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Request for Qualifications to
Develop |
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| Louisville Metro, by and through Waterfront Development
Corporation (WDC), wishes to solicit qualifications from developers
interested in developing a 30-acre site bounded by Waterfront Park, River
Road, Beargrass Creek, and the River. The site formerly known as Thruston
Park will be redeveloped as a neighborhood of 200-600 residential units.
While selecting a developer interested in low to mid-rise market rate
housing units, we will look favorably upon those who have demonstrated an
ability to mix limited office and commercial opportunities into a
neighborhood setting. Potential restaurant sites could also be identified
as part of the future development. The project is currently
referred to as the "Village at Towhead."
The site has views of the river and adjoins a marina located in protected waters behind Towhead Island. Redevelopment of the marina is a component of the overall plan for which the Developer will be responsible. This property is unique. It is the only land situated between the most popular public space in Metro Louisville (Waterfront Park) and the soon to be redesigned Beargrass Recreational Area. A firm wishing to be chosen as developer for this site should indicate interest by submitting its history. Specifically, we are looking for evidence of successful construction and management of residential developments. We would be pleased to review evidence of site sensitivity with past developments, perhaps designs that work well with environmental, archaeological, or physical constraints. Lastly, we are looking for a developer with economic strength. History of past financing and evidence of current ability must be provided. Specifically, we would like to review a developer's responses that include (please respond to these points with the same enumeration):
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Please review the following background and site information before assembling your qualifications packet. What
to include in your Background
Information for |
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Background Information The following information is provided to brief
developers on a unique upcoming opportunity to develop a residential
neighborhood alongside the river between Waterfront Park and the Beargrass
Creek Recreational Area. The Waterfront Development Corporation is pleased
to receive developer qualifications from: Master Developers,
Development/Builders, Investment Groups/Architects/Builders, or any
combination of partners. While we are most interested in a team wishing to
develop both the residential and marina components, we would entertain
team qualifications of those interested in developing only the residential
component. |
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       Site Location Map |
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There is no other site in Metro
Louisville where a person can live on the river's edge a few minutes from
the center of downtown, next to Waterfront Park, and a few minutes from
both north-south and east-west interstates. The property is zoned "W-2",
which is a classification that allows residential, restaurant and office
uses. While other uses are allowed by this zoning classification, this
document best describes acceptable uses. |
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| Site Preparation
Throughout the past several years, Metro government has
made significant contributions to prepare the site for development. At a
cost of $5.5 million, the rail line that once cut this site's connection
to the river was relocated to the south. At a cost of $3 million, River
Road was The primary purpose to develop this property is to create a
market rate residential neighborhood. The image of a village with low to
mid-rise buildings is desirable. Limited office and commercial
opportunities that support the village concept would be considered an
attractive addition to the residential development. This site could also
accommodate a restaurant or restaurants, particularly if architectural
connection to the neighborhood is strong. There is no desire to
accommodate a hotel on the site. The 30-acre site is situated immediately adjacent to River Road, between Beargrass Creek and Waterfront Park. Vehicular access to the site is from four-lane River Road (east-west) and soon to be four-lane Frankfort Avenue (south). Boat access (north) also makes this site appealing. Due to the protected harbor's proximity to downtown, the site has incredible rental potential both for annual and transient boaters. Based on Corps of Engineers' approval, the low-lying land adjacent the boat harbor may be removed and flooded to substantially enlarge the marina. The development site is located within the 100 year floodplain. Generally, grade elevations are between 435 and 440 feet. Assuming normal river pool is 421 feet, statistically this site is in the six to eleven year flood event range. Construction designs must be responsive to MSD requirements for living space to be elevated above the 100 year event level (approximately 452 feet).
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The desired image for this site is a residential village that is well connected to a variety of neighboring features. The 20 foot wide esplanade that runs along the crest of the riverbank in Waterfront Park must be connected to a similarly positioned path in the residential development to create an "active" feeling for the village. It would also create a feeling that the park is part of the village's lawn. Beargrass Creek Recreational Area already has a ped-path that connects this site to a larger system of trails. Designing access paths to encourage residents to take advantage of these trails would help create a sense of place and provide an obvious opportunity for residents. A parking lot to be located in the Eva Bandman Park near the former River Road/Beargrass Creek Bridge will be constructed for bicyclists and canoeists. It could be shared by the development for overflow parking when not in recreational use.
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Environmental Impact Statement The U.S. Army Corps of Engineers completed an Environmental Impact Statement on this site in October 1994. Restrictions to development of this site apply in the areas of wetlands, archaeological resources, and historic resources. The wetland area involves a small (less than one acre) point of land on the downstream side of the mouth of Beargrass Creek. While no development could occur on this site, a walkway would be allowed.
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Limits of Wetlands |
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Two archaeological studies have been conducted over the
entire development site. Agreement was made among the Corps of Engineers,
State Historic Preservation Office, Waterfront and a former preferred
developer that certain areas within the site would be restricted from
development until additional archaeological studies were
performed. |
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Areas restricted to development |
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Two structures have been placed on the national register, the Paget House and the Heigold House facade. Plans to relocate the Heigold façade off of the development site are progressing. The Paget House is an ell-shaped two-story brick structure dating back to the early 1800's. It must be included in the residential development plan. Perhaps it could be rehabilitated as a sales office, later to become a village resource like a reception or small banquet facility.
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It is anticipated that most of the site would be leased to the developer. However, Metro Louisville would consider sale of condominium building footprints if property ownership is a necessary condition for financing. Throughout design development of this project, staff will be available to offer design reviews and comments to the preferred developer. Project updates will be provided by staff to the Waterfront Development Corporation's Board of Directors, which has final approval of all development designs in the Waterfront District. Therefore, when official application is made for Waterfront Review Overlay (WRO) certification, the review process should be relatively simple. Submission deadline: September 15, 2003, 3:00
p.m. Michael J. Kimmel
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