Haney Lot * - River City Company

Request for Proposals
for the Development of the
Haney Lot
in Downtown
Chattanooga, TN
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WHO WE ARE
River City Company is Downtown Chattanooga's economic development company. We lead the charge for
positive and sustainable economic growth in downtown Chattanooga while protecting past investments.
For over 25 years, River City Company, a private non-profit, has worked in partnership with local
government, the private sector, and the philanthropic sector to support Downtown Chattanooga.
Because a vigorous downtown is a prerequisite for a healthier city, we’re working to keep downtown
Chattanooga working as the economic, social and cultural centerpiece of the entire Chattanooga region.
River City Company's Board of Directors represents the community at large with City and County Mayors,
representatives from Chattanooga City Council and Hamilton County Commission and numerous
community leaders. The Board of Directors provides an invaluable knowledge base to help us determine
the best use of our $3.2 million annual budget.
HISTORY OF RIVER CITY COMPANY
River City Company has played an integral role in the redevelopment and revitalization of Downtown
Chattanooga. Created as a private non-profit in 1986 to implement a 20-year twenty-two mile blueprint
for Chattanooga's riverfront and downtown development, the non-profit was originally capitalized with $12
million from local foundations and financial institutions.
By working with local government, the private sector, and the philanthropic sector, River City Company
supported and developed specific real estate projects in Downtown Chattanooga. From the fulfillment
of the initial recommendations of the Moccasin Bend Task Force for the development of the Tennessee
Riverwalk, to the development of the Tennessee Aquarium, the redevelopment of the Kirkman High School
site, fulfillment of the 21st Century Waterfront Plan and the Majestic Theater, River City Company has
been most successful as a public purpose development company.

Friday, March 30, 2012
RE:
DEVELOPMENT OPPORTUNITY
HANEY LOT
Dear Potential Developers,
Thank you for your interest in moving downtown Chattanooga forward. For over 25 years, River City Company
has played an integral role in downtown’s growth and development. As a private nonprofit, we have had
tremendous partners including government, foundations, downtown stakeholders and private developers
work hand in hand with us on projects that have garnered a worldwide reputation for their vision, quality and
authenticity. We have no doubt that this important parcel in the heart of our city should and could do the same.
Over the last several years, our city has been fortunate to continue to grow even in a stalled economy. Our
downtown has experienced double digit job growth over the past 10 years and our tourism numbers are
exceeding projections with room revenue growth over 10% in 2011.
Based on interest we have been receiving from the development community, we feel now is the time to focus
on this key parcel for yet another project that will take our downtown to the next level.
Again, we appreciate your interest and look forward to your proposal.
Sincerely,
Kim White
President and CEO

Table of Contents
Majestic
Theater
Executive Summary 3
Block Ten Context 4
Introduction to the Property 6
Site Attributes 8
Vision for New Development 10
Urban Design Considerations 11
Urban Form and Use 11
Timeline 12
Submission Requirements 13
Comparative Evaluation Criteria 13
General Terms 14

Parcel Ten Request for Proposals- Executive Summary
The River City Company owns this key gateway block in downtown Chattanooga bounded by 4th Street, Broad
Street, 3rd Street and Chestnut Street. Parcel Ten is approximately 30,000 sf and is currently in use as a
72-space surface parking lot. The property was appraised in January 2006 at $ 50/sf.
Developers are sought to create a distinctive and sustainable retail, entertainment and cultural environment. The
multi-story, mixed-use project shall include a substantial retail/entertainment component. Additional uses may
include residential- either apartments, condominiums or flats, a full-service hotel or a combination thereof. The
addition of green space or public yards or plazas and the use of public art is encouraged. Provision of additional
on-site parking is also encouraged. Developments that are based on and include elements of sustainable and
“green” design will receive priority consideration.
Proposals are due by May 28, 2012. Following developer interviews, formal presentations by short-listed
developers will be scheduled.
Developer Selection will be made based upon these evaluation criteria:
• The overall desirability, aesthetic quality, compatibility and architectural concept of the proposed project.
• Consistency with the expected uses and requirements set forth in this document.
• Demonstrated ability of the developer to undertake a project of this magnitude; as well as overall
financial stability and size of the firm(s).
• Time frame for the proposed development.
• Purchase price for the property.
• Overall positive impact on downtown.
It is anticipated that construction will commence on this project by mid 2013. Firm timelines and performance
dates will be negotiated with the selected developer/proposer.

Context
Regional
Chattanooga, is a city with a population of 167,674 located in south central
Tennessee near the borders of Alabama and Georgia. The MSA has a
population of 525,000, with 336,463 located in Hamilton county. Interstates
75, 24 and 59 connect the city to the larger region and the rest of the
Country. The major metropolitan centers of Nashville, Birmingham, Knoxville,
Huntsville and Atlanta are each roughly a 2 hour drive away.
Downtown
With more than $3 billion in new investment in the downtown area since 1990
and more than 3 million tourists annually, Chattanooga is fast becoming a
model for all that a mid-sized downtown can be. Downtown has a daytime
employee population of over 50,000. The area features a strong residential
population, major attractions, and a vibrant economy. Access to downtown
from the greater Chattanooga area is provided by Interstate 24 and US
Highway 27.
Site
The site is bounded by 4th Street, Broad Street, 3rd Street, and Chestnut
Street. 4th Street is the major gateway entrance into the downtown area
making this a very high profile site. A number of major attractions are located
within a quarter-mile radius including: the Tennessee Aquarium, the IMAX
Theatre, the Creative Discovery Museum, Carmike Cinemas, BellSouth Park,
the Hunter Museum of American Art, Jack’s Alley, and the new $120 million
21st Century Waterfront attractions.

Major Employers & Attractions
in Close Proximity
Renaissance Park▲
Coolidge Park▲
Tennessee Aquarium
(.22 mile)
1 million+ visitors
IMAX Theater
(.12 mile)
825,000 visitors
Hunter Museum
(.36 mile)
100,000 visitors
Downtown Shuttle
(on route)
1,000,000 riders
Walnut Hill
Neighborhood
BellSouth Park
(.16 mile)
300,000 visitors
Creative Discovery Museum
(adjacent)
TVA
(.67 mile)
Unum / Provident
(.23 mile)
250,000 visitors
4,200 employees
2,800 employees
Blue Cross
Blue Shield
Campus
US 27
Downtown
Gateway
Erlanger
Hospital ►
University of
Tennessee at
Chattanooga ►
University of TN Chattanooga
(.55 mile)
Erlanger Medical Center
(1.14 miles)
10,000+ students
3,500 employees
UNUM/
Provident
Free Electric
Shuttle Route
Blue Cross/Blue Shield
(.3 mile)
Walnut Hill Neighborhood
4,500 employees
550 units (existing
& planned)
Tennessee Valley
Authority ▼

Introduction to the Property
The “Haney Lot” is a parcel in the block bounded by
4th Street Boulevard, Broad Street, 3rd Street and
Chestnut Street in the heart of downtown Chattanooga.
The remainder of the block is occupied by the Carmike
Majestic Theatre.
With the completion of the 4th Street Boulevard project
and the 21st Century Waterfront project, new attention
has been focused on some of the remaining undeveloped
parcels in the area. Parcel Ten is a high profile site with
uses that belie that importance. Currently the parcel
consists of a 72-space surface parking lot. The River City
Company is interested in accommodating an appropriate
urban project on the site.
This site is in the center of an economic revitalization
unprecedented in a Southern mid-sized city. Within less
than a half mile are some of the Southeast’s most popular
attractions, major office employers, and a burgeoning
new residential neighborhood which will soon include
over 1,000 residences.

Site Attributes
The Haney Lot is a roughly 30,000 square foot parcel
bounded by 4th Street Boulevard, Broad Street, and
Chestnut Street.
The property is zoned C-3 which has no use, setback, or
parking requirements.
The east, south and western edges of the block are
heavily streetscaped with brick pavers, pedestrian lights,
street trees and street furniture.
While there is flexibility in the redesign of the site,
responses that incorporate public space into the design of
the new development will receive priority consideration.
Traffic Counts
4th St & Chestnut St 24,135
4th St & Broad St 18,180
Hwy 27 @ 4th Street 83,780
1

U. S. 27
CHESTNUT STR
Krystal
Building
Library
BROAD STREE
EPB
Building
Courthouse
Memorial
Auditorium
Vision for the Development
MANUFACTURES RD.
MANUFACTURERS ROAD
214
CHEROKEE BLVD.
Central to the downtown vision is the resurgent residential market. In the past
few years, downtown housing has rebounded with the likes of the River Pier
Landing, Walnut Street Townhomes, Cherry Street Townhomes, the Museum
Bluff development, 1st & Market Condominiums, the Riverset Apartments,
the Southern Railway Building, the Cowart Place developments, Loveman’s
Condominiums, and the new 21st Century Waterfront developments.
This potential project will be a properly scaled and designed development for
this high profile site. Residential uses for the site are preferred. One of the
guiding principles of the Chattanooga’s downtown renaissance has been the
mix of use; therefore proposals shall include an appropriate mix of uses.
W feel that this high profile site would also be a prime location for a major retail,
restaurant or entertainment tenant as a component of a mixed-used project.
Desired Development Program
This key gateway block in downtown Chattanooga should be developed
to create a distinctive and sustainable retail, entertainment and cultural
environment that cannot be duplicated elsewhere in suburban settings.
The project should be a multi-storied, mixed-use. The project should
include a mixture of retail uses including one or more anchor tenants, small
boutique retail, restaurants, entertainment/night life/ music venues and/or
retail supportive to downtown living. Additional uses may include residential
(including either apartments, for sale condominiums or flats, a full service hotel
or a combination thereof). Supportive on-site parking is encouraged but not
required. Parking should be buffered from pedestrian views via landscaping or
building facades. The addition of green space or public parks and plazas and
the use of public art is encouraged.
Purchase Price / Financial Arrangements
OLGIATI BRIDGE
CARTA North
All Day $7.00
Monthly $60.00
Chestnut Garage
All Day $5.00
Monthly $65.00
IBM Garage
All Day $5.00
Monthly $85.00
Republic Centre
All Day $8.00
Monthly (Cov.) $87.50
Monthly (Roof) $75.00
VIP $125.00
CITI Park
All Day $7.00
Un-Reserved $85.00
Reservied $92.00
SunTrust Lot
All Day $8.00
Monthly $75.00
Tallan Garage
All Day $6.00
Monthly $85.00
Reserved $100.00
Lot B
Monthly $50.00
Lot A
All Day $5.00
Monthly $47.00
Tennessee River
CARTER
13TH STREET
FORT
333
W. 14TH STREET
Discovery
Museum
75
47
350
T
Future
T
Center
Expansion
RIVERFRONT PARKWAY
W. 2ND
109
CHIEF JOHN ROSS BRIDGE
W. 4TH
425 20
32 32
61
IMAX
787
344
55
1,000
CHESTNUT STREET
615
168
1005
Tennessee
Aquarium
99
E. 6TH
MARKET STREET
56
W. 5TH
461
W.10TH STREET
11TH STREET
W. 12TH STREET
BROAD STREET
CHERRY STREET
M. L. KING BLVD
COWART STREET
WALNUT ST.
WALNUT ST BRIDGE
LINDSEY STREET
HOUSTON ST. .
MAIN STREET W. MAIN STREET
100
TVA
87
148
14TH
W. 3RD
Courts
Bldg.
Ctr.
Miller Plaza
155
Miller
Park
Row
140
59
Provident
Employee
Coolidge
Park
Visitor’s Ctr. Lot
$1.00 per ½hr
All Day $9.00
390 39
544
48
EPB Garage
All Day $8.00
Monthly $75.00
600
BCBS
39
119
41
113
513
Sports
Barn
142
45
326
35
62
240
707
RP
MARKET STREET
65
74
Freight
Depot
Provident
Employee
LOOKOUT STREET
E. 6TH STREET
E. 4TH STREET
1,000
HIGH STREET
E. 5TH STREET
GEORGIA AVENUE
M. L. KING BLVD.
Bessie
Smith Hall
. 10TH STREET
City
Hall
11TH STREET
465
531
244
Future
Development
Resource Center
543
RIVER ST.
Firestone Lot
$2.00 1st ½ hr.
$1.00 ea. ½ hr.
All Day $9.00
115
39
1,000 289
118
BLUFF VIEW
Provident
Employee
22
KING
E. 2ND
VINE STREET
OAK STREET
MCCALLIE AVE.
8TH STREET
LINDSEY STREET
Choo-Choo
Lot C
All Day $4.00
Monthly $55.00
238
E. 5TH STREET
HOUSTON STREET
Bluewater Lot
$1.00 per ½hr
All Day $9.00
Market Court
Monthly (Cov.) $85.00
Monthly (Roof) $75.00
VETERANS BRIDGE
BATTERY PLACE
E. 4TH STREET
County Garage
All Day $6.00
Monthly $60.00
Alice Lot
All Day $5.00
Monthly $90.00
SunTrust Garage
All Day $8.00
Monthly $71.50
Loveman’s Lot
All Day $8.00
Monthly $95.00
Volunteer Garage
All Day $6.00
Monthly $90.00
Lot $70.00
Walden Lot
Monthly $68.00
Warehouse Row
All Day $9.00
Monthly $65.00
Civic Forum Lot
All Day $8.00
Monthly $85.00
CARTA South
All Day $3.00
Monthly $44.00
The minimum purchase price for the property is $ 1,500,000. River City
Company will entertain other financial arrangements as proposed by
responding developers. Alternate arrangements may include vehicles such as
long term equity partnerships and joint venture partnerships.

Urban Form
Suggested Building Characteristics:
Frontage: Structure should be built to the property line for at least
80% of each street frontage. It is preferred that major retail frontage be
concentrated along 4th and Broad Streets.
Height: The height of the structure should not be less than 36’, and should
not exceed 72’. Penthouses and towers can extend beyond the 72’ height
limit if set back from the main building mass.
Access: Primary vehicular access to the site should be accommodated
on Chestnut Street. Secondary access may be provided on Broad Street.
There should be no vehicular access from 4th Street Boulevard. Special
attention should be paid to accommodate pedestrian access to the
development.
Careful consideration must be given to the needs of loading, servicing,
refuse pick-up, delivery needs, parking ingress/egress, and streetscape for
this unique urban setting.
Urban Design Considerations
Through the years of Chattanooga’s urban renaissance,
both the private and public sector have come to realize
certain truths about a healthy downtown. This development
represents a significant opportunity to put into practice once
again some of these truths. In the hope that this development
will respect the spirit of a healthy downtown, and go beyond
minimum standards, these are a few of the principles to which
the a development should adhere:
-First and foremost, the quality of the city depends on the
quality of the design and construction of its component
developments.
-Public spaces are defined by the buildings that border them;
those buildings should neither be too small or too large. The
height of the face of the building is that part of the building that
the pedestrians perceive and that part this is the dominant
defining feature of the public space.
-Public spaces benefit from buildings that provide a maximum
amount of activity throughout the day. Permeability- the
extent to which we can move into and out of buildings, and
transparency- the extent to which we can see into and out of
buildings, primarily on the ground, should be maximized in
non-residential spaces.
Secondary Auto Access From Broad St
Auto Access From Chestnut St
-Public spaces should be well articulated and well defined.
Buildings should enforce the edge of the public space.
No Auto Access From 4th St
-Exterior building walls in Chattanooga have traditionally
adhered to a tripartite articulation of base, middle, and top,
where, generally, buildings become “lighter” as the they rise
to the sky. Building materials are one tool for establishing this
articulation. Also, rooftop penthouses may be built (setback
from building face). Penthouses further establish the building
wall articulation, providing a visually lighter structure at the
top. Penthouse roofs should contrast with the conventional
and surrounding roof structures in materials, structure, form
and color, or a combination thereof.

Request for Proposals
The River City Company is soliciting proposals for the development of
Parcel Ten in Downtown Chattanooga. The selection of the developer
will be at the sole discretion of the River City Company. The River City
Company welcomes and encourages collaborations or joint ventures
and partnerships to strengthen the development team. Developments
that are based on and include elements of sustainable and “green”
design will receive priority consideration. A firm timeline of milestones
for component build-out and tenant and residential occupancy must
be provided.
Timeline
• Distribution - week of 3.19.2012
• Proposal submissions due 5.28.2012
• Short-listed developers interviewed - week of 6.11.2012
• Negotiation with selected developer - 45 days from selection
• Presentation to the River City Company Board - July 30, 2012
Following the selection of the preferred developer a firm timeline
including key performance dates will be agreed upon.
Questions
Please direct all questions regarding the RFP to:
Jim Williamson
River City Company
2nd Floor, Miller Plaza
850 Market Street
Chattanooga, TN 37402
423/265-3700 (P)
423/265-6952 (F)
jwilliamson@rivercitycompany.com

Submission Requirements
•Development team profile (resumes, team structure)
•Relevant experience in other mixed-use developments
•Client and financial references
•Full development program (including suggested tenants)
•Project Pro-forma
•Anticipated development costs
•Scaled site plan
•Scaled floor plans
•Scaled elevations
•Other perspectives and renderings as needed to illustrate the proposed development
Submission shall be in 11” x 17” format. Respondents shall submit 1 hard copy of all proposal documents as well as a .pdf version of
the documents. Proposals must be submitted (mailed or hand-delivered) to:
ATTN: Parcel Ten
River City Company
2nd Floor, Miller Plaza
850 Market Street
Chattanooga, TN 37402
PROPOSALS ARE DUE NO LATER THAN 12:00 NOON on 5.28.2012
Comparative Evaluation Criteria
All Proposals will be evaluated based on the following criteria:
• The overall desirability, aesthetic quality, compatibility and architectural concept of the proposed project.
• A development approach consistent with the expected uses and requirements set forth in this Request.
• Financial stability, size, and demonstrated track record of the proposer to successfully complete a project of this magnitude.
• Timeframe for development completion.
• Purchase price for the property, or other proposed financial arrangement.
• Overall impact on the downtown.

General Terms and Conditions
The properties will be sold in “as-is” condition. It is the responsibility of the proposer to determine the
condition of the properties for any proposed new development.
Any development of the property must conform to all building requirements and/or ordinances established by
the applicable governmental entity including, but not limited to the Chattanooga-Hamilton County Regional
Planning Agency, the City of Chattanooga, Air Pollution Control Bureau, and the Standard Building Code.
Real Estate Purchase Agreement
A real estate purchase agreement with specific terms will be negotiated with the selected developer.
Real Estate Commission
The River City Company does not enter into exclusive listing agreements with licensed real estate broker/
agents. In the event a prospective purchaser chooses to use a broker/agent, it shall be the purchaser’s
responsibility to pay any commissions or fees above and beyond the purchase price of the property.
Utilities and Storm Water Management
It shall be the responsibility of the proposer and/or the purchaser/developer to determine whether appropriate
utilities are available to the site.
It shall be the responsibility of the proposer and/or the purchaser/developer to ascertain City regulations
relative to storm water management issues for any proposed re-development of this site.
Environmental
Copies of the environmental reports from the construction of the Majestic Theatre are available upon request.