Moore Square East RFQ_final (2).pdf

REQUEST FOR QUALIFICATIONS

FOR THE REDEVELOPMENT

OF CITY-OWNED PROPERTY

MOORE SQUARE

EAST

raleighnc.gov

Request for Qualifications (RFQ) # 274-HCD-FY27-7

Title: Moore Square East Redevelopment

Issue Date: September 28, 2026

Due Date: November 12, 2026, no later than 10:00 AM EST

*LATE PROPOSALS WILL NOT BE ACCEPTED*

Issuing Department: Housing and Community Development

Direct all inquiries concerning this RFQ to:

Pat Dawson Redevelopment Supervisor Email: Redevelopment@raleighnc.gov mailto:Redevelopment@raleighnc.gov

Table of Contents

1 Overview and Purpose

1.1 Threshold Qualifications

2 Project Background

2.1 Site Description

2.1.1 Location & Addresses

2.1.2 Environmental

2.1.3 Zoning

2.1.4 Lots 15 and 16 of the Moore Square East Assemblage

2.2 Development Concept Guidance

2.2.1 Uses

2.2.2 Affordable Housing Approach

2.2.3 Gap Financing

2.2.4 Parking

2.2.5 Sustainability

2.2.6 City Priorities for the Site

2.3 Post-Award Expectations

2.3.1 General Expectations

2.3.2 Property Disposition

2.3.3 Anticipated Timeline from Award to Closing

2.3.4 Conditions for City Gap Financing

3 Request for Qualifications Process

3.1 RFQ Timeline

3.2 Pre-Proposal Conference

3.3 Questions

3.4 Qualifications Submission Process

3.5 Required Document Format

3.5.1 Cover Letter

3.5.2 Team/Firm Background and Experience

3.5.3 Project Examples

3.5.4 Financial Information

3.5.5 Project Understanding, Approach and Schedule

4 Evaluation and Selection Process

4.1 Evaluation Criteria

4.2 Interviews

4.3 Selection

4.4 City’s Authority Over Selection Decision

4.5 Notice to Proposers Regarding RFQ Terms and Conditions

5 Additional Terms and Conditions

5.1 Non-Discrimination Policy

5.2 Rights to Submitted Materials

5.3 Communications

5.4 Lobbying

5.5 Conflicts of Interest

5.6 Proposer Expenses

5.7 Proposer Acceptance

6 Appendices Appendix I – Survey Appendix II – Proposer Questionnaire Appendix III – Reference Questionnaire and Form Appendix IV – Conditional Commitment Letter Template Appendix V – Exceptions to the RFQ

1 Overview and Purpose The City of Raleigh is seeking a qualified development partner to develop affordable housing on City-owned property on the block immediately east of Moore Square in the City’s historic downtown. The City is making available an approximately 1.8-acre property assemblage with frontage on E Hargett, S Bloodworth, and E Martin streets. These properties represent a unique opportunity to deliver significant affordable housing into the core of Downtown Raleigh, one block from the City’s primary transit facility.

The ideal development partner will have an established track record of recently and frequently completing high-quality affordable housing projects within the City of Raleigh, transparently negotiating in good faith with local government partners, assembling complex capital stacks, successful utilization of prior City funding, and delivering quality public realm outcomes. As part of this partnership, the City brings to the table the land, affordable housing financing tools, and a collaborative approach to delivering a project that is both feasible and achieves key policy outcomes. As time is of the essence to deliver a positive outcome near Moore Square, projects that work within existing zoning and minimize the need for discretionary approvals are preferred.

All information related to this solicitation, including any addenda, will be posted to the North Carolina electronic Vendor Portal (eVP) at https://evp.nc.gov/.

All questions related to this solicitation must be submitted in writing (via email) to the following individual – questions submitted via telephone will not be answered:

Contact Name Email Address Pat Dawson Redevelopment@raleighnc.gov

1.1 Threshold Qualifications

The City expects all proposers to meet the threshold qualifications below:

• At least one 4% or 9% LIHTC project has received its Certificate of Occupancy in the City of Raleigh on or after January 1, 2021

• Written confirmation of acceptance of City of Raleigh terms for gap financing and ground lease

• Property management firm must be on the approved North Carolina Housing Finance Agency (NCHFA) vendor list at the time of submission of this RFQ to the City

• Prior history of successfully completing a LIHTC project utilizing City of Raleigh and Wake County gap financing

Firms that submit a proposal that fail to meet the threshold qualifications listed above will be excluded from consideration.

https://evp.nc.gov/

2 Project Background

2.1 Site Description

2.1.1 Location & Addresses

The City has assembled 2.88-acres on the east side of Moore Square, comprising about 70% of the block bounded by E Hargett, S Bloodworth, E Martin, and S Person streets. The majority of this site, comprising the parcels listed below, is being made immediately available for the development of an affordable housing project. The site includes the entirety of the block face on S Bloodworth Street, and additional frontage on E Hargett and E Martin streets.

ADDRESS PIN

DEED

ACRES

0 E MARTIN ST 1703876911 0.02

0 E MARTIN ST 1703875953 0.01

330 E HARGETT ST 1703886253 0.59

214 S BLOODWORTH ST 1703886088 0.10

218 S BLOODWORTH ST 1703887004 0.04

224 S BLOODWORTH ST 1703877908 0.04

226 S BLOODWORTH ST 1703876995 0.04

228 S BLOODWORTH ST 1703876991 0.03

323 E MARTIN ST 1703876933 0.08

317 E MARTIN ST 1703875954 0.06

313 E MARTIN ST * 1703874995 0.17

327 E MARTIN ST 1703876898 0.06

319 E MARTIN ST 1703876909 0.39

210 S BLOODWORTH ST 1703886184 0.10

325 E MARTIN ST 1703876953 0.08

TOTAL

1.81

*Partial parcel

During the course of project design, should it be found that there is significant need or benefit to enlarging the site available for affordable housing to achieve the required yield at reasonable cost, the City may contemplate adding additional property to the site.

Figure 1: Location of City Property

2.1.2 Environmental

The site is gently sloping to the south-southeast, dropping a little over 18 feet from E Hargett to E Martin Street. A 24-inch stormwater pipe traverses from the southeast corner of the Raleigh Rescue Mission parcel across the City property to Bloodworth Street. Building footprints will either need to avoid this pipe, or the pipe will need to be relocated. If the latter, one option is to tie the pipe into an existing storm sewer on E Martin St. A prior development team had obtained an agreement from the Raleigh Rescue Mission to conduct the necessary work on their property, and they have expressed willingness to execute a similar agreement with any future developer.

The City has Phase I and Phase II environmental reports for all the property except 313 E Martin St, for which only a Phase I report is available. The City is also including a 2013 survey of the property, as conditions have not significantly changed since that time (see Appendix I)

2.1.3 Zoning

The property is mostly zoned DX-12-UG with a small portion zoned DX-20-UG. Any affordable project is expected to be under this entitled height limit. This zoning permits multifamily development at any density. The Urban General (-UG) frontage does not require a retail ground floor but does require a 0-to-10-foot build-to across 70 percent of the primary street frontage and 35 percent of the side street frontage. In addition, the -UG frontage imposes limitations on the location of parking, including a 30-foot parking setback from primary streets and a prohibition on parking between a building and any street. While primary streets are identified through the site plan review process, it is likely that Hargett and Martin streets will be identified as primary. Relief from these standards would require a variance from the City of Raleigh Board of Adjustment, which must meet specific legal standards for approval in a quasi-judicial proceeding.

Figure 2: Zoning of City Property

2.1.4 Lots 15 and 16 of the Moore Square East Assemblage

There are two, approximately 6-foot wide strips of land located within the Assemblage that are known as Lot 15 (approximately 0.01 acres in size; PIN 1703875953) and Lot 16 (approximately 0.02 acres in size; PIN 1703876911). The City obtained a General Warranty Deed to both Lots 15 and 16 in 2021, which is recorded at Deed Book 18428, Pages 1091- 1093, Wake County Registry. The City further obtained a title policy relating to these two strips, which can be provided to Proposers upon request. The title policy contains an exception for the “Ownership interests of the heirs of Robert Watson Winston, Jr., deceased,” given those heirs may claim some right, title or interest in the strips due to the language of the conveyance documents provided to successor owners. The City’s immediate predecessor in title to the two strips was The Wood Pile, LLC, which acquired title in 2000 (Deed Book 8647, Pages 1710- 1713). To the best of the City’s knowledge, the Winston Family has not acted in a manner consistent with ownership of the property since the 1940’s. However, out of an abundance of caution upon learning in Fall of 2025 that this exception to title could present challenges to financing a project on the property, the City is currently pursuing a quiet title action to resolve the title exception. The City anticipates that the quiet title action will be resolved in 2027.

While the City will provide the title policy or any other information associated with title to interested Proposers, any questions Proposers may have regarding impact on title or the process of confirming the City’s title through the quiet title action should be directed to their own legal counsel, who the City would strongly recommend be licensed to practice in North Carolina.

2.2 Development Concept Guidance

2.2.1 Uses

A minimum of 100 units of affordable housing is desired. Additional uses complementary to the affordable housing use are also encouraged.

2.2.2 Affordable Housing Approach

The City is specifically requesting proposals for a 4% Low Income Housing Tax Credit (LIHTC) project to ensure that a project can be delivered on a set schedule with a high probability that tax credits will be awarded. The City is prepared to work with the selected developer on a financing package that can support the development of 100 or more affordable units on this tight site. We are targeting the January 2027 deadline to submit a pre-application to NCHFA.

Additionally, a minimum of one (1) unit and up to 10% of units should be set aside for City of Raleigh referrals. A project may propose additional units be set-aside for people with disabilities or experiencing homelessness, however, no more than 30% of the total units can be restricted to these populations.

Household income limits, income verification, and rent limits for the affordable units must be reviewed and approved prior to initial occupancy (and upon subsequent lease renewals for rental units) by the City Housing and Community Development staff.

2.2.3 Gap Financing

The City expects to make available between $4 million and $8 million in gap financing and expects proposers to also submit an application for additional gap financing from Wake County.

Proposals seeking City gap financing in excess of the stated amount must submit that request as an exception in Appendix V and explain why additional City subsidy is needed. A request for additional subsidy may be considered by the City, but could disqualify a proposal in favor of other proposals that remain within the City’s projected financial support for the development.

The subsidy may be used for construction-to-permanent gap financing to support the construction of affordable units on the site. For any proposed funding sources, proposers should provide supporting documents to demonstrate confidence that the sources can be secured at the amount and terms proposed.

2.2.4 Parking

The City of Raleigh does not impose minimum parking requirements as a zoning requirement, so developers should plan for the quantity of parking necessary to support the viability of the project(s). All parking needs should be accommodated on site, and no use of nearby City parking facilities should be assumed.

If NCHFA remains consistent with prior practice for tax credit awards, it will require dedicated parking for any LIHTC project on the site. Given the site’s downtown location and proximity to transit, the City believes NCHFA may allow a reduced parking requirement for the development below one space per unit, though proposers are encouraged to inquire directly with NCHFA on this requirement. Applicants are encouraged to seek similar reductions in order to increase yield on this small site. The City will not require any of the on-site parking to be located under a building or stacked in a structure—however, a combination of surface and tuck-under parking may provide the best balance between the trade-offs of development cost and unit yield.

Applicants are encouraged to explore creative approaches to fitting parking on the site.

2.2.5 Sustainability

The City encourages developers to utilize sustainability measures within the buildings and site design. A commitment to certifications that exceed Energy Star are encouraged. Examples include, but are not limited to, System Vision, LEED, and Energy Star “NextGen” certification, an Energy Star score higher than what is needed to meet Energy Star Multifamily New Construction Certification.

Projects will be expected to comply with all sustainability measures associated with applicable funding sources and regulatory programs. The City encourages features such as renewable energy, electric vehicle charging, conservation and protection of environmental resources, green building, Green Stormwater Infrastructure (GSI), water conservation, tree conservation, recycling of construction and residential waste, energy efficiency, etc.

Implementation GSI should be considered for all stormwater treatment before alternative grey infrastructures. GSI should be considered for both regulatory compliance and above and beyond water quality treatment; supplemental funding from Raleigh Water- Stormwater Division may be available for the above and beyond GSI. Details for stormwater measures should be included in the submitted proposal as described in Section 3.5.5 of this document.

All City-owned land development projects require the completion of a GSI Evaluation. The selected developer will work with the City through the required GSI Evaluation process.

Acceptable GSI options are described in UDO Section 12.

2.2.6 City Priorities for the Site

• Produce dense multifamily affordable rental housing, maximizing the unit yield that can be achieved using construction types and parking strategies that keep hard costs to a reasonable level.

• Work within existing zoning and site constraints to avoid delays delivering a project.

• Leverage a variety of funding sources to achieve deep income affordability (e.g., units at 30% AMI and under).

• Include creative design to encourage walkability, connection to surrounding developments and access to transit

• Integrate sustainability features into buildings and site.

2.3 Post-Award Expectations

2.3.1 General Expectations

Once a development team is selected, it is expected that the team will move expeditiously to plan the overall development, establish site control, initiate the development review process, and secure financing. The goal is to have site control and enough project details solidified to make the January 2027 pre-application submittal deadline to the NCHFA.

https://udo.raleighnc.gov/g

2.3.2 Property Disposition

The City’s standard practice for LIHTC developments is to convey the necessary property interests in the land via a long-term ground lease at a nominal rent. It is the City’s intention to remain the fee owner of the site for the duration of the ground lease.

The terms of the ground lease must be acceptable to the City and meet all applicable requirements of local and North Carolina law. The City will expect the developer to work with their development partners (including lenders and equity investors) to ensure the terms required by the City remain in the instruments documenting the deal, including the ground lease and any development agreement.

2.3.3 Anticipated Timeline from Award to Closing

Month Milestone 1 Option to Ground Lease executed 5 Administrative Site Review approval 9 Site Permit Review approval 11 Building permit issuance 12 Loan closing and ground lease execution

2.3.4 Conditions for City Gap Financing

The City has a robust and long-standing program to fill financing gaps in affordable housing projects. Standard terms for accessing a City loan are set forth below and further detailed in Appendix IV: Conditional Commitment Letter. Teams (and their lenders) proposing to utilize the City’s gap financing program must be willing to agree to these terms. Additional terms may be added at the discretion of the City prior to any formalized commitments.

I. Construction-to-permanent financing.

II. Interest Rate: 0 – 2%, depending on a project’s needs.

III. Term: 20/30/40 years, or as long as affordability is maintained.

IV. Repayment: Deferred, monthly, or annual payments depending on the population served and the project’s needs. The City seeks to structure loan repayment terms that ensure the highest reasonable repayment to the City and that place the City in the highest available repayment position. Cash-flow–based repayment structures will only be considered when required by the project’s first mortgage lender and supported by a commitment letter, LOI, or similar documentation. These repayment considerations may be included within the City’s scoring and evaluation criteria.

V. First or subordinate with conditions.

1 Applicants must specify the proposed lien position for the City’s loan during both the construction period and permanent phase.

2 If the City’s loan is to be subordinate to other debt through a contractual subordination agreement, the City will look to the borrower to provide alternate guarantees of repayment if the contractual subordination extinguishes the City’s lien through any process other than a statutory foreclosure under North Carolina law. The City expects to have the protections allowed to a subordinate lender under general North Carolina law to protect its ability to secure repayment.

VI. Right of First Refusal: If the borrower wishes to sell, dispose of or otherwise transfer ownership of the property, the City shall have a right of first refusal to purchase the property. The City and the developer will mutually agree on the specific terms and conditions.

VII. Prior to executing any formal commitments, the applicant must provide a proposed construction draw schedule outlining the percentage and anticipated dollar amount of City loan funds to be requested at each major construction milestone (i.e. 25%, 50%, 75%, and Certificate of Occupancy). The draw schedule must align with the approved project budget and overall construction timeline.

3 Request for Qualifications Process

3.1 RFQ Timeline

Provided below is a list of the anticipated schedule of events related to this solicitation. The City of Raleigh reserves the right to modify and/or adjust the following schedule to meet the needs of the project. All times shown are Eastern Time (ET):

RFQ Advertisement Date September 28, 2026 Pre-Proposal Conference October 7, 2026, at 1:00 p.m.

Deadline for Written Questions October 9, 2026 City Response to questions (anticipated) October 23, 2026 Responses Due November 12, 2026, by 10:00 a.m.

Short list notification (anticipated) November 24, 2026 Interviews Early December 2026 Selection Announcement (anticipated) Early December 2026 City Council January 5, 2027

3.2 Pre-Proposal Conference

The City of Raleigh will conduct a virtual-only Pre-Proposal Conference, and attendance by prospective proposers is strongly encouraged but is not mandatory. Prospective Proposers are encouraged to submit written questions in advance via the contact email for this RFQ.

The date and time of the Pre-Proposal Conference is shown above in the RFQ Timeline (Section 3.1). The event will be held virtually on Microsoft Teams, using the following login information:

Join: https://teams.microsoft.com/meet/220543464034885?p=o9EWQShnz6ORuaR3R0 Meeting ID: 220 543 464 034 885 Passcode: ky3fE6oW

3.3 Questions

Requests for clarification and questions related to this RFQ must be received by the City not later than the date shown above in Section 3.1 RFQ Timeline, for the submittal of written inquiries. A respondent’s failure to request clarification and submit questions by the date in the RFQ Timeline above shall be considered to constitute the respondent’s acceptance of all City terms and conditions and requirements.

The City shall issue addenda reflecting questions and answers to this RFQ, if any, which shall be posted to North Carolina electronic Vendor Portal (eVP). No information, instruction or advice provided orally or informally by any City personnel, whether made in response to a question or otherwise in connection with this RFQ, shall be considered authoritative or binding.

Respondents shall be entitled to rely only on written material contained in an Addendum to this

RFQ.

It is important that all Respondents submitting to this RFQ periodically check eVP for any Addenda. It is the Respondents’ responsibility to ensure that all addenda have been reviewed and, if required, signed and returned.

https://teams.microsoft.com/meet/220543464034885?p=o9EWQShnz6ORuaR3R0

All questions related to this solicitation must be submitted in writing (via email) to the following individual – questions submitted via telephone will not be answered:

Contact Name Email Address Pat Dawson Redevelopment@raleighnc.gov

3.4 Qualifications Submission Process

The preferred method is to submit proposals electronically as a searchable and printable Adobe Portable Document File (PDF) by email to Redevelopment@raleighnc.gov. The PDF electronic version must be received by the City on or before the RFQ due date and time provided.

Proposers must submit: one (1) electronic version of the signed proposal.

Proposals must follow the format and page limitations outlined below in Section 3.5.

DELIVERED BY E-MAIL

redevelopment@raleighnc.gov

Subject: Firm Name – Moore Square East Redevelopment

RFQ #: 274-HCD-FY27-7

If you cannot submit your proposal electronically by email, then you may deliver the proposal by hand, or by US Postal Service Mail, or by other delivery services to the contact listed below.

DELIVERED BY US POSTAL SERVICE or OTHER DELIVERY SERVICES City of Raleigh ATTN: Pat Dawson 421 Fayetteville Street, Suite 1200 Raleigh, NC 27601

RFQ # 274-HCD-FY27-7

Proposals must be enclosed in an envelope or package and clearly marked with the name of the submitting company, the RFQ number, and title. Proposers must submit: one (1) signed original.

If the firm elects to mail in its proposal, it is the responsibility of the firm to allow sufficient time to ensure the City’s proper receipt of the package by the RFQ due date and time. Proposers must respond to the entire RFQ. Any incomplete proposal may be eliminated from competition at the discretion of the City of Raleigh. The City reserves the right to reject any or all proposals for any reason and to waive any informality it deems in the best interest.

Proposals that arrive after the due date and time will not be accepted or considered for any reason whatsoever.

mailto:redevelopment@raleighnc.gov

Submittals that arrive after the due date and time will not be accepted or considered for any reason whatsoever.

3.5 Required Document Format

This RFQ is comprised of the base RFQ document, any attachments, and any addenda released before Contract award. All attachments and addenda released for this RFQ in advance of any Contract award are incorporated herein by reference.

Responses to this RFQ must follow the format outlined below. The City may reject as non-responsive at its sole discretion any submittal that does not provide complete and/or adequate responses or departs in any substantial way from the required format.

Proposers must adhere to the following page count restrictions. Any pages that exceed the page count will not be considered for evaluation. Pages must be standard letter (8.5 x 11 inches).:

Content Maximum Pages Cover Letter 2 pages Team/Firm Background and Experience 5 pages Project Examples (4-5) 2 pages each project Resumes/bios (up to 6 key staff members) 1 page each resume Project Understanding/Approach 6 pages Financial Information Not included in page count Proposal Questionnaire + References Not included in page count Appendices – teams may provide additional information regarding past projects, partnerships, or resumes of additional key personnel.

25 pages

Responses should be divided into sections, listed sequentially as follows:

3.5.1 Cover Letter

Provide an introduction letter summarizing the unique qualifications of your firm to meet the needs of this project. This letter should be presented on the firm’s official letterhead and signed by an authorized representative who has the authority to enter into a contract with the City on behalf of the firm. Include the name, address, telephone and email address of the individual who serves as the point of contact for this solicitation.

3.5.2 Team/Firm Background and Experience

The City is looking for established firms with significant prior experience delivering LIHTC projects, familiarity with the Raleigh market and the City’s plan review and permitting processes, and familiarity with NCHFA expectations. Firms are expected to meet the minimum threshold criteria as shown above in Section 1.1.

• Include background information on the development and management team and provide information regarding the proposed legal structure of the team (e.g., joint venture, partnership, etc.).

• Provide a project-specific org chart which clearly illustrates the roles, responsibilities, and the reporting relationships of each team member (i.e., engineer, architect, property manager, nonprofit partner, etc.).

• Provide resumes or bios of up to six (6) key staff members.

• Describe your team's experience partnering with public agencies, community organizations, and funding partners on affordable housing projects. Highlight any existing or intended relationships with local stakeholders, agencies, or funders relevant to this project.

• Include a list of all relevant projects completed in the last five (5) years, with location, unit count, dates completed and current vacancy rates.

• Provide a minimum of three (3) professional references from public agency partners, lenders, or other stakeholders from comparable projects completed within the last five

(5) years, including contact name, organization, telephone number, and email address.

(not included in page count—see Appendix III for reference questionnaire).

• Submit letters of support from other agencies and funding

3.5.3 Project Examples

Highlight 4 to 5 comparable projects in which the key personnel of the respondent team have played a lead role and best demonstrate the team’s ability to complete a project with similar goals. The City will look for experience completing projects in the City of Raleigh in the post-pandemic market. Each project example should include, at a minimum:

• Name and location of the project

• Site plans, massing, renderings, and/or photographs

• Respondent team members involved on the project and role

• Other firms involved in the project

• Scope (land area, gross square footage by program/product type, unit count, etc.)

• Number of units broken down by income/affordability level (e.g. 20 units at 30% AMI, 40 units at 60% AMI, 60 units market-rate)

• Total development cost (excluding land) and all-in cost per unit

• Development timeline

• Details and amounts of project financing sources (e.g., bank loan, tax credit equity, gap financing, etc.)

• Description of supportive services offered (if any)

• Current vacancy rate

3.5.4 Financial Information

Review and provide one of the following three (3) financial statement options:

1. Recent audited or reviewed financial statements prepared by an independent certified public accountant (CPA) that shall include, at a minimum, a balance sheet, income statement (i.e., profit/loss statement) and cash flow statement and, if the audited or reviewed financial statements were prepared more than six (6) months prior to the issuance of this RFQ, the Proposer shall submit its most recent internal financial statements (balance sheet, income statement and cash flow statement or budget with entries reflecting revenues and expenditures from the date of the audited or reviewed financial statements to the end of the most recent financial reporting period (i.e., the quarter or month preceding the issuance date of this RFQ)).

OR

2. Recent compiled financial statements prepared by an independent CPA that shall include, at a minimum, a balance sheet, income statement (i.e., profit/loss statement) and cash flow statement and, if the compiled financial statements were prepared more than three (3) months prior to the issuance of this RFQ, the Proposer shall submit its most recent internal financial statements (balance sheet, income statement and cash flow statement or budget with entries reflecting revenues and expenditures to date), and other evidence of financial stability such as most recently filed income tax return, evidence of a line of credit/loans/other type of financing with statement of amount in use/outstanding balance (e.g., a complete copy commitment letter, loan agreement, billing statement reflecting the line of credit or statement from lender acknowledging the commitment to fund the Proposer’s stated financing), personal guaranty with copies of personal income tax filing and statement of net worth or such other evidence that is accurate, reliable and trustworthy regarding the Proposer’s financial stability.

OR

3. Include a certified, signed statement from a licensed CPA regularly engaged in the review of the firm’s financial information verifying the financial viability of the firm.

All financial information, statements and/or documents provided in response to this solicitation shall be kept confidential provided that EACH PAGE is marked as follows: “CONFIDENTIAL –

DO NOT DISCLOSE EXCEPT FOR THE EXPRESS PURPOSE OF PROPOSAL

EVALUATION.“

“Recent” shall be defined as financial statements that were prepared within the 12 months preceding the issuance date of this RFQ.

Consolidated financial statements of the Proposer’s parent or related corporation/business entity will not be considered, unless: (1) the Proposer’s actual financial performance for the designated period is separately identified in and/or attached to the consolidated statements;

(2) the parent or related corporation/business entity provides the State with a document wherein the parent or related corporation/business entity will be financially responsible for the Proposer’s performance of the contract and the consolidated statement demonstrates the parent or related corporation’s/business entity’s financial ability to perform the contract, financial stability and/or such other financial considerations identified in the evaluation criteria;

and/or (3) Proposer provides its own internally prepared financial statements and such other evidence of its own financial stability identified above.

The firm’s failure to provide any of the above-referenced financial statements may result in the proposal being removed from consideration. Proposers are also encouraged to explain any negative financial information, and to provide documentation supporting those explanations and demonstrating the financial strength of the firm.

3.5.5 Project Understanding, Approach and Schedule

Provide a comprehensive narrative outlining your vision for the Moore Square East Site. The City is seeking experienced, forward thinking, community-minded development partners with a demonstrated history of delivering projects at this scale, who are prepared to execute a public-private partnership that brings affordable housing to downtown.

While this is a request for qualifications and not proposals, the City wants to ensure respondents have a clear articulated vision for how they intend to work with the City and partners to ensure the City’s priorities are incorporated into the project. The description should speak to the following, in as much detail as possible:

• Number of affordable units and unit types

• What household income levels (as percentage of AMI) will be included

• Intent to seek County gap financing and other funding sources

• How you intend to complement the downtown Raleigh neighborhood

• Proposed sustainability measures, including any green stormwater infrastructure

• High-level implementation timeline, including initial target dates for key financing, permitting, and design milestones

• Describe any notable project risks and corresponding mitigation strategies per your intended development and financing approach

While detailed designs are not requested at this RFQ stage, concept-level designs should be included to demonstrate the high-level vision for the Site. Proposers are also encouraged to include in their narrative responses an explanation of how the design will be compatible with the surrounding neighborhood. Affordable units should be designed and constructed to a standard of quality consistent with market-rate housing.

4 Evaluation and Selection Process

4.1 Evaluation Criteria

This is not a bid. There will not be a public opening. The submittals received in response to this RFQ will be evaluated and ranked, by the evaluation committee in accordance with the process and evaluation criteria contained below. Submittals will be evaluated in light of the material and substantiating evidence presented in the response, and not on the basis of what is inferred.

The evaluation committee may score proposals through individual evaluation of each committee member, with individuals scores aggregated into a composite score, or through a single consensus score reached by the evaluation committee after all materials are reviewed and interviews completed. The City will determine the scoring method and apply the same method to all proposals. The evaluation criteria are set forth in the following table:

Criteria (a) Weight

(b) Score (0-3)

(a) x (b) Weighted Score

Team & Firm Experience 25

Project Experience 35

Firm Financial Stability 10

Project Understanding/Approach 30

Total Score (without Demonstrations) 100

Interview/Demonstration (if applicable) (1-5)

Final Score

Score Points 0 - Missing or Does Not Meet Expectation 2 - Meets Expectation 1 - Partially Meets Expectation 3 - Exceeds Expectation

4.2 Interviews

A short-list of firms may be invited to Stage 2, Interview/Demonstration, step of the evaluation process. The maximum interview/demonstration points a Proposer can receive is five (5) points. The Proposers selected for interviews/demonstrations under this section will be notified in writing of the date and time. The Proposers’ interview/demonstrations shall be based solely upon information provided in each Proposer’s original proposal. No new information may be presented.

4.3 Selection

Proposals will be evaluated and ranked according to the criteria and weighted values set forth above in addition to other criteria set forth in this RFQ to ensure the best overall proposal serving the City’s policy objectives is selected. Scores will be used as an evaluation tool to assist the committee in making a selection of the best overall proposal and most qualified proposer and the City is not obligated to select the high-scoring proposal as scoring alone may not be determined by the City to be the most qualified proposer to deliver this specific project.

At this stage, the evaluation team will either recommend a firm to City Council for consideration or invite a short list of firms to participate in interviews. If interviews are conducted, each firm will be evaluated and assigned a score and staff will then make a recommendation to City Council for consideration. All proposers will be notified of their standing following the evaluation team’s decision. Firms not selected for advancement may request and receive written feedback on their proposal submission.

City Council has the authority to approve or deny staff’s recommendation. If City Council approves the staff recommendation, the City will execute a Conditional Commitment Letter (CCL) with the selected firm. The CCL outlines the City’s overall financial commitment to the project and will include updates that reflect the specifics of the project. The base terms of the CCL are not subject to negotiation following City Council approval. A template of this letter is included as Appendix IV for review. Upon City Council approval of a proposal, authority to provide an option to lease the property will be presented to Council for their consideration to allow the selected proposer to meet NCHFA site control requirements.

The City shall not be bound or in any way obligated until both parties have executed a binding agreement.

4.4 City’s Authority Over Selection Decision

The City has the sole discretion and reserves the right to reject any and all proposals, to waive any and all informalities and/or irregularities, and to re-advertise this RFQ with either the identical or revised information, terms, conditions, and requirements if it is deemed to be in the best interests of the City to do so.

While the Evaluation Criteria are intended to help inform the City’s selection of a partner, the City reserves the right to select the best overall response when measuring against the City’s strategic policy priorities, including, but not limited to the City’s Strategic Plan, Comprehensive Plan, and any redevelopment plans adopted by the City Council.

Moreover, the City reserves the right to make no selection if responses are deemed to be not in the best interest of the City.

4.5 Notice to Proposers Regarding RFQ Terms and Conditions

It shall be the Proposer’s responsibility to read the RFQ Instructions, all relevant exhibits, attachments, and any other components made a part of this RFQ and comply with all requirements and specifications herein. Proposers are also responsible for obtaining and complying with all Addenda and other changes that may be issued in connection with this RFQ.

5 Additional Terms and Conditions

5.1 Non-Discrimination Policy

The City of Raleigh prohibits discrimination in any manner against any person based on actual or perceived age, race, color, creed, national origin, sex, mental or physical disability, sexual orientation, gender identity or expression, familial or marital status, religion, economic status, or veteran status.

5.2 Rights to Submitted Materials

All proposals and supporting materials, as well as correspondence relating to this RFQ, except for properly marked and qualifying trade secrets, shall become the property of the City.

Proposals will be reviewed by the Evaluation Team as well as other City staff. As required by law, the City will release materials that are a public record under State law to any requesting members of the public. Any proprietary data must be clearly marked in the manner required by Chapter 132 of the North Carolina General Statutes in order to be shielded from public inspection and any such claims of trade secrets status must be legally defensible to receive such protection. In submitting a Proposal, each Prospective Proposer agrees that the City may reveal any trade secret materials contained in such response to all City staff and City officials involved in the selection process and to any outside consultant or other third party who serves on the Evaluation Team or who is hired by the City to assist in the selection process.

The City reserves the right to retain all proposals submitted and to use any ideas in a proposal regardless of whether that proposal is selected. Submission of a proposal indicates acceptance by the proposer of the conditions contained in this RFQ. Proposals marked entirely as “confidential”, “proprietary”, or “trade secret” will be considered non-responsive and will be removed from the evaluation process.

5.3 Communications

All communications of any nature regarding this RFQ with any City staff and evaluation committee members are strictly forbidden from the time the solicitation is publicly posted until award. Questions must be submitted in writing to the individual designated in Section 3.3 (Written Questions), prior to the deadline provided in the RFQ Timeline (Section 3.1). Violation of this provision may result in the firm’s proposal being removed from consideration.

5.4 Lobbying

By responding to this solicitation, the firm certifies that is has not and will not pay any person or firm to influence or attempt to influence an officer or employee of the City or the State of North Carolina, or any elected official in connection with obtaining a contract as a result of this RFQ.

5.5 Conflicts of Interest

City of Raleigh contracts are controlled by three conflict of interest provisions.

First, federal procurement standards provide in 2 CFR 200.318 (c)(1), No employee, officer, or agent may participate in the selection, award, or administration of a contract supported by a Federal award if he or she has a real or apparent conflict of interest. Such a conflict of interest would arise when the employee, officer, or agent, any member of his or her immediate family, his or her partner, or a firm which employs or is about to employ any of the parties indicated herein, has a financial or other interest in or a tangible personal benefit from a firm considered for a contract. The officers, employees, and agents of the non-Federal entity may neither solicit nor accept gratuities, favors, or anything of monetary value from contractors or parties to subcontracts.

Similarly, the North Carolina General Statutes provides a criminal statute for conflicts of interest in public contracting. N.C.G.S. § 14-234(a):

(1) No public officer or employee who is involved in making or administering a contract on behalf of a public agency may derive a direct benefit from the contract except as provided in this section, or as otherwise allowed by law. (2) A public officer or employee who will derive a direct benefit from a contract with the public agency he or she serves, but who is not involved in making or administering the contract, shall not attempt to influence any other person who is involved in making or administering the contract. (3) No public officer or employee may solicit or receive any gift, favor, reward, service, or promise of reward, including a promise of future employment, in exchange for recommending, influencing, or attempting to influence the award of a contract by the public agency he or she serves.

City of Raleigh Charter Section 3.9 regulates private transactions between the City and its officials and employees. The Charter states:

No member of the City Council, official, or employee of the City of Raleigh shall be financially interested, or have any personal beneficial interest, either directly or indirectly, as agent, representative, or otherwise, in the purchase of, or contract for, or in furnishing any materials, equipment or supplies to the City of Raleigh, nor shall any official or employee of the City of Raleigh accept or receive, or agree to accept or receive, directly or indirectly, from any person, firm or corporation to whom any contract may be awarded or from whom any materials, equipment or supplies may be purchased by the City of Raleigh, by rebate, gift, or otherwise, any money or anything of value whatsoever, or any promise, obligation or contract for future reward or compensation, for recommending or procuring the uses of any such materials, equipment or supplies by the City of Raleigh; no member of the City Council, official or employee of the City of Raleigh shall for his own personal benefit operate, directly or indirectly, any concession in any building or on any lands of the City of Raleigh, nor shall any official or employee of the City of Raleigh bid for or be awarded any contract granting concessionary rights of any nature or kind from the City of Raleigh; it shall be unlawful for any member of the City Council, official or employee of the City of Raleigh to bid for or to purchase or to contract to purchase from the City of Raleigh any real estate, equipment, materials, or supplies of any nature or kind whatsoever, either directly or indirectly, at either public or private sale, either singly, or through or jointly with any other person.

5.6 Proposer Expenses

The City of Raleigh will not be responsible for any expenses incurred by any Proposer in the development of a response to this RFQ or any other activities associated with this procurement including but not limited to any onsite (or otherwise) interviews and/or presentations, and/or supplemental information provided, submitted, or given to City of Raleigh and/or its representatives. Further, the City of Raleigh shall reserve the right to cancel the work described herein prior to issuance and acceptance of any contractual agreement/purchase order by the recommended Proposer even if the awarding authority for each entity has formally accepted a recommendation.

5.7 Proposer Acceptance

Submission of any proposal indicates a Proposer’s acceptance of the conditions contained in this RFQ. Furthermore, the City of Raleigh is not bound to accept a proposal on the basis of lowest price, and further, the City of Raleigh has the sole discretion and reserves the right to cancel this RFQ, and to reject any and all proposals, to waive any and all informalities and/or irregularities and reserves the right to re-advertise this RFQ with either the identical or revised scope and specifications if it is deemed to be in the best interests of the City of Raleigh to do

so. The City of Raleigh reserves the right to accept or reject any or all of the items in the proposal, and to award the contract in whole or in part and/or negotiate any or all items with individual Proposers if it is deemed in the best interest of the City of Raleigh to do so. Moreover, the City of Raleigh reserves the right to make no selection if proposals are deemed to be outside the fiscal constraint or not in the best interest of the City of Raleigh.

6 Appendices

Appendix I – Survey

The City is including a 2013 survey of the Moore Square East subject properties, as conditions have not significantly changed since that time. The City purchased the property at 313 E Martin St in June 2026, and no survey has been conducted since the acquisition.

Proposers are expected to have examined the site to understand existing visible site conditions and to factor all development needs into their proposal.

APPENDIX II

PROPOSER QUESTIONNAIRE

The following questions must be answered, and data given must be clear and comprehensive. If necessary, questions may be answered on separate sheets. The Proposer may submit any additional information desired.

Company Name: d/b/a (if applicable)

Street / PO Box:

City: State: Zip:

Phone: Fax: E-Mail:

Website (if applicable):

Sole Proprietor Partnership Corporation Other

Number of years in business under company’s present name:

Fed Tax ID #: DUNS # Are you registered with the North Carolina Secretary of State to conduct business (if required)? (Check One) YES: NO: Not Applicable:

Are you properly licensed/certified by the Federal and/or State of North Carolina to perform the specified work?

YES: NO: Not Applicable: ATTACH COPY OF ALL APPLICABLE LICENSING/CERTIFICATION DOCUMENTS Are/will you be properly insured to perform the work? YES: NO:

Contact for this Contract: Title:

Phone: Fax: E-Mail:

Have you ever defaulted or failed on a contract? (If yes, attach details) YES: NO:

List at least three (3) references for which you have provided these services (same scope/size) in the past three years - preferably government agencies. Do not include City of Raleigh as a reference to meet the requirement of listing at least (3) references.

PROPOSERS ARE RESPONSIBLE FOR SENDING REFERENCE QUESTIONNAIRE (APPENDIX III) TO THEIR REFERENCES.

1. Company:

Contact Person: Title:

Phone: Fax: E-Mail:

Describe Scope of Work:

2. Company:

Contact Person: Title:

Phone: Fax: E-Mail:

Describe Scope of Work:

3. Company:

Contact Person: Title:

Phone: Fax: E-Mail:

Describe Scope of Work:

4. Company:

Contact Person: Title:

Phone: Fax: E-Mail:

Describe Scope of Work:

5. Company:

Contact Person: Title:

Phone: Fax: E-Mail:

Describe Scope of Work:

The undersigned swears to the truth and accuracy of all statements and answers contained herein:

Authorized Signature: Date:

APPENDIX III

REFERENCE QUESTIONNAIRE

(Instructions)

RFQ 274-HCD-FY27-7

Moore Square East Redevelopment

The City of Raleigh, as a part of the RFQ, requires proposing companies to submit a minimum of three (3) business references as required within this document. The purpose of the references is to document the experience of the proposer relevant to the scope of services and assist in the evaluation process.

• The Proposer is required to send the reference form (the following two pages) to each business reference listed on Proposer Questionnaire.

• The business reference, in turn, is requested to submit the Reference Form directly to the City of Raleigh Point of Contact identified on the Reference Questionnaire form for inclusion in the evaluation process.

• The form and information provided will become a part of the submitted proposal. The business reference may be contacted for validation of the response.

• It is the Proposer’s responsibility to verify their references have been received by the City of Raleigh Point of Contact by the date indicated on the reference form.

APPENDIX III

REFERENCE QUESTIONNAIRE FORM

RFQ 274-HCD-FY27-7

Moore Square East Redevelopment

(Name of Business Requesting Reference)

This form is being submitted to your company for completion as a business reference for the company listed above.

This form is to be returned to the City of Raleigh, Pat Dawson, via email to redevelopment@raleighnc.gov no later than 10:00 a.m., November 12, 2026, and MUST NOT be…