CITY OF GREENVILLE

MIXED-USE AFFORDABLE HOUSING DEVELOPMENT FOR THE HAYNIE-SIRRINE NEIGHBORHOOD

REQUEST FOR PROPOSALS RFP No. 26-3997

INTRODUCTION

General Information

The City of Greenville is issuing a request for proposals from architects, landscape architects, and planners to provide a schematic design for approximately 10.3 acres consisting of 40 city-owned parcels in the Haynie-Sirrine Neighborhood.

The selected firm will be expected to familiarize themselves with the recently completed Haynie Sirrine Neighborhood Plan, the Greenville Development Code, the City's existing affordable housing strategies, the zoning for the parcels, and other related existing plans and processes. The selected firm must evaluate existing conditions; research past studies; understand appropriate urban design practices; incorporate affordable housing at various AMI levels; meet regularly with City staff; and meet with the general public as outlined.

The goal for delivery shall be a schematic plan with architectural massing, which provides a maximized unit count while balancing open space requirements, landscape design, connectivity to the Swamp Rabbit Trail greenway network, pedestrian connectivity, street typology, and all other form-based requirements of the underlying zoning code. This plan should serve as a small area plan intended to attract development to the parcels over the next several years. The goal is to provide a mixed-income project, emphasizing affordable housing and ensuring availability across all levels of affordability.

Project Introduction

In 2002 the Haynie Sirrine neighborhood was assigned a Planned Development (PD) zoning status for the purpose of driving and regulating growth. In 2022, the City embarked on a wholistic rewrite of its development code, which remapped all properties in the city under a new zoning regime. However, with its intact PD status, the option for rezoning was not available to the Haynie Sirrine neighborhood.

By request of the neighborhood, who wished to be included in the new zoning, a small area plan was developed. That plan, the Haynie Sirrine Neighborhood Plan, recommended new zoning throughout the neighborhood to be in alignment with the Greenville Development Code. As part of that process, and noting the neighborhood's emphasis on promoting affordable housing, the City acquired 40 parcels with the express desire to develop affordable infill mixed-use products.

These parcels have a mixed-use zoning between two-and-a-half and seven stories, with height bonuses for including affordable housing.

Purpose & Deliverables

The purpose of this RFP is to identify a consultant who can provide a schematic plan for those 40 parcels, so that the City has a functional build-out plan to guide physical development of the site.

The plan shall graphically represent all parcels, vehicular and pedestrian circulation, surface parking, street typologies, open space areas and uses, building footprints, building heights, and other plan elements germane to future development. The plan shall take into account topography, overhead and underground utilities, existing street widths, existing trees, traffic patterns, neighboring uses, and any other existing opportunities or constraints that may affect the feasibility of the plan. Design concepts must not necessarily follow the existing parcel lines, which may be reconfigured; however, the proposed development must comply with the applicable zoning for the property. Concepts should minimize reliance on surface parking lots. The plan shall provide unit counts, parking counts, open space acreage, and square footage of any proposed commercial or retail uses. The plan shall adhere to all zoning, engineering, and life-safety regulations.

The plan must also provide an analysis of incorporating affordable housing into the project with AMI ranges between 30% to 120%. Conceptual construction estimates and financing tools to deliver affordable units should be included. The selected firm may present various ratios and mixes of affordable versus market rate units.

As a note, the intersection of Fred Garrett Street and Haynie Street will be reconfigured in the next 5-10 years, with a portion of the property at this intersection being required as right-of-way to facilitate this reconfiguration. The plan shall provide a logical framework establishing future private parcels from public rights-of-way to assist in determining parcel development and future capital projects.

Public Outreach

With assistance from City Staff the consultant will be expected to host two public outreach session to identify any items of concern or determine any localized desires for architectural form and expectations.

Minimum Qualifications

All consultants or consultant teams must be composed of one or more of the following:

• Licensed Architect
• Licensed Landscape Architect
• Certified Planner

SCOPE OF SERVICES & DELIVERABLES

Research and Analysis

Consultant shall be familiar with, at a minimum, the following existing documents:

• Haynie Sirrine 2024 Small Area Plan
• GVL 2040 Comprehensive Plan
• Greenville Development Code

Public Input Sessions

With assistance from City staff, the consultant shall lead two organized, open, communicative, and graphic heavy public input sessions. Consultant shall focus on the public's architectural and design preferences for the area, with a special emphasis on providing affordable units and open space that blends with the surrounding neighborhood and future growth expectations.

• Deliverables:
  • First public open house presentation/ information gathering session
  • Location and advertisement by the City, with input from the consultant.
  • Relevant boards or display items to be provided by consultant.
  • One summary document of public open house results and findings to be presented to staff.
  • All final, digital documents available for public view - including PDFs, Word files and presentations - must meet WCAG 301 AA accessibility standards, including property tagged structures, alt text for images, high color contracts and keyboard navigation.

Schematic Plan of the 10.3 acre area for Public Review

Consultant shall work with staff to design a site plan, with conceptual architectural elevations, which identifies and addresses all opportunities and constraints, and provides a logical build-out which the City may use to guide individual parcel development.

• Deliverables:
  • One digital graphic plan with supporting documentation provided to a level of completion so as to clearly identify existing or proposed parcels; unit counts; unit types; retail square-footages; building footprints and heights; open space; street typology; parking, pedestrian circulation; and vehicular circulation.
  • Digital elevation and section drawings clearly showing building height, setbacks, roadway and neighborhood adjacencies.
  • Plan shall clearly show potential private parcels from public parcels and rights-of-way so as to delineate private parcel build-outs and future capital projects.
  • Plan shall clearly show logical build-out and reasonable expectations for future development.
  • GIS layers and/or CAD drawings of proposed development concepts, if applicable
  • Second public open house presentation of the Schematic Plan for public commentary.
  • Location and advertisement by the City, with input from the consultant.
  • Relevant boards or display items to be provided by consultant.
  • One summary draft of the schematic plan, open to public feedback, prior to commencement of final plan.

Final Plan of the 10.3 acre area

Based on feedback from the public presentation of the schematic plan, consultant shall produce a final plan, including all schematic plan items, plus a narrative.

• Deliverables:
  • Final plan with relevant public commentary incorporated.