5-RFQ 2025-02 Workforce Housing Developer Partner.pdf

Town of Hilton Head Island

Request for Qualifications (RFQ)

Bryant Road Workforce Housing Developer Partner

Solicitation Number: 2025-02

Date Advertised: January 5, 2026

Note: This public body does not discriminate against faith-based organizations, nor does it discriminate against a bidder or offeror because of race, religion, color, sex, sexual orientation, gender identity, national origin, age, disability, or any other basis prohibited by the laws of the State of South Carolina, including the South Carolina Human Affairs Law (S.C. Code Ann. § 1-13-80) and applicable provisions of the South Carolina Consolidated Procurement Code (S.C. Code Ann. Title 11, Chapter 35).

Transmittal Page

Offerors shall complete all information requested on this page and submit it with their qualifications.

Qualifications Submittals:

Qualifications will ONLY be accepted electronically via the Town’s procurement Portal which can be accessed using the following link: hiltonheadislandsc.bonfirehub.com/portal

Date Advertised: January 5, 2026

Solicitation Number: 2025-02

Description/Title: Bryant Road Workforce Housing Developer Partner

Optional Pre-Bid Conference: 10:00 AM to 11:00 AM on February 26, 2026 30 Bryant Road, Hilton Head Island SC 29926

Qualifications Submittal Deadline: 5:00 PM Eastern Time on April 6, 2026

* Submissions will not be accepted after the stated time and date. *

Submittals will be publicly opened via virtual conference at 10:00 AM Eastern Time on April 7, 2026. The link to participate in the virtual opening is provided in Section I of this RFQ.

Deadline for Questions: 5:00 PM Eastern Time on March 19, 2026 Questions should be submitted through the Town’s Procurement Portal using the “Ask a question” button.

Town Contact:

Jessica Cummings / Contracts Administrator/ jessicac@hiltonheadislandsc.gov / (843) 384-5104

Vendor Name: Vendor Contact Name:

Vendor Mailing Address: Vendor Contact Phone:

City-State-Zip-Code: Vendor Contact Email Address:

By signature below, I certify that this bid is submitted in all respects fairly and without collusion or fraud. I agree that this bid shall be good and held open for a period of at least sixty (60) days from the Submittal Deadline. I agree to abide by all conditions of this solicitation and certify that I am authorized to sign this bid on behalf of the bidder.

Vendor Authorized Signature:

Signature Date

Name and Title of Signatory:

Name:

Title:

https://hiltonheadislandsc.bonfirehub.com/portal/?tab=openOpportunities mailto:jessicac@hiltonheadislandsc.gov

TOWN OF HILTON HEAD ISLAND

RFQ 2025-02

Bryant Road Workforce Housing Developer Partner

Table of Contents

PROPOSAL TRANSMITTAL PAGE

TABLE OF CONTENTS

REQUEST FOR QUALIFICATIONS:

I. GENERAL INFORMATION & SUBMITTAL INSTRUCTIONS

II. BACKGROUND

III. SCOPE OF SERVICES

IV. SUBMITTAL REQUIREMENTS & FORMATTING

V. EVALUATION CRITERIA

ATTACHMENTS:

EXHIBIT A: CHECKLIST OF SUBMITTAL REQUIREMENTS

EXHIBIT B: VICINITY MAP 30 BRYANT ROAD

EXHIBIT C: DEVELOPMENT LOCATION

EXHIBIT D: PLANNING ASSESSMENT

TOWN OF HILTON HEAD ISLAND

RFQ 2025-02

Bryant Road Workforce Housing Developer Partner

I. GENERAL INFORMATION AND SUBMITTAL INSTRUCTIONS

The Town of Hilton Head Island invites qualified development firms (“Offerors” or “Developer Partners”) to submit statements of qualifications to support the development of approximately 7.19 acres of Town-owned property located at 30 Bryant Road, Hilton Head Island, SC 29926.

The Town is seeking to identify a qualified and experienced development team composed of architects, engineers, land planners, financiers, realtors, and builders to collaborate with the Town and the Gullah Geechee Historic Neighborhoods Community Development Corporation (GGHCDC) on the planning, design, construction, and long-term operation of a mixed-income, mixed-use neighborhood.

It is the intent of the Town that the selected Developer Partner will direct all redevelopment activities under the oversight of the Town. The Town aims to qualify a Developer Partner that shares the Town’s vision in building capacity through the financing and development of a best-in-class workforce housing neighborhood.

Key goals of the project include:

1. Expand Workforce Homeownership o Create attainable home ownership opportunities for the Island’s workforce.

o Incorporate long-term workforce housing affordability mechanisms.

o Support homebuyer readiness through partnerships that promote financial literacy and responsible ownership.

2. Reflect and Strengthen Community Character o Design a subdivision that complements the scale, culture, and identity of the surrounding Spanish Wells historic neighborhood.

o Foster neighborhood cohesion through thoughtful site planning, compatible architecture, and community amenities.

3. Promote Innovative and Resilient Community Design Principles o Integrate a variety of housing types and limited non-residential or community spaces that enhance livability and support neighborhood-scale economic activity.

o Employ energy-efficient and resilient design and construction practices that respect the Island’s natural systems.

4. Advance Local Economic Opportunities o Support a vibrant local economy by retaining and attracting the Island’s workforce.

o Encourage participation of local and minority-owned firms, nonprofit housing partners, and community-based organizations in project planning and delivery.

5. Model Public-Private Collaboration o Demonstrate an effective partnership between the Town, the development community, and local stakeholders to deliver high-quality, workforce housing solutions aligned with the Town’s Comprehensive Plan, Workforce Housing Framework, and Strategic Plan.

Offerors are encouraged to submit statements of qualification that demonstrate a strong alignment with the Town’s vision, commitment to sustainability, and ability to deliver high quality, innovative housing solutions.

Qualifications must be submitted by the Qualifications Submittal Deadline shown on the Transmittal Page. Qualifications will ONLY be accepted electronically via the Town’s Procurement Portal which can be accessed using the following link hiltonheadislandsc.bonfirehub.com. If electronic submittal poses a hardship, please notify the Town Contact person identified on the Transmittal Page.

Submittals will be publicly opened via virtual conference at the date and time indicated on the Transmittal Page. Only the names of Offerors will be provided at the opening. No other information will be shared at that time. To participate, please use the following meeting link and information.

All questions regarding this solicitation must be submitted in writing via the Town’s Procurement Portal using the “Ask a question” button. Questions will be publicly answered via the Procurement Portal. It is the Offeror’s responsibility to check the “Public Q&A” tab under the “Messages” section on the procurement portal to access and review all vendor Q&A. Addendums may be issued for

Virtual Opening of Submittals Link and Information

10:00 AM Eastern Time April 7, 2026

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Meeting ID: 259 246 660 858 99

Passcode: nZ7gi6nU https://aka.ms/JoinTeamsMeeting?omkt=en-US https://teams.microsoft.com/l/meetup-join/19%3ameeting_ZmE1YzUzNmQtODExNC00MmMxLTk5YzktMjg2YjQ4NTg1YzAx%40thread.v2/0?context=%7b%22Tid%22%3a%220532dcac-ed77-486e-9810-63efa5ac7c95%22%2c%22Oid%22%3a%22beedccd4-39ef-4a07-99dc-b2b276b52c4d%22%7d additional information and would also be posted via the Procurement Portal. It is the Offeror’s responsibility to check the Procurement Portal for any addendums issued.

The Town reserves the right to accept or reject any or all submittals received as a result of this solicitation, to negotiate with all qualified Offerors, to award multiple contracts for all or part of the scope of work, or to cancel in part or in whole this solicitation, if in the best interests of the Town.

The Town reserves the right to refuse any and all submittals and to waive any technicalities and formalities. The Town reserves the right to waive any requirement in this solicitation, including material requirements, if such material requirement is unmet by all Offerors, and such a waiver is determined to be in the best interests of the Town.

This solicitation does not commit the Town to award a contract or to procure any articles of goods or services. The Town shall not incur or pay for any costs associated with the preparation of Offeror submittals.

Submittals must be signed by an official of Offeror authorized to bind Offeror. Electronic signatures using secure signature software is acceptable. By submitting, Offeror agrees that its submittal shall be good and held open for a period of at least sixty (60) days from the Due Date.

The Town does not discriminate on the basis of race, color, national origin, sex [including pregnancy and childbirth (or related medical conditions)], religion, age or disability in employment or in the provision of goods and services.

The Town is committed to providing opportunities for disadvantaged businesses (small, women-owned, and minority-owned, etc.) to fully and fairly compete for contracts and to supply goods and services to the Town of Hilton Head Island. In the event of a tied bid, a certified disadvantaged business will be awarded the contract over a non-disadvantaged business. Ties between two businesses of the same status will be settled by a random selection. To be considered, disadvantaged businesses must submit proof of current government certification with their bid.

The Town is required under the South Carolina Freedom of Information Act, to upon request, make public and disclose all documents of, and documents incidental to, executed contractual arrangements. Therefore, Offerors, by submitting a response to this solicitation, are acknowledging that all materials submitted in their response may be subject to such disclosure, regardless of any labeling of materials as “confidential” or “proprietary” or other similar notations.

II. BACKGROUND INFORMATION

The Town of Hilton Head Island, located on the southern coast of South Carolina, spans 54 square miles and features 13 miles of beach. As the largest barrier island in the southeastern U.S., it is home to nearly 40,000 residents and is recognized for its natural beauty, high quality of life, and commitment to responsible development.

Within the Spanish Wells area, the Muddy Creek neighborhood is a culturally rich and historically significant community, home to iconic Gullah Geechee institutions like The Snack Bar, Spanish Wells Seafood & Produce, and Gullah Heritage Trail Tours. As of the 2020 Census, the neighborhood had a population of 231 across 56 households, with a median age of 45. Over the past decade, the area has experienced demographic shifts, reflecting increasing diversity.

Despite its strengths, Muddy Creek faces challenges from aging infrastructure and a mix of older stick-built and non-permanent housing. On May 2, 2023, the Hilton Head Island Town Council unanimously approved the purchase of the 30 Bryant Road property for $3.4 million. The transaction was finalized on June 30, 2023. The Bryant Road property is a key part of the proposed Muddy Creek Neighborhood Stabilization Plan. Community input from a September 2024 gathering revealed support for workforce housing partnerships and a preference for a neighborhood that maintains the low to moderate density, small-scale character and cultural identity.

Situated off Spanish Wells Road near the Cross Island Parkway, this site presents an investment opportunity to address workforce housing needs, strengthen local economic development, and advance revitalization efforts within the Muddy Creek neighborhood, where the Town is implementing a Neighborhood Stabilization Plan.

The project site is zoned RM-4 (Low to Moderate Density Residential) which permits residential development. The purpose of this district is to protect and preserve the character of these areas and neighborhoods, and to encourage a variety of residential opportunities. The regulations of the district are intended to discourage development that would substantially interfere with, or be detrimental to, residential character. The district allows for limited non-residential development, such as community services.

Recognizing the changing needs of its population, the Town is actively seeking a Developer Partner to create a project that is an additive to the neighborhood while increasing workforce housing availability that can accommodate both current and future residents. The Developer Partner will be tasked with producing a development that fosters interest in the existing community.

The Town acquisition of 30 Bryant Rd that was featured in local media. Coverage includes:

Town Press Releases:

• Town Council Approves the Purchase of 7.19 Acres on Bryant Road for Workforce

Housing, May 3, 2023

• Town Purchase 7.19 Acres of Property on Bryant Road, July11, 2023

• "Hilton Head Bryant Road Workforce Housing”, May 4,2023

The Town's workforce housing objectives are guided by adopted planning documents, including the following:

• 2022 Workforce Housing Framework

• 2019 Workforce Housing Strategic Plan

• Conditions and Trends Assessment

• Housing Impact Analysis

These documents collectively guide the Town's approach to ensuring workforce housing remains accessible, sustainable, and aligned with community needs.

III. SCOPE OF SERVICES

Development Location. The location where the development will occur consists of 7.19 acres, located at 30 Bryant Rd, Hilton Head Island, SC 29926. (See Exhibit “B”).

Role of the Selected Developer Partner. Qualified development teams should demonstrate expertise in the following areas:

1. Collaborate with the Town, Gullah Geechee Historic Neighborhoods Community Development Corporation, community groups, and stakeholders to align the project with the Muddy Creek neighborhood vision and project goals.

2. Assemble a multidisciplinary team with expertise in architecture, engineering, land planning, finance, construction, sales, and housing programs.

3. Partner with the Town to establish a subdivision that integrates with the surrounding neighborhood.

4. Lead and implement all redevelopment phases, including planning, design, permitting, financing, staffing, execution, and program management.

5. Provide down payment assistance and homebuyer education, with a focus on leveraging local expertise and community-based partnerships.

Developer Partner’s Anticipated Qualifications/Experience/Expertise. The selected Firm shall possess, or within its team provide the following qualifications, ability, and experience:

1. Developing housing that fosters a vibrant community and integrates into an existing neighborhood.

2. Proven expertise in delivering mixed-income, mixed-use housing projects that are aligned with the strategic objectives similar to those of the Town.

3. Executing mixed-finance developments in close collaboration with local government authorities to efficiently navigate permitting and utility requirements for successful revitalization.

4. A strong history of partnering with community stakeholders, including non-profit developer builders supportive of community development, coupled with a demonstrated ability to integrate essential community amenities, such as after school programs, financial counseling, and other supportive services into housing projects to enhance resident well-being and community cohesion.

Role of the Town. Based upon the final development plan and coordination with community members and residents, the Town anticipate providing:

1. Project vision.

2. Land contribution.

3. Potential financial contribution towards planning, engineering, and architectural design expenses as well as infrastructure design and installation, including zoning entitlements.

4. Expedited development plan review and permitting support.

5. Potential reduction of applicable Town fees.

6. Support the selected development team on programming and community objectives.

IV. SUBMITTAL REQUIREMENTS AND FORMATTING

Offerors are REQUIRED to submit all requested information and/or documentation outlined in this section of the solicitation. Any Offeror failing to do so may have their response rejected as being non-responsive and making them ineligible for contract award. The offeror must complete and return with their response the Checklist of Submittal Requirements, a copy of which is included in this solicitation as Exhibit A. Offerors shall submit their responses in a format and sequence that follows the section numbering and layout provided in this solicitation to assist the Town in its evaluation of responses.

Offerors shall submit written qualifications which clearly demonstrate their ability to provide quality services in an effective manner.

SUBMITTALS SHALL NOT EXCEED A TOTAL OF 30 PAGES. A PAGE IS CONSIDERED TO BE ONE SIDE OF A SHEET OF PAPER IF PRINTED. EXCEEDING THE PAGE LIMIT IS GROUNDS FOR REJECTION OF

THE SUBMITTAL.

The following will not be counted as pages:

1. Front and/or back cover pages of your Qualifications document.

2. Table of Contents for your Qualifications document.

3. Section Dividers for your Qualifications document.

4. Copies of all current licenses applicable to the professional services being requested.

5. Checklist of Submittal Requirements (Exhibit A).

6. Submittal Transmittal Page (page 2 of RFQ).

If you have any questions on the above page limit information, submit your questions through the Procurement Portal.

Submittals shall include the following information, and should be arranged in labeled sections as follows:

Section A: Team Experience and Qualifications

Team Description: The Developer Partner’s team should include as necessary the developer entity, architect (including experts in sustainability and green building), engineers, and legal counsel. Inclusion of property management options is a plus. Provide general information on the Developer and the development team, including the following:

1. Contact person, title, telephone number, and e-mail address.

2. Name of Developer Partner, main address, telephone/facsimile numbers, and e- mail address; address, telephone/facsimile numbers of office from which services will be provided, if different from above.

3. Description of firm size, number of employees, and a description in time and dollar value of projects in the pipeline.

4. Identify the individual who will serve as the Project Manager for the development team and who will direct and coordinate the development effort through completion. Describe the Project Manager’s prior and current experience with projects of similar anticipated scope and size.

5. List the remaining members of the Developer Partner’s team and provide an Organizational Chart. Identify all entities that comprise the team, indicating their specialization(s), relevant experience, and specific contribution to the team. These entities should include an architect, engineer, land planner, property manager and any other firms and professionals who will be part of the team.

6. Provide a description of the development team’s prior experience working together. In addition, provide examples of the team’s prior and current experience, within the last five

(5) years, with developments of anticipated similar scope size and complexity, as well as experience in South Carolina, if any. Please include information related to the responsibilities outlined within this RFQ, including but not limited to partnership activities for workforce housing.

7. Provide information regarding the team’s experience in designing and constructing energy efficient and resilient buildings.

Section B: Profile and Approach of Developer Partner

List all relevant development and redevelopment projects that included, but are not necessarily limited to, workforce housing projects that were mixed-income, rental housing, or homeownership projects that development team has successfully completed. Please identify with specificity the states where they are located. Specify the number of units and the income groups served, the per-unit cost of each project, and the period of time it took to complete the project. Please provide this information by year.

Describe your understanding of the project and the Town’s goals, whether from experience with similar projects or from preparatory research. Provide a proposed project approach that addresses the project issues and indicates a good understanding of the Town’s objectives and goals.

Section C: Reference Information

Please provide a list of at least three (3) references for the Developer Partner and three such references for each of the other major team participants that will respond to this RFQ. Provide a list of past or current projects where the proposed development team has demonstrated its qualifications in any or all the activities requested under this RFQ. The list must include the name, title, organization, address, telephone, and email of the person most familiar with the work completed.

V. EVALUATION CRITERIA

Qualifications will be evaluated using the following criteria:

1. Professional Qualifications and Firm Profile (30%) – Strength and relevance of team composition assigned to the project, including demonstrated experience with workforce housing developments. Current project load and capacity of team to effectively manage this project. Ability to provide successful ongoing management following completion of the project.

2. Past Performance (30%) – Documented success in delivering comparable projects.

Experience in developing land and mixed-income housing units that utilized innovative and creative approaches. Past performance in quality of work, cost control compliance with performance schedules and regulatory requirements. Experience and knowledge of the local housing market, down payment assistance programs, and homebuyer educational/ counseling services.

3. Vision and Approach (25%) – Evidence the team understands the project and the Town’s goals, whether from experience with similar projects or from preparatory research. The team’s proposed project approach addresses the project issues and indicates a good understanding of the Town’s objectives and goals.

4. Demonstrated Financial Capacity 10%) – Demonstrated ability to finance, construct, and sustain the project through a proven track record of creative and viable financial plans that do not rely principally on the Town’s sources. Proven ability to maximize private and non-profit sector participation in the financing of complex mixed-income projects.

5. References (5%) – Quality and relevance of references from similar projects.

Selection of a Preferred Partner List. Following the evaluation of the statements of qualification in this RFQ, the Town will prepare a ranking for highly rated firms to be on a “shortlist” of Preferred Developer Partners. Firms designated as Preferred Developer Partners will be invited to submit a formal development proposal in response to a Request for Proposals (RFP). The RFP will outline all required information to facilitate a comprehensive evaluation of the development proposals with the goal of establishing a Public-Private Partnership with the Town of Hilton Head Island.