GSCLBA _REQUEST FOR PROPOSAL 27_002_Pamela Dr.pdf

“...returning land to an effective utilization to provide affordable housing for the citizens of the City and County”

REQUEST FOR PROPOSAL 27-002

SALE OF REAL PROPERTY LOCATED AT:

809 Pamela Dr, 810 Pamela Dr, 811 Pamela Dr

GRIFFIN, SPALDING COUNTY, GEORGIA

October 1, 2026

Introduction: The Griffin-Spalding County Land Bank Authority (the “GSCLBA” and occasionally the “Authority”) is a public authority authorized by Georgia law and created pursuant to an Interlocal Cooperation Agreement between Spalding County and the City of Griffin. It is governed by a Board of Directors (the “Board”) appointed by Spalding County (the “County”), City of Griffin (the “City”) and the Griffin-Spalding County Board of Education (“BOE”).

The purpose of the GSCLBA is to acquire tax delinquent properties and other property donated to the Authority located in the City of Griffin and Spalding County in order to foster the public purpose of returning land which is in nonrevenue-generating, nontax-producing status to an effective utilization status to provide affordable housing, new trade, commerce, industry and employment opportunities for the citizens of the City and County

The goal(s) of the GSCLBA are as follows:

a) Development of affordable housing for low-to-moderate income individuals;

b) Increase home ownership and facilitate access to home-buyer education;

c) Support development of neighborhood redevelopment;

d) Support development of fair market-rate housing;

e) Support development of community facilities such as parks and recreational facilities;

f) Facilitate land acquisition for local government entities, development authorities, housing authority, public school district and private developers for public use, economic, community, transportation and infrastructure development;

g) Facilitate the remediation of neighborhood blight and/or nuisance properties; and

h) Eliminate substandard lots of record for single family housing.

Griffin-Spalding County Land Bank Authority, (hereinafter “GSCLBA”) is seeking Requests for Proposals for the rehabilitation and disposition of real property, AS IS WHERE IS AND WITH NO WARRANTIES, for the property more particularly described as follows:

The Properties ALL AND ONLY THAT PARCEL OF LAND DESIGNATED AS Tax Parcel 048 01018, lying and being in Land Lot 115, City of Griffin, Spalding County, Georgia containing 0.53 acre more or less, being Lot 18 Block A, Terrace Heights Subdivision, shown in Plat Book 5, Page 106, described in Deed Book 4068, Page 84, the description contained therein being incorporated herein by this reference, known as 809 Pamela Drive.

https://qpublic.schneidercorp.com/Application.aspx?AppID=766&LayerID=11802&PageTypeID=4&PageID

=5608&KeyValue=048%2001018

And All and only that parcel of land designated as Tax Parcel 048 03007, lying and being in Land Lot 115 of the 2nd Land District, Spalding County, Georgia, being Lot 7 Block D, Terrace Heights Subdivision, shown in Plat Book 10, Page 347, described in Deed Book 778, Page 102, the description contained therein being incorporated herein by this reference, known as 810 Pamela Drive.

=5608&Q=1280228611&KeyValue=048+03007

And All and only that parcel of land designated as Tax Parcel 048 010019, lying and being in the City of Griffin, Spalding County, Georgia being Lot 19, Block A, Terrace Heights Subdivision, shown in Plat Book 5, Page 106, the description contained therein being incorporated herein by this reference described in Deed Book 388, Page 61, known as 811 Pamela Drive.

=5608&Q=368481643&KeyValue=048+01019 https://qpublic.schneidercorp.com/Application.aspx?AppID=766&LayerID=11802&PageTypeID=4&PageID=5608&KeyValue=048%2001018 https://qpublic.schneidercorp.com/Application.aspx?AppID=766&LayerID=11802&PageTypeID=4&PageID=5608&KeyValue=048%2001018 https://qpublic.schneidercorp.com/Application.aspx?AppID=766&LayerID=11802&PageTypeID=4&PageID=5608&Q=1280228611&KeyValue=048+03007 https://qpublic.schneidercorp.com/Application.aspx?AppID=766&LayerID=11802&PageTypeID=4&PageID=5608&Q=1280228611&KeyValue=048+03007 https://qpublic.schneidercorp.com/Application.aspx?AppID=766&LayerID=11802&PageTypeID=4&PageID=5608&Q=368481643&KeyValue=048+01019 https://qpublic.schneidercorp.com/Application.aspx?AppID=766&LayerID=11802&PageTypeID=4&PageID=5608&Q=368481643&KeyValue=048+01019

Map

About Griffin and Spalding County Griffin-Spalding County Populations Projections, 2000-2050 2000 2010 2020 2030 2040 2050 Griffin 23,436 23,643 23,478 24,251 25,248 26,209 Spalding County 58,417 64,073 67,306 71,390 76,325 81,359 Griffin as % of Spalding County

40% 37% 35% 34% 33% 32%

Source: Governor’s Office of Planning and Budget, Population Projections

Source: 2000 December Census, 2010 Decennial & 2020 Annual Community Survey

Household Data 2000-2020

2000 2020 Total Housing Units 9,669 10,290 Total Households 8,860 9,343 Families 6,018 68% 5,822 62% Families w/ Children 3,507 40% 2,638 34% Families w/Older Adults 2,978 34% 2,783 30% Non-Family 2,842 32% 3,521 38% Average Household size 2.6 2.41 Average Family size 3.16 3.03

30%

34%

15%

21%

HOUSEHOLD SIZE 2020

1 Person 2 Person 3 Person 4 + Person

Griffin Education Data

2000 2010 2020

Less than 9th grade 12.7% 10.1% 5%

9th to 12th grade no diploma 23.4% 18.4% 13%

High School graduate 29% 32% 38%

Some college, no degree 15.2% 17.7% 17%

Associate degree 3.2% 4.2% 7%

Bachelor’s degree 11.2% 11.2% 11%

Graduate degree 5.2% 6.2% 9%

Less than High School diploma 36% 29.% 18%

High school diploma or higher 63.9% 71.5% 83%

Bachelor’s degree or higher 16.4% 17.4% 20%

.7

.4

.3

.1

.8

.5

.3

.1

.7

.9

.1

.4

1 5 - 2 4 2 5 - 4 4 4 5 - 6 4 6 5 +

GRIFFIN AGE DISTRIBUTION 2000 -2020

2000 2010 2020

Source: 2020 American Community Survey

0%

5%

15%

2%

16%

8%

0%

5% 9%

23%

8%

5% 4%

EMPLOYMENT BY INDUSTRY 2020

Agriculture

Construction

Manufacturing

Wholesale Trade

Retail Trade

Transporation and Warehousing Information

Finance and Insurance

Professional, Scientific

Educational

Arts, Entertainment

Other Services

Public Administration

$0

$20,000

$40,000

$60,000

$80,000

$100,000

$120,000

2 0 0 0 2 0 1 0 2 0 2 0

MEDIAN HOUSE INCOME, 2000-2020

Griffin Median Household Georgia Median Household

Source: 2000 Decennial Census, 2010 Decennial Census, 2020 Decennial Census

26%

74%

COST BURDENED POPULATION 2020

Cost Burdened Owners Cost Burdened Renters

0%

10%

20%

30%

40%

50%

60%

2 0 0 0 2 0 1 0 2 0 2 0

COST BURDENED POPULATION 2000 -2020

Owners

Renters

0.00%

5.00%

10.00%

15.00%

20.00%

25.00%

30.00%

1939 or earlier 1940 to 1959 1960 to 1979 1980 to 1999 2000 to 2009 2010 to present

Age of Housing Stock by Construction Year

Units in Housing Structure

1-Unit detached 1-Unit attached 2 Units 3 or 4 Units 5 to 9 Units 10 or more

Scope of Work The selected entity, company or bidder shall build owner-occupied housing to help the Griffin Spalding County Land Bank with achieving its stated purpose of returning land which is in nonrevenue-generating, nontax-producing status to an effective utilization status to provide affordable housing, new trade, commerce, industry and employment opportunities for the citizens of the City of Griffin and Spalding County;

and aligns that with the appropriate zoning and design standards of Griffin and Spalding County that may facilitate neighborhood redevelopment, private investment and reduce neighborhood blight.

The current zoning of the properties is: Low Density Residential B.

It shall be the intent of this zoning district to be reserved for development of low density residential uses only, which are intended to provide and encourage the formation and continuation of a stable, healthy environment for single-family dwellings situated on lots having an area of one-half acre (21,780 square feet) or more. The provisions are also intended to discourage development that may adversely affect the residential character and integrity of the district.

City of Griffin Planning & Development

(770) 233-4130

Jurisdiction: City of Griffin

Low Density Residential B Zoning Requirements:

Minimum Lot area: 0.5 acres

Minimum Square Footage: 1,800 sf for single story or 1050 sf for two or more story dwellings

Maximum Height: 35 feet

Minimum Lot Width: 80 feet

Minimum Frontage: 80 Feet

For more information regarding zoning, respondents are encouraged to review City of Griffin Unified Development Code

Required Documents

• Cover Letter on Letterhead to include:

o Applicant Name o Applicant background and experience o Company background, structure and experience o Intended use of the property o Intention to rezone the property( if necessary) o Construction Budget (Sample Below) o Construction Timeline to include estimated date of completion and certificate of occupancy date o Bid Price to Griffin-Spalding County Land Bank Authority****

• State of Georgia General Contractor’s License

• Business License

• Proof of Commercial Liability Insurance

• Photographs from previous projects

• Proposed Site plan

• Proposed Floor Plans

• Zoning verification from the City of Griffin or Spalding County

• Proof of Financing such as:

o Most recent Bank Statements, o Letter of verification of available funds from Financial Institutions o Constructions Loan Commitment Letter from Financial Institution o Line of Credit Letter

• Construction Budget (Sample)

• IRS Determination Letter (if applicable)

****The prices listed on GSCLBA website represent 30% of the current year Tax Assessed Value www.gsclba.com http://www.gsclba.com/

Item Budgeted Amount Bid Amount for the property $ Construction Labor $ Site Work $ Building Materials $ Finishing Materials $ Permits and Fees $ Contingency $ Total $

Question and RFP Submission Deadlines Questions must be submitted gsclba@cityofgriffin.com by October 23, 2026. The subject line of the email shall be: Proposal for GSCLBA RFP 27-002 Question.

Proposals must be submitted by November 23, 2026 at 10am to gsclba@cityofgriffin.com as one PDF with the Subject line GSCLBA RFP: 26-002 Submission and 7 Hard Copies mailed to or delivered to:

Griffin-Spalding County Land Bank Authority c/o Christopher Blocker

PO Box T Griffin, GA 30224

Or Hand delivered to

Griffin-Spalding County Land Bank Authority c/o Christopher Blocker

100 S. Hill St 4th Floor

Griffin, GA 30224 mailto:gsclba@cityofgriffin.g mailto:gsclba@cityofgriffin.

Request for Proposal Timeline

Event Date Request for Proposal is Issued October 1, 2026 Deadline for written questions October 23, 2026 Responses to questions October 30, 2026 Deadline for submission November 23, 2026 AT 10:00 AM Public opening for bid submission November 23, 2026 AT 4:00 PM RFP Board Workshop December 11, 2026 AT 10:00AM RFP Award Tentative Date December 21, 2026

Closing Process Upon the acceptance of an application and the award of property or properties to an applicant, the closing of the sale of the property shall be scheduled for a time mutually agreed upon by the parties within sixty (60) days after the execution of a Transaction Agreement at such time, date and location as is designated by the parties. This deadline may be extended in writing by mutual agreement of the parties. If the property is not closed within 60 days the contract will be void and the property shall be returned to the GSCLBA inventory and may be disposed of at the discretion of the GSCLBA.

Permit and Construction Requirements Unless otherwise agreed to by the parties, the purchaser or grantee shall make timely application for a building permit for the renovation or construction of the subject property within 90 days and shall commence work under such permit within six (6) months of the date of the closing of the sale of this property from the GSCLBA. Should the purchaser fail to commence work within the specified time period, the GSCLBA shall have the option to re-purchase the subject property for the sales price set forth in the contract less legal and administrative fees involved in the transaction and repurchase

Covenants, Conditions and Restrictions.

All conveyances by the GSCLBA to individuals or non-governmental entities shall include such covenants, conditions and restrictions as the GSCLBA deems necessary and appropriate to ensure the use, rehabilitation and redevelopment of the property in a manner consistent with the stated purpose and goals of the GSCLBA. Such requirements may take the form of a deed creating a defeasible fee, recorded restrictive covenants, subordinate financing being held by the GSCLBA, first rights of refusal, contractual development agreements, or any combination thereof

Rubric/Evaluation Criteria

Criteria Maximum Score

Evaluation Score

Design and Materials 15

Bid Price 10

Proposed Use of the Property 5

Estimated Construction Cost 10

Proposed Sales Price to Owner-Occupant 10

Construction Company Qualification and background 15

Construction Timeline 10

Financial Capability 15

Proposed benefit to the Neighborhood 5

Current Griffin or Spalding County Resident, Business Owner or Local builder

Total Score 100

Owner Occupancy Requirements

Generally. Unless explicitly waived by the Board pursuant to subsection (b) below and expressly set forth in the applicable Transaction Agreement, all property acquired from the GSCLBA shall be required to be Owner- Occupied Property. Owner-Occupancy shall be determined upon the completion of the renovation or development of the property, and the Owner-Occupant is expected to reside in the property and must pay all tax obligations that become due and payable on the property.

Waiver of Owner-Occupancy Requirement. The Board may waive the Owner-Occupancy Requirement, in whole or in part, only upon a specific finding, reflected in the minutes, that the waiver is consistent with the stated mission and goals of the GSCLBA and that one or more of the criteria below are satisfied. Any waiver shall be expressly set forth in the applicable Transaction Agreement.

a. Affordable Housing and Neighborhood Redevelopment. The proposed disposition will result in the development or preservation of Affordable Housing or will materially advance Neighborhood Redevelopment, including but not limited to mixed-income or multi-family projects, and the grantee agrees to record covenants, conditions and restrictions acceptable to the GSCLBA to ensure long-term compliance with such use.

b. Mission Driven Non-Profit Projects. The transferee is a Mission Driven Non-Profit Organization acquiring the property for the purpose of developing Affordable Housing, community facilities, or other uses consistent with Section 1, and the project is subject to recorded affordability and use restrictions acceptable to the GSCLBA.

c. Community Improvement or Public Use. The property will be used for Community Improvement Property or other public purposes, or is being transferred to a local government entity or other public entity for public use, and Owner-Occupancy is incompatible with the intended use.

d. Commercial Property. The property identified for disposition is located in a commercial zoning district and the application of the Owner-Occupancy requirement would prevent the redevelopment of the property or otherwise hinder the redevelopment of the property.

e. Demonstrated Market or Financing Necessity. Strict application of the Owner-Occupancy Requirement would prevent feasible financing or redevelopment of the property, the proposed project otherwise satisfies the disposition considerations, the Transaction Agreement imposes alternative protections (such as minimum holding periods, rent and tenant protections, or reverter rights) acceptable to the GSCLBA.

f. Hardship and Good Cause. In rare cases, the Board may grant a waiver upon a showing of substantial hardship or other good cause, provided that: (i) the waiver will not materially undermine homeownership, stabilization, or anti-speculation goals; and (ii) the Board imposes such additional conditions as are necessary to protect the public interest, including but not limited to limits on resale or leasing of the property.

Conclusion The Griffin-Spalding County Land Bank Authority Board consists of 5-Member board who have been appointed by the City of Griffin and Spalding County Boards of Commissioners to serve the citizens of the City and County.

The purpose of the GSCLBA is to foster the public purpose of returning land which is in nonrevenue-generating, nontax-producing status to an effective utilization status to provide affordable housing, new trade, commerce, industry and employment opportunities for the citizens of the City and County.

Proposals must be submitted by November 23, 2026 at 10 AM to gsclba@cityofgriffin.com as one PDF with the Subject line GSCLBA RFP: 26-002 Submission and 7 Hard Copies mailed to or delivered to:

Griffin-Spalding County Land Bank Authority c/o Christopher Blocker

PO Box T

Griffin, GA 30224

Or

Hand Delivered to

Griffin-Spalding County Land Bank Authority c/o Christopher Blocker

100 S. Hill St 4th Floor

Griffin, GA 30224 mailto:gsclba@cityofgriffin.com