Ford on the Bay – RFP Presentation

February 4, 2020
 INTRODUCTION & PROJECT TEAM OVERVIEW

2
 SPANDREL DEVELOPMENT PARTNERS, LLC (“SDP”)

❖ Spandrel Development Partners, LLC is a multi-disciplined boutique real estate

development firm. SDP is focused on developing mixed-use, multi-family, hospitality
and retail projects in targeted cities of growth with an initial focus on the Southeast.

❖ Use proprietary screening criteria to filter and rank the 383 Metropolitan Statistical
Areas (MSA) of the United States based upon:

❖ Right to Work States + High Tech GDP Growth

❖ Labor Growth + Wage Growth
❖ Population Growth

❖ A collaborative approach with our municipal partners in the cities in which we

develop

❖ Proven blue chip team of experienced professionals

3
 630 INDIAN STREET | SAVANNAH, GA

630 Indian Street:

❖ A to-be-developed mixed-use property in the burgeoning West Indian

Street District of Savannah, Georgia.

❖ Building off industrial locale and neighborhood nightlife, it will boast

275 market rate apartments, on site parking and top tier amenities
including pool, two large common vegetated courtyards, retail and
street level live/work units.

❖ 1.7 acre site in historic downtown Savannah, 2 blocks from $400mm

worth of hotel and student housing development along the river

❖ SDP will be the first high density project in the downtown historic
district, since 1960, by taking advantage of new zoning ordinances. Development Program
❖ 265,000 sq ft Residential;
❖ Largest solar roof farm in Savannah, GA ❖ 90,000 sq ft Subterranean Parking;
❖ 275 Residential Apartments;
❖ 9,000 sq ft Retail;
Core Experience ❖ Parking for 275 Cars and Common Amenities

❖ Pioneering riverfront mixed-use development

❖ Design and Construction of amenity-rich project

❖ Experience in development of a Brownfields site

Under Construction Opening Q1 2020

Alliance Bernstein (NYSE: AB)

4
 ONE BROOKLYN BRIDGE PARK | BROOKLYN, NY

One Brooklyn Bridge Park*:

❖ At over one million square feet, One Brooklyn Bridge Park is the largest
residential conversion in Brooklyn’s history

❖ Waterfront location, adjacencies to the desirable Brooklyn Heights

neighborhood, and the planned Brooklyn bridge Park provide an ideal
context for a luxury residential and mixed-use development

❖ Development team worked closely with City and State agencies to assist
in the structure and financing of the public park, and was instrumental
in enabling the park’s development

❖ Ongoing subsidy of the park is a textbook example of a “win/win”

public/private partnership Development Program
❖ 1,200,000 SF of total development
❖ The overall approach to development of the building was sensitive to ❖ 630,000+ SF of luxury residential
the rich past of the Brooklyn waterfront ❖ 100,000+ SF of commercial
❖ 449 residential units
Core Experience ❖ 650 parking spaces

❖ Public/Private Partnership

❖ Design and Construction of amenity-rich project

❖ Relationship with state and city government agencies and local public
interest groups

❖ Experience in redevelopment of underutilized real estate

Completed 2009

City of New York & New York State

5
*Represents past principal experience.
 TEAM OVERVIEW | THE FORD ON BAY

6
 LS3P | THE JASPER | CHARLESTON, SC

The Jasper:

❖ Overall approach based on a “building in the park concept”

❖ Waterfront property surrounded by walkable green space, original

grand oak trees, and public amenities

❖ Retail, office and residential units will wrap a concealed parking deck

❖ Overall style of the structure reflects traditional Charleston vernacular

with a highly expressive articulated base, an elegant simple center
shaft, and classical upper levels

❖ Exterior materials palette consists of cast stone, brick, ornate steel, and
aluminum Development Program
❖ 618,000 SF mixed-use space
❖ Upscale finishes will highlight interior space ❖ Seven-story Class “A” office
❖ 22,000 SF first floor retail
❖ 536 parking spaces
Core Experience ❖ 5th floor pool amenity deck
❖ 13-story, 225-unit residential tower
❖ New construction

❖ Waterfront development

❖ Design and Construction of amenity-rich project

Under Construction

7
 LS3P | 511 MEETING STREET | CHARLESTON, SC

511 Meeting Street:

❖ Project is located in the former old Grace and Peraman Bridges,

connecting Charleston to neighboring Mount Pleasant

❖ Design includes architectural references to historic bridge structures

❖ Development capitalizes on the neighborhood’s status as a hot spot for

downtown development

Development Program
❖ 270,000 SF
❖ 270 Beds, 221 apartments
❖ 56,000 SF Parking deck
Core Experience

❖ Design and Construction in historical area

❖ Residential and mixed-use development

Under Construction

8
 LS3P | HOFFLER PLACE | CHARLESTON, SC

Hoffler Place:

❖ Seven-story, 124,000 SF apartment complex including one level of

subterranean parking in downtown Charleston

❖ 74 residential units ranging from 5 BR to studios for a total of 258 beds

❖ Ground floor includes retail space, building lobby, fitness center, and
leasing center

❖ Second floor amenity deck offering views of the iconic Ravenel Bridge

❖ Exterior façade eludes to a classical Charleston aesthetic, including a

materials palette of brick, stone panels, and metal panels

Core Experience

❖ New construction in central urban environment

Development Program
❖ Design and Construction of amenity-rich project ❖ 124,000 SF
❖ 12,000 SF Retail space
❖ Design and Construction of mixed-use space ❖ Seven stories

Completed 2019

9 Armada Hoffler (NYSE: AHH)

 DASHER HURST ARCHITECTS PA | BARNETT BANK BUILDING

Be part of a great team:

❖ Tom and I commend the City for this effort and opportunity to take
advantage of a prime location that has seen quite a few attempted
interventions during the 20 years we have been working downtown.
We understand its importance and agree with the ordinances and
detailed direction the city has given to this effort.

❖ We are honored and excited to be working with LS3P and Spandrel who
have had great success making Charleston and Savannah great walkable
places. They truly understand this business model and project type.

❖ We have been extremely impressed with their process and

understanding of the site and product type. We believe their vision is
the right fit within the city that will create a waterfront destination that Development Program
balances the right scale with interesting and varied public spaces. The ❖ Location: Jacksonville, Florida
Grocery and associated possible restaurants, cafes and coffee shops will ❖ Completion Date: Anticipated 2020
be welcomed by the growing number of downtown residents. ❖ Cost: $32M
❖ Area: 160,000 SF
❖ Tom and I have been and continue to be passionate about our
involvement in creating quality, well designed places downtown and
what it can mean for our city. We also excited to welcome talented and
successful teams like LS3P and Spandrel to share their incredible
experience with our city vision for the future.
Barnett Bank Building

❖ The 18-story building, constructed in 1926 as Jacksonville’s tallest

building, has been fully restored including its exterior masonry, stone,
windows and dramatic new lighting.
Expected Completion 2020

10 Southeast Development
 WPI - CASCADES | TALLAHASSEE, FL

Cascades Mixed use:

❖ $150 Million Mixed Use Development - One of the largest economic

urban Redevelopments recently in Tallahassee.

❖ Located in Downtown Tallahassee Adjacent to the 24-acre Cascades

Park and attracting young professionals through the mid-rise residential
offerings, retail and commercial offices, multiple restaurants, AC
Marriott hotel and public plazas.

❖ Family-Friendly environment with entertainment and connections to

the downtown through pedestrian-friendly paths.

❖ Design Team is working closely with Developer and City agencies to

assist. Development Program
❖ 262 Units
❖ Economic Impact generating over $350 M and creating 700 Permanent ❖ 34,500+ SF Retail
jobs ❖ 92,515+ SF Hotel
❖ 50,000+ SF Office
Core Experience ❖ 1,000 Spaces

❖ Place Making

❖ Historic Preservation of existing buildings – Honor Rich History

❖ Private Development

❖ Relationship with state and city government agencies and local public
interest groups

Under Construction Opening Q4 2020

11 North American Properties (NAP)

 WPI - ANN STREET HOTEL & MULTI-FAMILY | SAVANNAH, GA

Ann Street Hotel & Multi-Family:

❖ Urban Hotel & Multi-Family Development.

❖ Located in Downtown Savannah in the Yamacraw Village on Ann Street

adjacent to MLK Blvd., City Market (Four Block Open-Air Market and
popular tourist destination), MLK Blvd. and Savannah College of Art &
Design (SCAD).

❖ Hotel amenities include second floor courtyard with seating area, grand
fountain feature, vertical planters, and fireplace. Multi-family amenities
include rooftop pool, private cabanas, raised water features, fire pit,
outdoor grilling stations, and trellis shade structure.

❖ Design Team is working closely with Owner along with City and State Development Program
agencies. ❖ 211 Room Hotel ❖ 225 Unit Apartments
❖ 192,500+ SF Hotel ❖ 68,000+ SF Structure Parking
❖ 4,700+ SF Meeting Space ❖ Total = 270,000+ SF
❖ 20,500+ SF F&B Space
Core Experience ❖ 1,500+ SF Retail Space

❖ Place Making & Amenity Design

❖ Design of amenity-rich project

❖ Relationship with state and city government agencies and local public
interest groups

Design Stage

12 Kehoe Assemblage
 KIMLEY-HORN – JOE MECCA, P.E.

❖ Local consultant working in Jacksonville for over 25 years

❖ Successfully providing/provided consulting services to high
profile local projects; i.e., Baptist/MD Anderson, JEA HQ,
and The District projects
❖ Consultant on several re-development projects in San
Marco; i.e., San Marco Promenade, San Marco Crossings,
First Citizen Bank Florida HQ
❖ Successfully used COJ stormwater credits on other projects
❖ Very strong local and statewide relationships with
regulatory agencies
❖ Full service firm – able to streamline multiple disciplines
when needed

13
 SITE HISTORY & ARCHITECTURAL CONTEXT

14
 SITE HISTORY | JACKSONVILLE, FL

Key Takeaways:

❖ Working sheds yield to mid rise building with high-rises set further back
into the city. This tapering down of heights to the water is sound urban
planning contemplated by this proposal.

❖ Linear forms added simplicity and organization to the area.

❖ Pedestrian-centered vibrancy is characterized by low lying structures

and access points

❖ Rich colors and material variety highlight the coastline

Development Program
Our Vision:

15
 SITE HISTORY | JACKSONVILLE, FL

16
 SITE HISTORY | JACKSONVILLE, FL

17
 CIVIL CONSIDERATIONS

18
 ENGINEERING KEYS

❖ Knowledge of local development standards

❖ Stormwater credits – additional BMPs
❖ JEA water and sewer utilities are surrounding
the project
❖ Maintenance of Traffic

19
 PROJECT CONCEPT

20
 CONCEPTUAL DIAGRAM

21
 CONCEPTUAL SITE PLAN – EAST SITE

22
FLOOR PLANS | THE FORD ON BAY

East Bay Street

South Liberty Street

South Market Street

Proposed Road

Courthouse Drive
FLOOR PLANS | THE FORD ON BAY

East Bay Street

South Liberty Street

South Market Street

Proposed Road

Courthouse Drive
FLOOR PLANS | THE FORD ON BAY

East Bay Street

South Liberty Street

South Market Street

Proposed Road

Courthouse Drive
 CONCEPTUAL SITE PLAN – WEST SITE

26
FLOOR PLANS | THE FORD ON BAY

South Newnan Street East Bay Street

South Market Street

Hyatt Hotel
FLOOR PLANS | THE FORD ON BAY

South Newnan Street East Bay Street

South Market Street

Hyatt Hotel
 CONCEPTUAL SITE PLAN

29
 SOUTH MARKET STREET

30
 SOUTH MARKET STREET

31
 EAST BAY STREET AND COURTYARD

32
 EAST BAY STREET

33
 COURTYARD

34
 COURTHOUSE DRIVE AND RIVERWALK

35
 COURTHOUSE DRIVE AND RIVERWALK

36
 COURTHOUSE DRIVE AND RIVERWALK

37
 THE EXCHANGE ON THE BAY POOL AMENITY

38
 THE EXCHANGE ON THE BAY POOL AMENITY

39
 THE ENCLAVE ON THE BAY POOL AMENITY & RIVERWALK

40
 THE ENCLAVE ON THE BAY POOL AMENITY & RIVERWALK

41
 THE EXCHANGE ON THE BAY AND THE ENCLAVE ON THE BAY

42
 CONCEPTUAL SITE PLAN

43
PROJECT CONCEPT | THE FORD ON BAY
 CONCLUSIONS

45
 CONCLUDING REMARKS

❖ A proven collaborative team which translates to speed-to-market

❖ Program geared toward the lasting benefit of Downtown Jacksonville

➢ Bolstering residential density Downtown

➢ Revitalizing Bay Street retail corridor
➢ Creation of an activity hub along the riverfront
➢ Addition of nearly 2 acres of landscaped public open space
➢ Extension of the Riverwalk

❖ Financial Returns for both the City and the development team

➢ In-line proforma rents and market-based construction costs

➢ $136mm private investment in Downtown Jacksonville to catalyze future
growth

❖ Desire to move swiftly and diligently to make this project a reality

❖ Principal level attention from all members of the development team

46
 Q&A

47