart of the proposal will be the new County office
building. The team will create a new vibrant downtown district. The touchstones of the new district will be:

Gathering
Spaces

Vibrant Unique
Streetscape Character

Walkability & Long term

Connectivity Functionality

24 Hour
Livability
SITE DEVELOPMENT AND MANAGEMENT PLAN

Master Plan: Proposed Uses:

• Extension of downtown • New downtown district
• Vibrant streetscape • Multiple uses including:
• Connection to trails and parks • Residential
• Pedestrian friendly – high walk score • Hotels
• Pocket parks and attention to space between buildings • Office
• Blended uses • Retail
• Connection and parking for Flour Field • Retail uses to include services not available downtown:
• Unique architecture • Organic grocer
• Retail services not currently available downtown • Large format fitness
• Movie theater
• Entertainment

New County Office: Benefit to Greenville:

• Anchor of redevelopment
• Unique architecture for signature of City & County
• Large vibrant plaza as heart of new downtown district
• Open floorplates with a lots of natural light
• Higher employment satisfaction in work place
• Efficient floorplates for future use
• Flexible design for long term viability of facility
• Integration into master streetscape
• Connected parking
• Flex parking for Flour Field and new downtown district
• Signature building for Greenville skyline
• CAPEX cost versus employee salaries & retention
• Expand an already vibrant downtown
• Assist in creating true 24 hour city
• Increase tax basis for County & City
• Job creation
• New County offices for long term functionality
• New services not available downtown
• Trail connectivity
• Extra parking for ball field
• High quality live/work location
MASTER PLAN PEDESTRIAN CONNECTIVITY
MASTER PLAN
Existing
roundabout Residential
above or
Retail fronting behind
street Office

Residential
above or
behind

New Park

Parking decks
hidden
New County
Facility

Office above

Retail fronting
street
MASTER PLAN FEATURES
Paver
intersections
(typical)

Tree lined
streets Sky bridge to
parking deck

New office on
prominent
corner

New Park

Traffic calming
intersections
(typical)

New Multi-Use
Plaza
MASTER PLAN USE SUMMARY
Proposed Uses: Proposed Use Units SF Parks / K SF Parking
• 360K SF retail Multifamily 320 Units 357,647 1.1 393
Multifamily 300 Units 354,706 1.1 390
• 375K SF office
Multifamily 280 Units 312,941 1.1 344
• 250K County office Organic Grocer 35,000 SF 35,000 6.0 210
• 900 residential units Movie 45,000 SF 45,000 6.0 270
Fitness 45,000 SF 45,000 4.0 180
• 245 rooms for hotels
Sports 35,000 SF 35,000 3.0 105
• Total of 2.2M SF of new uses Soft Goods 75,000 SF 75,000 5.0 375
• Approximate construction costs in excess of $400M Services 75,000 SF 75,000 4.0 300
Restaurants 50,000 SF 50,000 8.0 400
• Total market value in excess of $540M
Office Freestanding 250,000 SF 250,000 4.0 1,000
• FAR of 1.35 Office above Retail 125,000 SF 125,000 4.0 500
Hotel 115 Keys 86,250 0.8 69
Hotel 130 Keys 97,500 0.8 78
Share Factor .8 (923)
Mixed Use 1,944,044 3,692
County Office 250,000 4.0 1,000
Total Project 37.2 Acres 2,194,044 4,692
FAR 1.35
MASTER PLAN STREETSCAPE

View from existing roundabout looking down new University Street extension towards proposed County building
MASTER PLAN STREETSCAPE FEATURES

Scale
comparable to
rest of
downtown
New County
Building in
backdrop
Street front
retail

Pedestrian
friendly

Tree lined
streets

On-street
parking

Mixture of
architecture Paver intersections Traffic calming devices Sidewalk cafes
SITE DEVELOPMENT AND MANAGEMENT PLAN
Proposed Structure:
• Purchase land for new County
office & parking (blue).
Approximately 6.5 acres
• Would require Family Court to
relocate
• Purchase remaining land upon
moving employees into new
office (red). Approximately 31
acres Phase I
Tract
• Right of way to be abandoned
Phase II
and relocated. Tract

Zoning:
• The PD zoning to be rezoned to
new PD District.
• The PD zoning to be as follows:
• FAR up to 2.0
• 10 story maximum height
• Parking ratio <2.0/1000
• Uses to include:
• Residential
• Office
• Retail
• Commercial
• Hotel
DESIGN ELEMENTS FOR NEW COUNTY ADMINISTRATIVE OFFICES FACILITY

Please open the link below or view the video included on the flash drive included in the Proposal package .

https://vimeo.com/210792165

Password: greenville
DESIGN ELEMENTS FOR NEW COUNTY ADMINISTRATIVE OFFICE FACILITY

• Backdrop for new streetscape

• Anchor new downtown district
• Unique architecture
• Large roof for skyline presence
• Plaza at end of new main street
extension

• Large open plaza

• Central gathering area
• Transparency
• Walk though center of building to
connect to trails
• Ground floor retail to activate
building and plaza
DESIGN ELEMENTS FOR NEW COUNTY ADMINISTRATIVE OFFICE FACILITY

• Water feature in plaza

• Ground floor retail to activate
building and plaza
• Public access through center of
building

• Unique roof line

• Roof top plaza
• Skyline views
• Prominent architecture for prominent
corner
DESIGN ELEMENTS FOR NEW COUNTY ADMINISTRATIVE OFFICE FACILITY

• Central plaza
• Multi-use for events and gatherings

• Transparent interior of building

• Open floor plan with natural light
• Connectivity through building
• Connectivity to trails and streetscapes
• Expansion of downtown literally
through building
DESIGN ELEMENTS FOR NEW COUNTY ADMINISTRATIVE OFFICE FACILITY

• Iconic building
• Enhancement of Greenville’s skyline

• Roof top plaza for meetings and

events
• Best view in Greenville of downtown
skyline and mountains
PRELIMINARY TRAFFIC IMPACT ANALYSIS
Total project to generate:
• 3,500 PM peak hour trips
• 35K daily trips
• Offset by walkability factor
• Goal of walk score >85

University Ridge to
be abandoned

Portion of President
ST to be abandoned

University Ridge will be relocated and

connected to Thruston ST. Thruston to be
upgraded (total approximately 2,000 LF)
PRELIMINARY SEWER, STORMWATER, AND UTILITIES IMPACT ANALYSIS
Stormwater:
• The proposed project will not increase
the impervious surface of the overall site
and therefore it is assumed no new
detention will be required.
• New piping and upgrades to pipe will be
installed during the master development.
• Green infrastructure and water quality
devices will be installed during the
development stage.
PRELIMINARY SEWER, STORMWATER AND UTILITIES IMPACT ANALYSIS
Sewer Impact:
• The proposed basin appears to have
adequate sewer capacity to serve the
proposed project.
• Existing infrastructure appears to have
adequate flow capacity in the immediate
area to transmit the sewer to the plant.
• It is estimated that the proposed
development upon completion will use
225,000 gallons per day of sewer
treatment.
PRELIMINARY SEWER, STORMWATER AND UTILITIES IMPACT ANALYSIS
Water:
• The water line along University Ridge to
be relocated commensurate with the
relocation of the road.
• The basin and existing infrastructure
appear to have adequate capacity to serve
the proposed project.
• The proposed project will have a water
demand of 225,000 gallons per day.
 PROJECT DESIGN AND CONSTRUCTION SCHEDULE
Greenville RFP 2017 2018 2019 2020 2021 2022 2023 2024
Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4 Q1 Q2 Q3 Q4
Pre- Development
Award Project
Negotiate Contracts
Design Master Plan
Re-zoning
Phase I - County Office
Space Planning
Design Building
Permitting
Close Land
Demo Structures
Site Work
Parking Deck
Core & Shell
Interiors
Completion
Sell Building
Move In
Phase II - Master Plan
Design Master Plan
Contract MF Pads
Contract hotel pads
Lease space
Permit Roads & Utilities
Purchase land
Demo Structures
Site Work
Utilities
Paving
Parks
Vertical Buildings
Design Buildings
Permitting
Parking Deck
Construction
Interiors
Completion
Openings
DEMONSTRATION OF EXPECTED COMMUNITY IMPACT OF THE PROPOSED DEVELOPMENT
Economic Impact:
• Robert Lann of Lann Consulting created a Financial Impact Analysis for the proposed project.
• Highlights include:
• Improved work space for the approximately 1,000 existing County employees
• 900 new housing units
• Creation of approximately 2,900 new jobs
• Approximately $2.5M in annual property taxes
• Additional $2.5M annually in fees, hospitality taxes, licenses and alcohol taxes locally
• Retail sales of approximately $180M with approximately $10M in annual state sales tax
• Traffic and infrastructure improvements to the new district
• Parking for Flour Field
• Extension of downtown to create a world class downtown district
DETAILED KEY STAKEHOLDER COMMUNICATION PLAN AND A PUBLIC COMMUNICATION PLAN
Public Plan

• Zoning

• All zoning matters for the master plan will be a available to the public

• Public input will be solicited

• County and City staff will have input to the master plan

• Key stakeholders at the City and County will have final input on master plan, design criteria and use matrix

• New County Office Facility

• Design is open to public records

• Space planning interviews will be conducted with key departments heads for the building programming

• Once the interviews are complete a full summary is shared with the governing body to determine the implementation of the results

• The space plan and program is factored into the building design and budget

• Developer hires a PR firm for the marketing and social media aspects of the project
DEVELOPER FEASIBILITY STUDY
PROPOSED COUNTY FACILITY MODEL
Goals: New County Facility (with Deck) Unit Price ($/SF) Total %
• Unique architectural design to anchor new project Land 6.5 Acres 384,615 $ 10.00 $ 2,500,000 2.7%
Sitework 6.5 Acres 230,769 $ 6.00 $ 1,500,000 1.6%
• Approximately 250,000 SF Plaza 2.0 Acres 1,500,000 $ 12.00 $ 3,000,000 3.3%
• Vibrant entrance and connectivity Garage 1,100 Spaces 11,000 $ 48.40 $ 12,100,000 13.2%
Core & Shell 250,000 SF $ 120.00 $ 30,000,000 32.8%
MEP 250,000 SF $ 30.00 $ 7,500,000 8.2%
Interiors 250,000 SF $ 65.00 $ 16,250,000 17.8%
Contingency & Escalation 4% % 53,750,000 $ 8.60 $ 2,150,000 2.4%
Notes: Design 1 LS $ 18.00 $ 4,500,000 4.9%
Impact, Tap & Permit Fees 1 LS $ 1.00 $ 250,000 0.3%
• Costs shown are preliminary
Insurance & Project Costs 1 LS $ 1.80 $ 450,000 0.5%
• Costs vary based on final design, interior build out, Developer Fee 4.0% 80,200,000 $ 12.83 $ 3,208,000 3.5%
market conditions, etc. Construction Interest 4.5% 80,200,000 $ 10.11 $ 2,526,300 2.8%
Mark Up 85,934,300 $ 22.14 $ 5,533,800 6.0%
• If awarded a full space plan study and building Investment 250,000 $ 365.87 $ 91,468,100 100.0%
programming will be performed.
• Final program will determine the size and scope of New County Facility (without Deck) Unit Price ($/SF) Total %
the project. Land 4.0 Acres 384,615 $ 6.15 $ 1,538,462 1.7%
Sitework 4.0 Acres 230,769 $ 3.69 $ 923,077 1.0%
Plaza 2.0 Acres 1,500,000 $ 12.00 $ 3,000,000 3.3%
Garage - Spaces - $ - $ - 0.0%
Core & Shell 250,000 SF $ 120.00 $ 30,000,000 32.8%
Options: MEP 250,000 SF $ 30.00 $ 7,500,000 8.2%
A. Build new office facility and parking deck and sell to Interiors 250,000 SF $ 65.00 $ 16,250,000 17.8%
County. Contingency & Escalation 4% % 53,750,000 $ 8.60 $ 2,150,000 2.4%
Design 1 LS $ 18.00 $ 4,500,000 4.9%
B. Build new office facility and sell to County. Impact, Tap & Permit Fees 1 LS $ 1.00 $ 250,000 0.3%
Developer retains deck and leases parking spaces. Insurance & Project Costs 1 LS $ 1.80 $ 450,000 0.5%
C. Both of the above have the option to condo street Developer Fee 4.0% 66,561,538 $ 10.65 $ 2,662,462 2.9%
Construction Interest 4.5% 66,561,538 $ 8.39 $ 2,096,688 2.3%
level space for the developer to retain to lease to
Mark Up 71,320,688 $ 15.97 $ 3,993,692 4.4%
retailers.
Investment 250,000 $ 301.26 $ 75,314,381 82.3%
Deck to be spaces to be leased
PROPOSED MIXED-USE AND FINANCIAL MODEL
Structure: University Ridge RFP Amount Unit $/FAR Total
Phase I
• The Developer will purchase the land in Phase I and Land 6.50 Acres $ 10.00 $ 2,500,000
construct the County office building. Site Work 6.50 Acres $ 18.00 $ 4,500,000
Parking 1,100 Spaces $ 48.40 $ 12,100,000
• Upon sale of the office building to County the Developer Construction Costs 250,000 SF $ 223.60 $ 55,900,000
will purchase the land in Phase II and act as Master Design Costs 250,000 SF $ 18.00 $ 4,500,000
Developer. Softs Costs 250,000 SF $ 15.63 $ 3,908,000
Total Costs 250,000 SF $ 333.63 $ 83,408,000
• Master Developer will build infrastructure, create design Debt $ 62,556,000
standards and build the building pads. Equity $ 20,852,000
Revenue 250,000 365.8724 $ 91,468,100
• Master Developer then partners or sells hotel pads and Phase II
multi-family pads. Land 30.90 Acres $ 15.95 $ 31,000,000
Infrastructure 30.90 Acres $ 9.60$ 18,656,000
• Master Developer transfers office and retail pads into a Parks, Plazas & Trails 1 LS $ 3.39$ 6,586,540
new LLC to build and lease office and retail space. Design Costs - Acres $ 3.48$ 6,765,321
Softs Costs - Acres $ 2.89$ 5,625,000
Bonds 1,944,044 SF $ (7.72)
$ (15,000,000)
Total Costs 1,944,044 SF $ 27.59 $ 53,632,861
Debt $ 34,861,360
Equity $ 18,771,501
Multi-family Pad Value 900 Units $ 30,555,000
Retail Pad Value 360,000 SF $ 12,222,000
Office Pad Value 375,000 SF $ 12,731,250
Hotel Pad Value 245 Keys $ 6,125,000
Revenue 1,944,044 SF $ 31.70 $ 61,633,250
Vertical Office & Retail
Office 360,000 SF $ 50,400,000
Retail 375,000 SF $ 61,875,000
Parking 3,340 Spaces $ 36,740,000
Total Costs 735,000 SF $ 294.93 $ 216,773,250
NOI 735,000 SF $ 18.30 $ 13,450,500
Valuation 735,000 SF $ 366.00 $ 269,010,000
FINANCIAL STRUCTURE & TERM SHEET
Pricing:
• Execute a Purchase & Sale Agreement and Option Agreement for both Phases of land
Land Purchase Acres Proposed FAR Price per FAR Price/Acre Price
Phase I Land 6.5 250,000 $ 10.00 $ 384,615 $ 2,500,000
Phase II Land 30.9 1,944,044 $ 15.95 $ 1,003,236 $ 31,000,000
37.4 2,194,044 $ 15.27 $ 895,722 $ 33,500,000

Timing:
• Phase I – 30 days after below contingencies:
• Re-zoning to new PD District
• New Facility Space Plan and Program
• New Building designed and permitted
• Approximate timing Q4 2018
• Phase II – 30 days after below contingencies
• Sale of new County office building
• Move out from existing facility
• Approximate timing or Q4 2021
• Right of way would be abandoned and transferred at the sale of Phase II
Bonds:
• Public/Private partnership for infrastructure improvements including:
• Relocation of University Ridge
• Traffic Improvements and utility upgrades
• Public park
• Approximately $15M
• Paid back through project specific tax allocation district
ALTERNATIVE FINANCING MODELS
ALTERNATIVE FINANCING MODELS

No alternative financing is proposed other than the public private participation described in that section.
QUALIFICATIONS
DEVELOPMENT TEAM
Developers: The project will be developed by RocaPoint Partners and The Georgetown Company. RocaPoint is the Atlanta based affiliate of
The Georgetown Company. RocaPoint focuses on mixed-use development and construction in the Southeastern US. The Georgetown Company is
a New York City based private real estate investment and development firm founded in 1978. The Georgetown Company has executed more than
$5Billion in development and construction and currently manages in excess of $3Billion in assets with more than 2 Million square feet under
development. The principals for this project are Patrick Leonard, Phil Mays and Adam Flatto.

Select recent development project highlights include:

• Easton Town Center: 3.7 Million SF of retail space across 280 stores and 4.2 Million SF of Class A office; Easton, OH
• Major Sports Organization Headquarters: 225,000 SF build to suit headquarters building and campus
• Easton Gateway: 650,000 SF mixed-use center anchored by Whole Foods Market and Dick’s Sporting Goods; Easton, OH
• IAC Headquarters: 200,000 SF Frank Gehry designed building; New York, NY
• Sugarloaf: 240 apartments units, hotel and office space; Atlanta, GA
• Grant Park Beltline: 125 town homes, 225 unit apartment building and park on the beltline; Atlanta, GA
• Alliance Data Systems Campus: 565,000 SF office build to suit; Easton, OH
• Abbott Labs: 250,000 SF office build to suit; Easton, OH
• Sony Studios: 8 story 220,000 SF office build to suit on Sony corporate campus; Culver City, CA
• 787 Midtown West: Converted car storage into 464,000 SF of creative office space; New York, NY
• Herald Examiner: Adaptive redevelopment of historic downtown building into a mixed use center; Los Angeles, CA

Design Architect: The office building will be designed by Foster+Partners. Foster+Partners is one of the most innovative architecture and
integrated design practices in the world. Over the past four decades the practice has pioneered a sustainable approach to architecture through a
strikingly wide range of work, from urban masterplans, public infrastructure, airports, civic and cultural buildings, offices and workplaces to private
houses and product design. Based in London, with offices worldwide, the practice has an international reputation, with buildings in six continents.

Mixed Use Architect: The mixed use components of the site will be designed by Wakefield Beasley. They will also act as Architect of Record.
Wakefield Beasley is an Atlanta based architectural firm that is nationally renowned for innovative designs of large scale mixed-use projects.
Wakefield Beasley has in house capabilities to design all facets of master planned mixed-use buildings including multi-family, retail, hotel, office
space and special use commercial buildings. Wakefield Beasley's specialty is tying uses together to create a unique sense of place and a vibrant active
community.

Real Estate Team: The local sales and marketing efforts will be handled by KDS Commercial Properties. KDS is a commercial real estate firm
located in Greenville, SC. KDS Commercial Properties of Greenville specializes in providing full-service brokerage, investment and development
services for commercial real estate properties throughout Upstate South Carolina. KDS’ mission is to provide the highest level of marketing,
development, and advisory services through a dedicated team of experienced and highly qualified professionals.
DEVELOPER SAMPLE MIXED USE PROJECTS
Easton Town Center, Columbus, OH
• 1,300 acres
• $1.7Billion to build
• $235M in infrastructure expenses
• 3.7M SF retail space in 280 stores
• 4.2M SF of Class A office space in 21 buildings
• Attracts 30 million visitors a year
• Generates over $1Billion annually in total retail sales
• 35,000 people work at the various stores and offices
• Returns $138M annually in state, city, county and
school taxes

HALCYON, Alpharetta, GA
• 135 acres
• $400M project
• 2.0M SF total FAR
• 460 apartments by Greystar
• 230 homes and townhomes
• 225,000 SF office
• 265,000 SF retail
• Two hotels
• Trail head for Big Creek Greenway
• 50 acres of park space

Easton Gateway, Columbus, OH

• $137M project
• 650,000 SF retail
• Tenants unique to Central Ohio
• REI, Field & Stream, and Saks OFF 5th
DEVELOPER SAMPLE BUILD TO SUITS
Alliance Data Campus, Easton, OH:
• Master Plan for Alliance Data Systems retail division headquarters
• $95M project
• 565,000 SF
• 43 acres and 2.3 acre park
• 2,825 parking spaces
• Open, collaborative work environment
• Rich employee amenities include indoor/outdoor cafeteria, fitness facility,
walking/nature trails, bike path

IAC Headquarters, New York, NY:

• Interactive Corporation HQ
• Iconic building designed by Frank Gehry
• $150M project
• 200,000 SF building
• 10 stories
• 96 below grade parking spaces
• Brownfield site

Major Sports Organization Headquarters, FL:

• New headquarters
• 225,000 SF building
• $80M project
• Design Architect – Foster+Partners
• Architect of Record – Wakefield Beasley
DESIGN ARCHITECT (FOSTER+PARTNERS) SAMPLE PROJECTS
Edward P. Evans Hall, Yale School of Management, New Haven, CT
Inspired by Yale School of Management’s reinvention of business school
education and pioneering integrated curriculum, the Edward P. Evans
Hall combines world-class teaching facilities with inspirational social
spaces. The project unites Yale’s faculty departments in a single location
for the first time and brings a high level of transparency to the
traditionally enclosed college courtyard, creating a green heart for the
campus community which is visible throughout the school.

Comcast Innovation Building,

Philadelphia, PA
The 1,121-foot-tall, state-of-the-art
Comcast Innovation and
Technology Center will be one of
the largest buildings in the country
and an impressive fixture in Center
City. The towering, 59-story
structure, will expand Comcast’s
global headquarters and become
Apple Headquarters, Cupertino, CA the new homes for NBC 10,
Headquarters of Apple Inc. is expected to be completed in May 2017. A Telemundo and the Four Seasons
new iconic building that will set new standards for design and energy Philadelphia Hotel. The tower will
efficiency. It is located on 175 acres and is planned to house more than span the 1800 block of Arch Street
12,000 employees in one central four-storied circular building of and include a block-long lobby
approximately 2,800,000 square feet. Steve Jobs wanted the whole campus with a glass-enclosed indoor plaza,
to look less like an office park and more like a nature refuge. Eighty which Foster has described as a
percent of the site will be green space planted with trees and plants “window on Philadelphia”.
indigenous to the area.
MIXED USE ARCHITECT (WAKEFIELD BEASLEY) SAMPLE PROJECTS

The Battery at SunTrust Park, Atlanta, GA - Spanning 60 contiguous acres, The Battery
Atlanta blends office, residential, retail and entertainment spaces on-site alongside the new
Atlanta Braves Stadium. Wakefield Beasley has been tasked with delivering design services that
appeal to mixed-use tenants. By communicating continuously with the client and other designers
involved in bringing SunTrust Park to life, Wakefield Beasley was able to assuage conflicting
interests, meet program needs, and complement the stadium environment. Because of the firm’s
comprehensive design work for the multiple components of The Battery Atlanta, from the
moment visitors enter the project until they reach the new home of the Atlanta Braves, they will
be immersed in a comprehensive entertainment experience unlike any other in the Southeast.

Avalon, Alpharetta, GA - Avalon was envisioned as the first true “urbanburb,” mixed-use
development in the southeastern United States, designed to attract high-end estate owners to a new
style of residential fabric. Before commencing design work for the development, Wakefield Beasley’s
designers visited similar projects throughout the country for inspiration, to be able to mimic the
elements that worked in terms of common spaces, pedestrian access and dimensions and omit the ones
that did not. The firm also asked the local governmental agencies involved in the project to visit the
same places, so all team members could share the same vision. This emphasis on research resulted in a
smooth design process that created a wildly successful development. Today, retail space is 100% leased,
the restaurants are thriving and the multi-family component is leased at above-market rate. Phase 2 is
currently underway for the urbanburb that wholly meets the needs of the residential user, while
providing the retail merchants and restaurateurs the tools to consistently achieve success.

Atlantic Station, Atlanta, GA - Strategically located on a brownfield site in midtown Atlanta

and encompassing its own 30363 zip code, Atlantic Station is a retail and living destination unlike
any other. Spanning six million square feet of space and anchored by premiere retailers, Atlantic
Station includes residences, office towers and major retailers in one walkable space. Here,
families can shop for back-to-school clothes, catch a movie and eat dinner together – all without
leaving their neighborhood. While 10,000 people call Atlantic Station home – some of whom
make up the 30,000 people who work there – every day, thousands of people flock to this
environmentally-friendly retail and entertainment space to catch up with friends and see
something new. To achieve this highly successful end result, Wakefield Beasley applied its global
mixed-use design experience to craft Atlantic Station into a premiere destination that includes
something to appeal to every type of user.
CAPABILITY AND CAPACITY

The Development Team and Architects have adequate capacity, resources and financial ability to execute on this project.
PUBLIC/PRIVATE PARTNERSHIP
PROPOSED STRUCTURE

The Proposal includes the issuing of bonds through a project specific local tax allocation district to assist with the costs of the infrastructure and
parks. The bonds would be used for the following:
• Relocation of University Ridge
• Traffic and intersection improvements
• Utility upgrades
• Public park on the west side of the project
The amount may vary as the project design is finalized. It is anticipated the bonds will total approximately $15M. The bonds to be paid off over
a 10 year period from the project specific tax allocation district.
Thank you for your consideration