RFP ED 24_08 _ West Peachtree Street Developm.pdf

City of Norcross Economic Development Department

REQUEST FOR PROPOSALS

WEST PEACHTREE STREET DEVELOPMENT

RFP ED 24-08

City of Norcross Economic Development Department

REQUEST FOR PROPOSALS

INSTRUCTIONS:

The proposal package should be clearly marked “RFP ED 24-08 – WEST PEACHTREE STREET DEVELOPMENT” on its face and submitted by 11:00 a.m. on July 26, 2024, to the address below. Please submit two printed copies and one electronic copy (USB) of your RFP package to:

Will Newton Business Development Manager

Economic Development Department 65 Lawrenceville Street

Norcross, GA 30071

Both printed and electronic copies must contain the same information. Return address must be clearly marked on the outside of the proposal packet.

There will be an optional, highly recommended, pre-proposal meeting on July 9, 2024, at 10:30 a.m. at the Norcross City Hall, located at 65 Lawrenceville Street, Norcross GA 30071.

Please submit questions/requests via e-mail only to the Business Development Manager at economicdevelopment@norcrossga.net by 5:00 p.m. on July 9, 2024. Questions and answers will be posted in an addendum on the City Website.

No proposal will be received or accepted after the above specified date and time. Submissions received after the designated date and time will be deemed invalid and returned unopened to the firm.

No proposal may be withdrawn within thirty (30) days after the proposal deadline. Requests for withdrawals must be submitted in writing.

All proposals shall remain firm for 90 days after the submission deadline.

We appreciate your interest in the City of Norcross!

mailto:economicdevelopment@norcrossga.net https://www.norcrossga.net/bids.aspx

RFP/RFQ IMPORTANT PROCEDURES

The 10 Most Critical Things to Keep in Mind When Responding to an RFP/RFQ for the City of Norcross

1. Read the entire document. Note critical items such as: mandatory requirements;

supplies/services required; submittal dates; number of copies required for submittal;

funding amount and source; contract requirements (i.e., contract performance security, insurance requirements, performance and/or reporting requirements, etc.).

2. Note the City of Norcross’ staff member’s name, address, phone numbers and e-mail address. This is the only person you are allowed to communicate with regarding the RFP/RFQ and is an excellent source of information for any questions you may have.

3. Attend the Pre-Proposal meeting if one is offered, these conferences provide an opportunity to ask clarifying questions, obtain a better understanding of the project, or to notify the City of any ambiguities, inconsistencies, or errors in the RFP/RFQ.

4. Take advantage of the “question and answer” period. Submit your questions by the due date listed in the Schedule of Events and view the answers given in the formal “addenda” issued for the RFP/RFQ. All addenda issued for this RFP/RFQ will be posted on the City’s website and will include all questions asked and answered concerning the RFP/RFQ.

5. Follow the format required in the RFP/RFQ when preparing your response. Provide point- by-point responses to all sections in a clear and concise manner.

6. Provide complete answers/descriptions. Read and answer all questions and requirements. Do not assume the City or Evaluation Committee will know what your capabilities are or what items/services you can provide, even if you have previously contracted with the City. Evaluations are based solely on the information and materials provided in your response.

7. Use the forms provided, i.e., reference form, sample budget form, certification forms, etc.

8. Check the City website for RFP/RFQ addenda. Before submitting your response, check the City website at https://www.norcrossga.net/bids.aspx to see whether any addenda were issued for the RFP/RFQ.

9. Review and read the RFP/RFQ document again to make sure that you have addressed all requirements.

10. Submit your response on time. Note all the dates and times listed and be sure to submit all required items on time. Late and incomplete responses are never accepted.

This checklist is provided for assistance only and should not be submitted with Company’s Response.

https://www.norcrossga.net/bids.aspx

1.0 INTRODUCTION

The City of Norcross is pleased to offer the following residential development opportunity.

1.1 PROJECT DESCRIPTION

The property is in close proximity to our Downtown Historic District. We are seeking a qualified developer to continue the redevelopment that has been occurring in and near the downtown core. The property presents a unique opportunity for increasing the diverse housing stock in our community. Diverse housing options are a key indicator of a community’s strength and stable sustainable growth. The City wishes to see this property become a valuable addition to the area. The developer will have the opportunity to provide a preliminary design along with their proposal to delineate the type of design that will result from their work. The City’s objective is to negotiate an agreement with a qualified developer who can develop small-home, cottage style residential developments with a history of quality results.

1.2 LAND DESCRIPTION

• 5 parcels of City-owned land

• The property consists of 5 total parcels equal to 1.73 acres.

• The zoning is PRD: Planned Residential District. Current zoning regulations allow a maximum density of 12 units per acre

• The site is directly adjacent to the county-owned water tower property.

1.3 SCOPE OF WORK

The City of Norcross has undergone tremendous growth in recent years and boasts of being a City that provides a great quality of life for its residents. There have been several multi-family developments in recent years totaling over 1,200 new units, as well as several neighborhood developments. But as seen in many communities around the country, Norcross has a lack of “missing middle” housing options. Utilizing the West Peachtree site to create smaller scaled, cottage style homes, at a more affordable purchase price than the typical new construction, will help address the “missing middle” challenge and provide individuals and families with additional housing options.

Furthermore, this development opportunity will create housing options that are ideally located right in the heart of our Historic District. This property will continue to appreciate in value as the surrounding area is improved by public and private investments. The offered site is already zoned for residential development. Additionally, the site is served by existing electricity, water and sewer infrastructure.

Dependent upon the quality and number of proposals received, the City reserves the right to request additional information from respondents or to issue additional requests. The City is not obligated to select or negotiate with any development proposers or enter into any contracts. The City reserves the right to negotiate final price on the property with any finalists or winning proposals.

Project Timeline

• Issuance of final CO for the development shall be no longer than 24 months from sale of property

• A project timeline is expected as part of proposal submission. Changes to the projected timeline are acceptable, but prior notice/discussion is required.

Redevelopment Objectives

• Provide mixed levels of housing options in the City.

• Increase the variety and dynamism of the residential community in the surrounding area.

• Provide housing opportunities designed to attract young professional, first-time homebuyers.

• Create additional amenities in the area to increase quality of life.

Recent Plan Updates & Revitalization Efforts

• Buford Highway Master Plan (June 2021)

• Comprehensive Plan Update (April 2024)

• Town Center Livable Cities Initiative (April 2024)

• Construction of New Public Safety Building (2026)

1.4 SITE INFORMATION

• The property is an assemblage of 5 tax parcels that combine to be 1.73 acres.

• The property abuts less dense residentially zoned property as well as another

City owned lot that holds a water tower.

• The property is undeveloped but has infrastructure to the site.

• Site includes two specimen trees (Pecan)

• The site is centrally located within Norcross and offers multimodal transportation options to the historic downtown.

• There are multiple parks within a reasonable walk or short drive. Countless amenities surround this site as it is primed for development.

1.5 SCHEDULE OF EVENTS

See Appendix B for the detailed Schedule of Events.

1.6 RESTRICTIONS ON COMMUNICATIONS WITH STAFF

All questions about this RFP should include the company name and the referenced RFP section in the following format:

Company Name

1. Question Citation of relevant section of the RFP

2. Question Citation of relevant section of the RFP

1.7 SUBMISSION GUIDELINES & INSTRUCTIONS

1. Proposal Contents and Submission Requirements:

a. Cover letter: proposals should include a cover letter introducing the company and experience with similar projects. This letter should summarize why the firm is interested in the project.

b. Organizational structure of development team/firm, including composition of personnel and experience working on similar projects.

c. Proposed Development vision and design. Should include a conceptual site plan and unit counts.

i. Impervious land calculation must be provided

ii. Conceptual architectural renderings

iii. Illustrate estimated for-sale price range for proposed units.

d. Project timeline, including if overall development will be constructed in phases.

e. Relevant projects and references. Describe experience working on relevant projects, both past and current projects, then show successful completion or ongoing activity. Indicate how experiences are relevant to this property proposal. Indicate which team member(s) were involved and what they were responsible for.

i. Please provide accurate information and inform your references that the City of Norcross will follow up to perform reference checks. It may affect your scores if we are not able to contact your references, or they do not respond in time.

ii. The City of Norcross will not serve as a reference, in the event that your Firm worked with the City of Norcross previously.

iii. Alternatively, Proposers are welcome to provide three (3) reference letters where they provided the same or similar services. Reference letters must be on official letterhead and signed by the point of contact of the agency where the service was performed.

f. Provide resumes of key personnel involved including professional background, education, and projected roles on this project.

g. 3rd party consultants or subcontractors. Any additional subcontractors/partners with submitting developer must be listed.

h. Financial Capability. Sufficient information is needed to provide the City confidence in developer’s financial history and capability to undertake and successfully execute a shared vision.

i. Disclosures of disputes or conflict of interests relating to City of Norcross, Norcross Development Authority, Gwinnett County, any other relevant and related agencies, organizations, or businesses.

2. Cost proposal for purchasing property – In a separate envelope.

1.8 EVALUATION CRITERIA

The proposal evaluation will be made on the following criteria:

Evaluation Criteria Max Score Offer Price 50 Design 30 Experience & Qualifications of the Development Team 20 Total 100

Offer Price = the amount proposed to purchase the property

Design = how well the development proposal adheres to the preferred design guidelines and redevelopment objectives of this RFP

Experience & Qualifications of the Development Team = past success in executing similar projects and qualifications of personnel involved.

Design Guidelines The following design guidelines are intended to give further context about the desired final product. They represent an expectation of what the City is looking to see constructed as part of a completed development:

• Building Footprints: 750 – 1,400 square feet

• Building Height: Maximum of 35 feet

• Parking: At least 2 spaces per unit.

• Setbacks:

1.8..1 Front: Commensurate with design, minimum 8 feet 1.8..2 Back: Commensurate with design, minimum 10 feet 1.8..3 Side: No side setback

• Rear Entry Units

• Minimum 1 planted tree per unit

• Fenestration required around all sides and rear

• Building materials shall not consist of a mix of more than 3 materials.

• Stormwater detention/retention underground, offsite, commensurate with design

• Tree line to be installed along rear of property against the lower intensity zoning

• Sidewalk to be installed along main road to ensure pedestrian connectivity and safety

The City of Norcross reserves the right to interview top-scoring firms.

2.0 GENERAL CONDITIONS

PROPOSERS ARE ADVISED TO THOROUGHLY UNDERSTAND THE GENERAL CONDITIONS

AND SPECIAL PROVISIONS, PRIOR TO SUBMITTING THEIR PROPOSALS.

2.1 QUALIFICATIONS

2.1.1 Proposals will be considered only from experienced and well-equipped Vendor(s) engaged in work of this type and magnitude.

2.1.2 Proposers may be required to submit evidence setting forth qualifications which entitle their company for consideration as a responsible Vendor. A list of work of similar character successfully completed within the last five years may be required, which lists the location, size, and scope for use on this work. Before accepting any proposals, the City may require evidence of the Vendor’s financial ability to successfully perform the work to be accomplished under the contract.

2.1.3 Proposers must provide their own materials for this contract.

2.2 AUTHORITY TO SIGN

2.2.1 Proposers must ensure that the legal proper name of their firm and/or corporation is printed or typed as appropriate on all documents.

2.3 RIGHTS RESERVED

2.3.1 The City of Norcross reserves the right to reject any or all proposals, to waive informalities or to re-advertise. It is understood that all proposals are made subject to this agreement, and that City of Norcross reserves the right to decide which proposal(s) it deems the most qualified. In arriving at this decision, full consideration will be given to the experience and qualifications of the Proposer, work of this type successfully completed and past performance with the City of Norcross.

2.3.2 Proposers are advised to examine the site(s) of the proposed work, as are necessary, to familiarize themselves with location conditions, which may affect the proposed work. Proposers are also advised to fully inform themselves regarding conditions under which the work will be performed.

The City of Norcross will not be responsible for the Proposer’s errors or misjudgment, nor for any information on location conditions or general laws and regulations.

2.3.3 Any unauthorized additions, conditions, limitations, or provisions attached to the Proposal shall render it informal and may be cause for rejection.

2.4 AWARD OF CONTRACT

2.4.1 The contract will be awarded to the most qualified firm whose proposal will provide the best value and be the most advantageous to the City, experience, technical considerations, cost, and other factors considered. The City is to make the determination.

2.4.2 Prior to award of the Contract, the successful Proposer will be required to submit a schedule to the City, demonstrating the Proposer’s ability to commence and proceed in a timely manner. A Proposer’s failure to demonstrate the ability to proceed as required may result in contract cancellation.

2.4.3 Failure to demonstrate the ability for contract execution and progression will result in, at the City’s discretion, contract cancellation or re-advertising of any and/or all these contracts.

2.4.4 Prior to execution of a Contract, a Utility Coordination Meeting may be required between Vendor(s), utility agencies and City of Norcross Public Works to ensure clarity and commitments concerning inter-related work schedules.

2.5 PRODUCTION REQUIREMENTS

2.5.1 Time is of the utmost importance of this project. The successful Proposer will be required to commence work within ten (10) calendar days from the receipt of the Notice to Proceed and must carry on with utmost diligence to complete the work according to the specifications in the RFP.

2.6 LOCATION AND SITE(S)

2.6.1 All work is within City limits of the City of Norcross, Georgia.

2.6.2 The Vendor shall accept the site(s) in its present condition and carry out all work in accordance with the requirements of the specifications as indicated in this RFP.

2.6.3 The Vendor is responsible for the location of above and below ground utilities and structures, which may be affected by the work.

2.7 NON-COLLUSION

2.7.1 Vendor(s), by submitting a proposal, certify that the accompanying proposal is not the result of, or affected by, any unlawful act of collusion with any other person or company engaged in the same line of business or commerce, or any other fraudulent act punishable under Georgia or United States law.

2.8 MATERIALS

2.8.1 Unless otherwise specified in the Contract, Vendor shall provide and assume full responsibility for all services, materials, equipment, labor, and all other facilities and incidentals necessary for the completion of the Work.

2.8.2 All materials and equipment incorporated into the work shall be of good quality, except as otherwise provided in the Contract. All special warranties and guarantees required by the Specifications shall expressly run to the benefit of the City.

2.9 CONTRACT REQUIREMENTS

2.9.1 The successful Vendor is required to do the following within ten (10) days of Notice:

2.9.1.1.1 Return to the City contract documents executed by the authorized representative attested by the corporate secretary treasurer.

2.9.1.1.2 Provide Insurance Certificates as specified in the RFP documents.

2.9.2 Failure to execute the Contract or furnish satisfactory proof of carriage of the insurance required within ten days after the date of Notice of Award of the Contract may be just cause for the annulment of the award and for the forfeiture of the RFP guaranty of City of Norcross, not as a penalty, but as liquidation of damages sustained. At the discretion of the City, the award may then be made to the next most qualified Vendor, or the work may be re-advertised or constructed by City forces.

2.10 SCHEDULE

2.10.1 Schedule: The Vendor shall provide to the City a schedule of activities at communitydevelopment@norcrossga.net. The schedule must be presented at least seven (7) days prior to work commencing in order to notify residents and/or businesses.

mailto:communitydevelopment@norcrossga.net

APPENDIX A

MAP

APPENDIX B

SCHEDULE OF EVENTS

Event: Date:

Release of RFP June 21, 2024

Pre-proposal Meeting July 9, 2024, at 10:30 a.m.

Deadline for Written Questions July 9, 2024, at 5:00 p.m.

Proposals Due July 26, 2024, at 11:00 a.m.

Proposal Evaluation August 2024

Contract Award (On/about) September/October 2024

APPENDIX C

REFERENCES

Please complete the attached reference form and provide accurate information for each reference.

Please inform your references that the City of Norcross will follow up to perform reference checks. It will affect your scores if we are not able to contact your references, or they do not respond in time.

The City of Norcross will not serve as a reference, in the event that your Company worked with the City of Norcross previously.

Alternatively, Proposers are welcome to provide three (3) reference letters where they provided the same or similar services. Reference letters must be on official letterhead and signed by the point of contact of the agency where the service was performed.

APPENDIX D

COST PROPOSAL

In a separate envelope, please include a proposed purchase for the property.

APPENDIX E

PACKET CHECKLIST

PROJECT:

DATE:

Please use this checklist to ensure you have properly completed all forms and requirements.

You must complete and attach this checklist to your proposal packet. Failure to do so may you render ineligible for consideration.

Packet Checklist (attached to proposal package)

Two Hard Copies & One Electronic Copy of Proposal Package (including all required information, preliminary site design, forms and completed appendices)

Certificate of Liability Insurance

E-Verify Contractor & SAVE Affidavits

Mail or deliver to:

Will Newton Business Development Manager Economic Development Department 65 Lawrenceville Street Norcross, GA 30071 https://www.norcrossga.net/865/E-Verify-SAVE