December 1 2021 Packet

PROJECT TEAM EXPERIENCE PRESENTED TO DOWNTOWN DOVER PARTNERSHIP DOWNTOWN DOVER STRATEGIC MASTER PLAN “ENVISION CAPITAL CITY DOVER 2030” NOVEMBER 2021

November 1, 2021 Diane Laird Executive Director Downtown Dover Partnership Re: RFP Solicitation #DDP-SMP-6-22-21, Downtown Dover Strategic Master Plan Dear Ms. Laird, We appreciate the opportunity to present further details to deliver an innovative, comprehensive, and catalytic strategic master plan for Dover. Mosaic, Bernardon, Econsult Solutions, Kimley-Horn, and Connect the Dots strongly believe our diverse team’s integrated expertise in master planning, thoughtful urban design and development, and neighborhood engagement leading to community-centric solutions is matchless in its ability to provide the most timely, appropriate, and effective realization of your objectives. We look forward to moving Dover forward. Please contact Leslie Smallwood-Lewis, Principal, at 215-882-3341 or lsl@mosaicdp.com, if you have any questions. Best Regards, Greg Reaves Principal, Managing Member Mosaic Development Partners, LLC

1. What are two or three specific challenges that you’ve addressed in your work that would be similar to the challenges you perceive or know to be in downtown Dover? Provide several examples of how this relates to work you have done in other communities, and of equal importance, the results or outcome of the service in these communities. Our team has a wide range of experience in addressing similar challenges to those faced by Dover and solving them with creative solutions. EDISON SQUARE / EDISON 64 FAIRHILL, PHILADELPHIA PA Edison Square / Edison 64 is a $27 million adaptive reuse and ground up construction phased project transforming an entire city block. Phase 1 was a newly constructed 40,000-square-foot community-based shopping center anchored by a grocery store, and phase 2 converted the former annex into a 60,000-square-foot 66-unit Veterans housing development dedicated to fallen soldiers who served in Vietnam. CHALLENGE OUTCOME Finance and deliver Mosaic acquired and redeveloped a fully city block into new uses that were quality community- not thought to be available in the community, including a bank, grocery centric development to a store, pharmacy, retail and new casual restaurant options. New development neighborhood who hadn’t seen and investment had not occurred in this neighborhood for nearly 20 years such investment in decades and Mosaic and its partners created a program that garnered local, state and federal support. This project was completed using multiple financial instruments including New Markets Tax Credits, Low Income Housing Tax Credits, and HUD 108. The development also honored the history of the site, a former high school, where 64 Edison High School students, served and died in Vietnam, the most of any single high school in the county.

1. What are two or three specific challenges that you’ve addressed in your work that would be similar to the challenges you perceive or know to be in downtown Dover? CONTINUED SHARSWOOD RIDGE SHARSWOOD, PHILADELPHIA PA Sharswood Ridge is another example of a community redevelopment project in an underserved community in Philadelphia. Mosaic won an RFP from The Philadelphia Housing Authority (PHA) to redevelop a full city block, covering roughly six acres. Mosaic developed and is currently in construction for a 234,000-square-foot revitalization at 2077 Ridge Avenue in Philadelphia’s Sharswood neighborhood. CHALLENGE OUTCOME Deliver ground-up development Mosaic and its partner, SHIFT Capital, are developing Sharswood Ridge to that provided access to reposition the neighborhood and bring essential services to the community. neighborhood essential The ground-up development includes 50,000 square feet of commercial services, while managing and space, occupied by a grocery store, health care center, bank, restaurant, maneuvering through budget and a new concept community bookstore; 98 mixed-income residences, constraints and rising costs due and a 200-space parking garage. The project is being delivered through an to COVID-19 unprecedented public private partnership, financed by innovative federal, state, local and private investment through a crowdfunding stream. Downtown Dover Strategic Master Plan / page 4

1. What are two or three specific challenges that you’ve addressed in your work that would be similar to the challenges you perceive or know to be in downtown Dover? CONTINUED PHILADELPHIA NAVY YARD PHILADELPHIA PA Mosaic is co-leading the $2.6 billion Philadelphia Navy Yard project that will create entire neighborhoods, retail, commercial and other opportunities. Mosaic and its partners are leading the master planning effort as well as securing the development rights for more than 109 acres for ground up development and adaptive reuse. CHALLENGE OUTCOME Coordinate public and private This project will bring civilian residential development to the Navy Yard entities to transform a for the first time, and the team is working closely with the City to create community at a high level Philadelphia’s next destination neighborhood. This effort requires a new look at transportation modalities, amenities, housing types and prices, sustainability and resiliency initiatives, new business growth strategies as well creating a fully inclusive neighborhood. Downtown Dover Strategic Master Plan / page 5

1. What are two or three specific challenges that you’ve addressed in your work that would be similar to the challenges you perceive or know to be in downtown Dover? CONTINUED 520 LOFTS ALLENTOWN, PA Through the introduction of a Neighborhood Improvement Zone (NIZ), Allentown has seen an urban resurgence with new opportunities to work, live, and enjoy the city through thoughtful development. The catalyst for this resurgence is The Allentown Neighborhood Improvement Zone Development Authority (ANIZDA), which oversees and manages the NIZ. The NIZ, which consists of approximately 128 acres, is a special taxing district created by state law that is being utilized to encourage development and revitalization in center city Allentown and along the western side of the Lehigh River. CHALLENGE OUTCOME Create and execute on a master Working with investment and development partners, Bernardon served as plan for approximately 128 the lead urban designer, landscape architect, and architect for transformative acres that adds sustainability redevelopment projects in Allentown – 520 Lofts, The Hive, Cityplace South, and livability to the residents of and the Gallery. Each new structure has its unique story and individually Allentown and collectively contributes to the overall success of the Allentown Neighborhood Revitalization District. These projects embody a thoughtful, innovative approach to urban development that is representative of the type of development we believe will be beneficial to the redevelopment of the city of Dover. Downtown Dover Strategic Master Plan / page 6

2. If you were to prioritize your anticipated process/areas of focus on this project for Dover, approximately what percentage of your work would cover each of the following: PROJECT PLAN BREAKDOWN AREA OF FOCUS % OF WORK Community Engagement 15% Market and Transportaion Analysis 20% Design 25% Master Plan Development and Finance 30% Promotion of Plan 10% 3. Do you anticipate the planning process for downtown Dover to result in actual redevelopment projects and investment opportunities as identified in the resulting plan? How will your firm assist in identifying potential investors who may be interested in implementing the plan? Provide several examples of how this relates to work you have done in other communities, and of equal importance, the results or outcome of the service in these communities. We fully expect the result of the planning process will be several redevelopment projects with the potential to transform Downtown Dover. Most times master plans are led by architects and economists who are limited to just creating strategies and plans, and lack the expertise to execute the plan. Mosaic, with the support of its partners, will lead the creation and implementation of Downtown Dover’s Master Plan, and will also lead development of the projects identified in the plan. The knowledge and understanding gained by our team during the planning phase will allow us to deliver more thoughtful development projects and community-focused solutions for the neighborhood. Our team has a long and significant track record of identifying investors for projects ranging from small to large multiple city blocks, up to the redevelopment of an entire city in Allentown, PA (Bernardon). Because of the track record of our combined team, we have multiple sources of investment for every project we lead. In addition to private investors, we have deep relationships with many lending institutions and extensive professional experience with the grant dollars and subsidies available to projects like this one. Our team is committed to exploring all available capital to make the Dover development a great success. Mosaic is currently leading the development at Sharswood Ridge, where we are bringing the first grocery store and urgent care facility to a community that has not had these amenities for decades. We plan with a mindset of creating investment-quality ideas and options. We would assist in creating financeable financial models that would attract lenders and investors. At Sharswood Ridge, we have a complicated capital stack including New Market Tax Credits, multiple public subsidies, and private loans and subloans. We were successful at coordinating this deeply layered deal and bringing it to fruition. Currently, we are past 50% construction completion and look to open the shopping center this coming spring 2022. Downtown Dover Strategic Master Plan / page 7

Bernardon, has done similar work in Allentown and the result has been a renaissance in the city. During initial and continued master planning efforts, Bernardon has worked with their developer client to constantly evaluate actual sites for development and with the structure in place, have been able to quickly execute on those opportunities. This has allowed the development process to be nimble, giving the developer and design team the ability to adjust and change as properties come available. Kimley-Horn assisted the City of Asheville, NC through the process of developing a mobility plan. The process included a progressive approach that blended land use, urban form, and mode split aspirations into an integrated strategy. The emphasis was on the development of decision tools that helped refine the design of improvements as well as strategies for different context areas of the community. A new street typology, priority design matrix, and community-types coupled with priority tools, such as mobility indexing and the creation of a mobility district, will influence future decision making and ensure compatibility with other community initiatives. The overall objective was to prepare a mobility plan for the city that will serve as an effective transition into the city’s comprehensive plan update. This project received the 2016 NC Marvin Collins Planning Award in the Large Community Outstanding Planning Award category from the NC chapter of the American Planning Association. 4. The Dover community is quite diverse. How/In what ways does your team strategize to ensure inclusivity of the broad demographic in the outcome of a initiative such as Dover’s Master Plan? Mosaic has built one of the most diverse teams in the industry. That diversity extends to every phase of development: planning, design, finance, construction, and, most importantly, in the people who benefit from our work. Our team is dedicated to providing opportunities for growth to other firms that represent the diverse business community in Dover. We have created and built projects with nearly half of our teams being people of color and women. We are proud to report that at our Sharswood Ridge project, currently under construction, we have surpassed our 20% MBE and 10% WBE goals and are reporting 38% MBE and 19% WBE participation at this time. We also work well in diverse communities. We understand that with diversity comes different requirements. Issues of job creation, income disparity, housing affordability and common amenities are priorities in these neighborhoods. We work within the community and tap into the community’s strengths to create a framework where the entire neighborhood feels listened to and where outcomes support the growth for all community members. In addition, we work to provide wealth building opportunities for the communities in which we work through Small Change, a crowd funding platform that allows local community members to participate in the capital stack at a low threshold and gain a potential return like any other investor on the deal. We can be relied upon to carry out the full scope of Dover’s goals and objectives around diversity, equity and inclusion. It is our high priority that the jobs brought about by this project have deep benefit to the local community, including minority and women owned businesses. In the construction industry, we work to implement participation initiatives and produce inclusion of the highest level. We take responsibility to ensure optimum labor participation outcomes through significant outreach and oversight. With our team expertise, there is a proven path to success. Downtown Dover Strategic Master Plan / page 8

5. Talk about two projects, or significant aspects of projects your team has completed that you are proud of, and why. If they have been implemented, what is the outcome? EASTERN LOFTS PHILADELPHIA PA Located in a very economically challenged community, Eastern Lofts was an abandoned 70,000-square- foot factory that sat vacant for more than 30 years. Before Mosaic took control, no previous developer could overcome the challenge of repairing the building and creating enough revenue from the building to pay for the cost. Mosaic developed a creative design and innovative financing structure to turn this abandoned eyesore into a source of pride for the community. Mosaic decided to take the roof off the building which then allowed the apartment count to almost triple– thus increasing the return on the investment to make it a deal that would work financially as well as for the community. The property now includes a 6,200-square-foot Keystone Star 3 daycare, 8,000 square feet of office space, and 37 mixed-income apartments. Mosaic employed people from the neighborhood. This development has now spurred several other developments on adjacent properties and is transforming the community. The project was then supported by New Market and Historic Federal Tax Credits and won a Philadelphia Preservation award in 2017. Downtown Dover Strategic Master Plan / page 9

5. Talk about two projects, or significant aspects of projects your team has completed that you are proud of, and why. If they have been implemented, what is the outcome? CONTINUED THE HIVE ALLENTOWN, PA Bernardon’s work in Allentown has had similar transformative effect on a community that was in a similar shape to Dover. The closing of the steel mills led to an economically depressed city. The development of 520 Lofts, the Hive, Cityplace South, and The Gallery have helped transform this city. The majority of the development in Allentown could be deemed “workforce housing”, supporting the influx of office tenants that have returned CITYPLACE SOUTH to the city. A perfect example of this project is Cityplace South, a complimentary mixed-use community that strategically repositioned an old hotel structure, in addition to a new building, to build a strong community connection on the western side of Hamilton Street. This project has allowed for varied incomes to come together with an inclusive housing and mixed-use solution, utilizing the value of the repositioned hotel as a lower income housing solution. The success of this model has created a successful structure that has impacted current housing and mixed-use solutions. On the opposite side of the equation, 520 Lofts is a higher-end living experience that wouldn’t be possible without the THE GALLERY impact of the office tenants and the workforce style housing. 520 Lofts has enabled the city to recapture a higher-end resident that prefers to live locally to work, shops and activity. Downtown Dover Strategic Master Plan / page 10

6. Tell us about a unique project challenge and how your team successfully solved it. GOLASKI LABS PHILADELPHIA PA Golaski Labs is a $8.4 million, 45,000-square-foot adaptive reuse mixed-use development with 25,000 square feet of commercial space and 40 one- and two-bedroom, high tech apartments. The project was the first project in the country to combine New Market Tax Credits, Opportunity Zone investment, and crowdfunding During construction, COVID-19 plagued our timeline due to delays, labor shortages, and increased costs. We sought ways to reduce costs to align our budget better while adding an increased level of sustainability and more robust energy efficiencies. We secured additional funding through a new funding source, Commercial Property- Assessed Clean Energy (C-PACE). C-PACE is a financing structure that allows commercial property owners to borrow money for energy efficiency, water conservation and clean energy projects. Golaski seemed like a good fit for C-PACE funding. But, a project like Goalski had never been funded with C-PACE, because it is a mixed-use project with both commercial and residential components and was funded with New Market Tax Credits. In PA, the C-PACE program only funds commercial projects. By educating the lending agency on New Market Tax Credits and coming up with a condo structure to separate the ownership of commercial from residential, we were able to secure an additional $1M in project financing to help achieve our sustainability goals. Downtown Dover Strategic Master Plan / page 11

7. Tell us about a failure of your team/team member(s) and how (if) you remedied it. This could be in present work, or before you did this kind of work. One of our first projects, the Blue Horizon, was a former boxing venue that Mosaic gained control of in 2010. Located near Temple University, Mosaic believed that the right use for the venue would be to convert the building into a hotel. After many years of development, we were able to attract Marriott’s Moxy Hotel brand to come to the location. We secured financing, but right before we signed the final documents, COVID-19 hit, and the lender exited. Our team was agile and creative about handling the setback. We were able to pivot and create a plan to redevelop the site as a residential mixed income development. We received community approval and are poised and ready. That said, the team is still pursuing the site as a hotel in the event that we can secure a lender. We fundamentally believe that a hotel is the right use for this location, but we are mindful that we must always be flexible and continue to work until we find economic solutions that work. 8. How is your team uniquely qualified to work with downtown Dover? Why should your team be hired above any others? Our team has several key strengths which are well suited for Dover: VISION DILIGENCE Mosaic and our partners have significant expertise Our team gets into the weeds. We set a vision for in revitalizing neighborhoods and the network development and then we execute the detailed to assemble a talented team that helps lenders, strategies that bring projects to fruition. That means investors, communities and governments officials our projects are completed with respect to time, see what is possible. budget, and excellence while ensuring we meet the desired outcomes. FINANCIAL ACUMEN Our team has the expertise to create financial COMMUNITY models to fund the vision we create, especially We work with the whole community and key in neighborhoods that have struggled to secure stakeholders including residents, businesses, significant investment. government leaders, and organizations. We identify and work with key anchors and build from their DIVERSITY strengths and fill in existing gaps. We have a track record of incredible diversity in our design, our work, and in the communities that benefit DELAWARE EXPERIENCE from our work. Two of our leaders worked with small business development through the Delaware Economic Development Office for several years. John Childress and Greg Reaves trained several hundred Delaware small business owners across all 3 counties in the state. Additionally, John also worked on the Rural Business Accelerator and the Downtown Delaware program meeting and helping business owners in each county. Downtown Dover Strategic Master Plan / page 12

9. In summary, describe the work you plan to do for the Downtown Dover Master Plan in 150 - 200 words. (If a colleague asked you about proposed work for downtown Dover, how would you briefly describe the Dover community and your proposed work for it?) Mosaic will develop a master plan to meet or exceed the goals of Downtown Dover Partnership and will guide the development of the rebirth of the Capital City in Delaware. We will fully capture the needs of the people, organizations, and leaders of the region and lead our team of experts through a comprehensive and inclusive process. We will start by Defining the Opportunity & Outcome. We will capture the vision of Downtown Dover Partnership and the community through our outreach plan. Next, we will conduct a Site & Market Analysis to determine existing infrastructure, transportation and uses of land. We will also conduct an analysis to understand current market conditions and opportunities. In our Opportunity Analysis we will create development and programming strategies. We will share our vision with the community through a series of outreach meetings and incorporate their suggestions where possible. The development and programming will serve as the foundation for downtown’s turnaround. All of this will come together in our Master Plan Downtown Dover document which will join the development strategies with the financial strategy to complete it as well as the timeline. This document will guide Downtown Dover for the development process. PHASE I: DEFINE THE OPPORTUNITY AND OUTCOME à Mosaic will work with our partners, stakeholders, and community to capture the vision of the Downtown Dover Partnership. à Connect the Dots, a stakeholder and community engagement firm, will lead a series of community outreach meetings to gather input from the community. PHASE II: SITE AND MARKET ANALYSIS GATHER INFORMATION à Bernardon will lead evaluation of existing infrastructure, land use, property ownership, zoning, neighborhoods, edges and nodes in an effort to create a base of understanding for the engagement with the city stakeholders. à Econsult Solutions (ESI) will conduct a market analysis of the area to understand current market conditions: ESI will provide an economic situation analysis that will be used in devising strategies for future economic development initiatives as the city emerges from the national and local economic crisis caused by COVID-19 pandemic. It will be important to look at relevant data for Dover both pre- COVID -19 and during the COVID-19 crisis. Key indicators evaluated will include: à Demographic and current economic conditions, including local businesses and jobs, current land uses and real estate trends (office, retail, residential, industrial). à Workforce trends and job clusters, including gaps in supply and demand for jobs and key skillsets. TRANSPORTATION ASSESSMENT à Kimley-Horn will build off the Dover/Kent County MPO Metropolitan Transportation Plan (MTP). Utilizing the MTP, Kimley-Horn will build a plan to balance infrastructure needs with limited city curb space; needs of all users by incorporating complete streets principles, increasing transit ridership, and supporting the needs and safety of multimodal transportation. The process of developing infrastructure recommendations for Dover will be cyclical and iterative with the City, community and stakeholders. Downtown Dover Strategic Master Plan / page 13

PHASE III: OPPORTUNITY ANALYSIS à Utilizing the site analysis as a starting point, we would engage the city, residents and active stakeholders to contribute to a design charrette, capturing the goals and identifying the development challenges, opportunities and final land uses. à Mosaic will create a Redevelopment Strategy from the assessments and stakeholder feedback. This is the initial recommendation for real estate programming and new concepts in Dover. à Mosaic will create a Programming Strategy to determine what big ideas need to anchor the downtown. à Connect the Dots will engage the community for feedback sessions. PHASE IV: MASTER PLAN DOWNTOWN DOVER DOCUMENT à After the completion of the first three phases, we would prepare a graphic masterplan that illustrates the proposed vision of the shareholders, capturing the vitality of the design charrette via a graphic means. à Build the Financial Strategy –identify the need and sources. à Identify 4-5 “special” proposed spaces (parks, town squares, meaningful pedestrian experiences, etc.) to demonstrate the plan. à Present master plan to Downtown Dover Partnership. à Develop an outreach strategy for the community to consider the plan. FINANCIAL INVESTMENT PARTNER WORK TO BE COMPLETED Project management leadership and Mosaic Development Partners development expertise Bernardon Direct community development Kimley-Horn Transportation design and development Econsult Solutions Market Analysis Connect the Dots Community Outreach TOTAL HOURS 1000 TOTAL COST $341,000 DISCOUNTED COST $200,000 Downtown Dover Strategic Master Plan / page 14

THANK YOU Please contact Leslie Smallwood-Lewis, Principal, at 215-882-3341 or lsl@mosaicdp.com

Presented to Downtown Dover Partnership Downtown Dover Strategic Master Plan

We promise Strategies to create fully inclusive community and destination neighborhood

United We deliver Lead Developer → Deep understanding of neighborhood dynamics, especially in communities of color Lead Designer → Mixed community development Market & Economic and neighborhood inclusion Impact Analysis DOVER COMMUNITY Transportation → Thoughtful design + skillful execution and Planning → Innovative community solutions → Resolute commitment to Downtown Dover Partnership and the community Community Engagement 3 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Lead Developer Mosaic Development Partners Mosaic is a full service commercial real estate development and project management company focused on ground up development and adaptive reuse of commercial properties in underserved urban communities. To date, Mosaic and its partners have secured and invested more than $150 million in neighborhoods, resulting in hundreds of construction and full-time jobs, eliminating blight, and spurring additional investment in those communities. 4 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Lead Designer Bernardon Bernardon is an architecture, interior design, and landscape architecture firm, with offices in Wilmington, Delaware, and Philadelphia and West Chester, Pennsylvania. Bernardon employs a holistic approach to design that carefully considers the relationship between communities, architecture, culture, economics, and the natural environment to develop integrated, sustainable solutions. 5 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Transportation and Planning Kimley-Horn Kimley-Horn is one of the nation’s premier planning and design consulting firms. Kimley-Horn’s engineers, planners, and landscape architects combine the creativity to develop insightful solutions with the rigor to deliver practical results that consistently exceed client expectations. 6 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Stakeholder and community engagement Connect the Dots Connect the Dots is a stakeholder and community engagement firm that brings together community and public sector partners to develop innovative and actionable solutions for our towns and cities. 7 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Market and Economic Impact Analysis Econsult Solutions Econsult Solutions, Inc. provides consulting services in urban economics, real estate economics, transportation, public infrastructure, development, public policy and finance, community and neighborhood development, planning, as well as expert witness services for litigation support. ESI combines robust quantitative analysis with trusted expert insights and impactful implementation to create sustainable solutions. 8 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

What are two or three specific challenges that you’ve addressed in your work that would be similar to the challenges you perceive or know to be in downtown Dover? Provide several examples of how this relates to work you have done in other communities, and of equal importance, the results or outcome of the service in these communities.

Edison Square / 64 PHILADELPHIA PA $27 million mixed-use adaptive reuse and ground up construction of full city block CHALLENGE Financing & delivering quality community-centric development to a neighborhood who hadn’t seen investment in decades OUTCOME → Added community-centric services–bank, grocery store, pharmacy, retail and new casual restaurant options → Used multiple financial instruments → 66-unit Veterans housing development dedicated to fallen soldiers who served in Vietnam 10 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Sharswood Ridge PHILADELPHIA PA 234,000-square-foot revitalization at 2077 Ridge Avenue CHALLENGE Deliver ground-up development that provided access to neighborhood essential services, while managing budget constraints and rising costs due to COVID-19 OUTCOME → Add essential services to community – grocery store, health care center, bank, restaurant, community bookstore → 98 mixed-income residences → Unprecedented public private partnership

Philadelphia Navy Yard PHILADELPHIA PA $2.6 billion master planning and development project CHALLENGE Coordinate public and private entities to transform a community at a high level OUTCOME → Strategies to create fully inclusive community and destination neighborhood → Mixed community development → Diversified housing → Multi-modal transportation → Sustainability and resiliency initiatives → New business growth strategies → First civilian residential development to Navy Yard 12 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Allentown PA 128-acre redevelopment and revitalization of Downtown Allentown CHALLENGE Create and execute on a master plan that adds sustainability, accessibility, and livability to Allentown residents OUTCOME → Thoughtful, innovative approach to urban development → Multiple transformative redevelopment projects individually and collectively contribute to success of the Allentown Neighborhood Revitalization District → Revitalization is representative of the type of redevelopment for Dover

If you were to prioritize your anticipated process/areas of focus on this project for Dover, approximately what percentage of your work would cover each of the following:

Do you anticipate the planning process for downtown Dover to result in actual redevelopment projects and investment opportunities as identified in the resulting plan? How will your firm assist in identifying potential investors who may be interested in implementing the plan? Provide several examples of how this relates to work you have done in other communities, and of equal importance, the results or outcome of the service in these communities.

Planning to Action Community-focused projects and investments South Street Sharswood Ridge City of Allentown City of Asheville City of Wilmington Headhouse District Transformative Downtown Allentown Asheville in Motion - Supported Wilmington Recovery strategy development with first Revitalization District – Mobility plan developed DE with Downtown including open streets grocery store and urgent comprehensive to create a mobility Development District pilot developed with and care facility to community approach to urban district and an extension grant materials and for businesses, Secured funds development of the existing provided guidance to residents, and visitors comprehensive plan the Commercial Office → Public: $30.1MM Vacancy Group on how → Private: $20.5 MM to bolster occupancy 16 | DOWNTOWN DOVER STRATEGIC MASTER PLAN and business activity

The Dover community is quite diverse. How/In what ways does your team strategize to ensure inclusivity of the broad demographic in the outcome of a initiative such as Dover’s Master Plan?

At the heart of who we are Diversity, Equity, and Inclusion → Built projects with nearly half of our teams being people of color and women. → Tap into the community’s strengths → Listen to neighborhood needs to create community solutions → Implement job participation and inclusion initiatives → Financed by innovative federal, state, local and private investment through a crowdfunding stream At Mosaic’s Sharswood Ridge project, currently under construction, we have surpassed our 20% MBE and 10% WBE goals and are reporting 38% MBE and 19% WBE participation at this time. 18 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Talk about two projects, or significant aspects of projects your team has completed that you are proud of, and why. If they have been implemented, what is the outcome?

Creative thinking, funding, design Eastern Lofts PHILADELPHIA PA → Located in a very economically challenged community → Abandoned 70,000-square-foot factory that sat vacant for more than 30 years → Only developer who developed a creative design and innovative financing structure that increased return on the investment → Property now includes a Keystone Star 3 daycare, industrial office space, and 37 mixed-income apartments → Won 2017 Philadelphia Preservation Award 20 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Transformative development Allentown PA → Transformative work for a community similar to Dover → Mixed-use, mixed-income, “workforce housing” solution to drive businesses and residents back to downtown Allentown → 520 Lofts → the Hive → LANTA Station → APA Parking Authority → Cityplace South → The Gallery → 2018 “Global Award for Excellence” by the Urban Land Institute

Tell us about a unique project challenge and how your team successfully solved it.

Creative Solutions Challenges turned opportunity Golaski Labs City of Allentown City of Austin → COVID construction and cost → Balance financial challenges, quality → Created a framework and prioritization complications construction, and delivering for the for mobility → Reduced costs community → Modernized city code to reflect → Added increased level of sustainability → Developed diversified housing changes in mobility and energy efficiencies through options to create new levels of → Developed Street Design Guide C-PACE funding community engagement with → Provided road map for municipal businesses and artists 23 | DOWNTOWN DOVER STRATEGIC MASTER PLAN bond issuance for mobility

Tell us about a failure of your team/team member(s) and how (if) you remedied it. This could be in present work, or before you did this kind of work.

We are agile and creative The Blue Horizon PHILADELPHIA PA → Adaptive reuse of former boxing venue to Marriott’s Moxy Hotel brand → Secured financing, COVID hit, and lender exited → Team pivot: redevelop the site as a residential mixed-income development → What we did to allow us to pivot → Created comprehensive plan with development options → Followed market trends to find opportunities for growth 25 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

How is your team uniquely qualified to work with downtown Dover? Why should your team be hired above any others?

Diverse and Integrated We create connected, accessible, diversified, community-centric neighborhoods → Execute on a shared vision → Possess unmatched design + analytical acumen → Integrate diversity in our design, work, and communities → Work with the whole community to create inclusive mixed-community development → Leverage near decade experience leading economic development strategies in Delaware → Develop innovative and complicated public-private partnerships 27 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

In summary, describe the work you plan to do for the Downtown Dover Master Plan in 150 - 200 words. (If a colleague asked you about proposed work for downtown Dover, how would you briefly describe the Dover community and your proposed work for it?)

Comprehensive and Inclusive Master Plan Downtown Dover Workplan PHASE I PHASE IV PHASE II PHASE III Define the Opportunity Master Plan Downtown Site and Market Analysis Opportunity Analysis and Outcome Dover document → Work with partners, → Evaluate existing → Engage the city, residents → Prepare graphic stakeholders, and infrastructure, land use, and stakeholders to masterplan to illustrate community to capture the property ownership, contribute to a design proposed vision vision of the Downtown zoning, neighborhoods, charrette → Build Financial Strategy Dover Partnership edges and nodes → Create Redevelopment → Identify 4-5 “special” → Lead series of community → Conduct market analysis Strategy proposed spaces (parks, outreach meetings to to understand current → Create Programming town squares, meaningful gather community input market conditions Strategy to determine big pedestrian experiences, → Utilize Dover/Kent County ideas to anchor downtown etc.) to demonstrate plan MPO Metropolitan → Engage the community for → Present master plan to Transportation Plan to feedback Downtown Dover develop a transportation Partnership assessment → Develop outreach strategy for the community

Comprehensive and Inclusive Master Plan Investment 30 | DOWNTOWN DOVER STRATEGIC MASTER PLAN

Our diverse team’s integrated expertise in master planning, thoughtful urban design and development, and neighborhood engagement leading to community-centric solutions is matchless in its ability to deliver an innovative, comprehensive, and catalytic strategic master plan Mosaic Development Partners / Bernardon / Econsult Solutions / Kimley-Horn / Connect the Dots