INTRODUCTION

Navigate Affordable Housing Partners (Navigate) is seeking statements of qualifications from real estate developers and/or development teams to lead the redevelopment of a 6.5-acre site with approximately 100,000 sf of warehouse and manufacturing buildings into a dynamic mixed-used project that will serve as a catalyst for the community. The project site sits along 6^th Avenue South in Birmingham, Alabama near the University of Alabama at Birmingham and the North Titusville neighborhood. Navigate is a not-for-profit entity and is the sole owner of the project site. The RFQ is intended to guide in the selection of a development partner who will lead the redevelopment process. Following is information on the goals for the project, specifications and terms of the project, RFQ submission requirements, and evaluation and selection criteria.

Navigate Affordable Housing Partners (Navigate) is a 501(c)(3) incorporated in 1980, as Jefferson County Assisted Housing Corporation. At the time, the sole purpose was to pursue HUD funding to building 100 units of housing to serve elderly and disabled families in North Jefferson County, Alabama. Navigate was the first public entity to sign a contract with HUD's Office of Multi-Family Housing Assistance Restructuring (now OAHP) to be the Participating Administrative Entity (PAE) in Alabama. Through its role as PAE in Alabama, Navigate has been instrumental in the preservation of some 2500 units of affordable housing in Alabama.

Project Site Overview

The Marc Steel site is a historic property located in the North Titusville neighborhood. Originally developed in the late 1800's, this site has been a fixture in the community. The original use of the main building was the manufacturing of steel items forged at the near by Alice Blast Furnace and since has had several tenants over the years. Held by a family trust for the last 60 years, this opportunity represents the first time the property has been made available for redevelopment.

• The project site is approximately 6.5 acres. Currently zoned Mixed Use — Medium and contains two buildings; the historic Marc Steel property and a warehouse building. The Marc Steel building was constructed in the late 1800's and is a structural steel framed building with metal cladding and is approximately 40,000 sf. The warehouse, a steel framed building with masonry walls was built for rail distribution, is approximately 60,000 sf. Both buildings are structurally sound but have been subject to significant vandalization.
• The project site is located along 6^th Avenue South, a major city artery connecting the central business district to the western communities. This site is located next to a CSX rail line and contains a private, inactive rail spur.
• The site is located at the entrance to the Titusville community and on the edge of the UAB campus. The Parkside district (a burgeoning entertainment district of the City) is less than .5 miles from the project site. The redevelopment potential is driven by the proximity of the University and the Parkside District.
• This project site is located in an Opportunity Zone as well as the North Titusville Urban Renewal District as established by the City of Birmingham.
• Immediately surrounding the project site are the following properties:

North: DC Blox www.dcblox.com

West: Memorial Park

South: City of Birmingham Fleet Management and Public Safety Complex

East: CSX Rail, University of Alabama at Birmingham

PROJECT GOALS

This project represents a significant opportunity to create a vibrant destination district in the North Titusville neighborhood that will add a high quality and catalytic project to the community. Navigate desires a mixed-use, multi-tenant development that will serve as a significant community destination, which includes the possibility of public/open space, retail and restaurant uses, office space, manufacturing, artist space, entertainment and other uses.

The project goals are:

Neighborhood Asset: The property has been a blighting factor in the community for many years and the successful redevelopment will transform this area blight into an amenity for the community.

Neighborhood Catalytic: North Titusville is a low-income neighborhood and has suffered from significant decline in property values and disinvestment. The redevelopment of the Marc Steel should attract additional investment to the neighborhood.

Workforce Development: The residents of North Titusville will benefit from the project with access to employment opportunities.

Office, retail, and restaurant: Draw residents and visitors to shopping opportunities and/or restaurants that make use of the existing buildings and enhance the site as a destination gathering place. Project may also provide additional spaces for office and/or services uses.

Parking: Provide an integrated parking system that adequately serves the needs of the projects while minimizing the extent of paving and empty spaces.

Quality design and density: Achieve a balance of service, office, retail, and manufacturing development with green space, landscaping, and public space. Development will be of high architectural quality and well-planned site design for maximum efficiency of the entire site. Energy efficient design and low impact development methods should also be utilized.

SUBMITTAL REQUIREMENTS

All submittals shall address the PROJECT GOALS and include the information in the order listed below. Note that a detailed development plan is not being requested as this stage however, a conceptual site plan or diagram of the types of uses and general character/function of the development that the team would explore for the site shall be included.

Cover Include project name, respondent name and date

Section 1 Cover Letter — Introductory cover letter identifying the lead firm, contact information for the proposed project manager, and a statement that the respondent has reviewed this RFQ.

Section 2 Development Team Organization — Overview of the development team organization indicating the lead firm and lead individual for each component of the work.

Section 3 Summary of Qualifications — Statement of project understanding and summary of qualifications and approach to perform the work and meet the project goals based on the development team's skills and experiences. Please highlight any experience with public / private partnerships.

Section 4 Conceptual Site Plan — Using the site survey provided in Exhibit 'A', please provide a conceptual site plan showing proposed uses, parking areas, areas for new construction (if any) and proposed infrastructure improvements.

Section 5 Conceptual Proforma — Provide a draft proforma showing estimated construction costs, total project budget, projected revenue and sources and uses of funds.

Section 6 Relevant Experience — Descriptions of no more than five projects that feature public spaces, mixed-use development, multi-building/multi-phase buildout, and/or other aspects relevant to this project. Each description should generally include the following:

• Name, location and description of the type of project including project size
• The members of the proposed consulting team that were involved and the services they performed
• Project construction budget and sources of financing
• Development fee (if any) as a percentage of overall project budget
• If the project was delivered on budget, and if not, why not.
• At least one reference with contact information

Section 7 Firm Descriptions — Description of each participating firm such as history, services offered/general experiences, number of employees, location of offices.

Section 8 Resumes — Resumes for the key project personnel shown on the chart contained in Section 2 including the location of the primary office to which they are assigned.

Section 9 Financial Capabilities — Lists and contact information for the following

• Private sources of financing used for recent projects
• Public sources of financing/incentives used for recent projects
• Past bankruptcies or pending financial litigation involving any team firm or principal

Format Requirements of Submittals

Pages shall be formatted in 8 ½" x 11" with limited use of 11"x17" foldouts as may be necessary to accommodate graphics. Proposal documents shall be organized as a single file, with all pages orientated in the same direction.

Proposals are due by October 31, 2019 by 5:00pm. Responses should be clearly marked with the subject line:

Marc Steel Development RFQ – 'respondent's name'

Submit one pdf file to:

Matthew Churnock, Planning and Development Coordinator
mchurnock@navigatehousing.com

Navigate reserves the right to reject submittals that fail to contain all required information or fail to follow all the instructions contained in this RFQ.

Consideration of Qualification Submittals

The qualifications review committee will assess each proposal against the criteria listed in the following section, EVALUATION CRITERIA. In making a selection under this RFQ, Board of Directors will consider responses, interviews, general qualifications, project history, and the evaluation criteria set forth in this RFQ.

Addendums and Clarifications of Proposals

Addendums, exhibits and supplemental information to this RFQ will be posted on Navigates website at http://themarcsteel.com/rfq. All respondents are responsible for checking the website regularly for any addendums and shall acknowledge all addendums by number in the cover letter to be included in Section 1 of the submittal. Failure to receive or acknowledge an addendum may result in the rejection of the submittal.

During the evaluation of proposals, Navigate reserves the right to contact a proposer to request additional information for purposes of clarification of RFQ responses, reject proposals which contain errors, or at its sole discretion, waive disqualifying errors or gain clarification of error or information.

EVALUATION CRITIERA

The following criteria will be assessed by the review committee.

1. Development Team (20%)
   1. Years and types of experience in the field
   2. Diversity of services provided including real estate development and marketing, design/architecture, landscape architecture, engineering, construction and property management
   3. Financial capability to complete the project
   4. Professional and project references
2. Experience to successfully undertake this project (40%)
   1. Experience with similar adaptive industrial redevelopment projects
   2. Successful incorporation of public space into past development projects
   3. Proven capacity to deliver the project requirements on time and on budget
3. Project understanding and approach (40%)
   1. Understanding of Navigate's goals and desires for the project
   2. Approach to evaluating the market and determining the mix of uses
   3. Approach to incorporating public space
   4. Approach to working with the neighborhood and other stakeholders to craft an ultimate plan
   5. Approach to project financing and determining use of incentives