RFQ 2023-05 Downtown Mixed Use

N o ve m b er

, 2

Perry Downtown Development Authority (DDA)

REQUEST FOR QUALIFICATIONS (RFQ)

2023-05 for Collaborative Public/Private Development Venture

Downtown Mixed-Use Facility 718 Carroll Street, Perry, GA

Submissions are due at the address shown below no later than January 13, 2023.

City of Perry City Hall Attn: Finance Department 1211 Washington Street P.O. Box 1231 Perry, GA 31069

An Optional Pre-RFQ Meeting will be held on December 1, 2022, at 10:00 AM at Perry City Hall’s Council Chambers, 1211 Washington St, Perry, GA 31069.

https://perry-ga.gov/business-services/ finance/bids-proposals

Perry DDA

RFQ 2023-05

INTRODUCTION

The Perry Downtown Development Authority (DDA), working in coordination with the City of Perry, is soliciting responses from qualified developers to plan, develop, execute, and deliver the desired construction project on a roughly 1.4-acre site located in Downtown Perry between Carroll Street and Main Street at 718 Carroll Street (please see Exhibit A for site details including complete site survey and current photographs). Qualifications should demonstrate an ability to deliver the desired development in an independent, timely, professional, and comprehensive manner.

The proposed project will consist of a combination of public (City of Perry) and private uses with a requirement for the provision of City office space in perpetuity (City as a lessee) with required square footage determined by the City. Other proposed uses should address needs in the Downtown Perry and local markets with desired uses such as retail, restaurants, office space, and residential, preferably a combination thereof in a development that takes advantage of density potential. It is envisioned that the project will take advantage of the unique location in growing Downtown Perry (demographic information provided as Exhibit C), providing a complimentary development that further drives Downtown patronage and visibility.

PROJECT UNDERSTANDING

The City of Perry, through this solicitation, wishes to partner with a qualified developer that can move the proposed mutually beneficial project to fruition, providing for a mixed-use, public/private development that will benefit Downtown Perry and the community through economic development while providing the City with desired office square footage and furthering the vision the City has for Downtown.

The proposed development will be constructed on City-owned property in Downtown Perry (please see Exhibit A) and generally meet the following criteria:

1) The general design / aesthetic of the building to be constructed will resemble an historic industrial / manufacturing building circa 1850 – 1950. Aesthetics must be complimentary to existing Downtown Perry buildings, improvements, and infrastructure.

2) The orientation of the building will face towards the Southern end of Main Street and Legacy Park.

3) The development will be three (3) to four (4) stories in height:

a) The ground floor will consist of commercial development with the exception of a portion reserved for City of Perry Customer Service operations.

i) There will be a walk-up payment kiosk (similar to an ATM machine) installed into the building on the Carroll Street side.

ii) Generally, the Customer Service function will require 2,000 s.f. with the following parameters:

o General work area / administrative support area 2 o Controlled entry, publicly accessible vestibule, and welcoming area o General open work space o Three (3) secure but publicly-accessible work stations o One (1) medium office o One (1) small office o Storage area

b) The second floor of the development will be reserved for City of Perry operations as needed by the City. Currently, it is estimated that the City and its operations will require approximately 18,000 – 20,000 s.f. of office / operational space. The City may need only a portion of this square footage immediately, so this floor may start as a combination of public/ private uses but the City will ultimately have priority as deemed necessary by the City. Mayor and Council, City Manager, City Attorney, Communications, Finance Department, Community Development Department, and Personnel will be headquartered on this floor.

a. Generally, the Mayor and Council function will require:

o Reception area o Large office o Medium office with two (2) general work stations o Small conference room

b. Generally, the City Manager function will require:

o Administrative support area o One (1) large office o One (1) medium office o Small conference room o Storage area

c. Generally, the City Attorney function will require:

o General work area / administrative support area o One (1) large office o One (1) medium office o Small conference room o Storage area

d. Generally, the Communications function will require:

o Two (2) medium offices o Medium support room o Storage area

e. Generally, the Finance function will require:

o Four (4) station general work area o One (1) large office o One (1) medium office o Small conference room o Storage area

f. Generally, the Community Development function will require:

o Five (5) medium offices o Medium conference room o Storage area

g. Generally, the Personnel function will require:

o Three (3) station general work area o Two (2) medium offices o Small conference room o Storage area

h. Large conference / meeting room space will be on this floor (at least 1,200 s.f.)

c) (Optional) The third floor of the building, if agreed upon, will be additional office/retail or residential space for long term rentals (apartments).

d) The top floor of the development will be residential units for long term rentals (apartments).

e) Actual square footage needs / design / layout / uses will be determined through the project development process between the DDA and the selected developer. Generally, as long as the City is being guaranteed the required space, the developer is free to develop the site in a way that is deemed most advantageous.

4) The City / DDA will own the land and lease the land to the developer for construction through a mutually agreed upon ground lease.

5) The City will be a rent paying tenant of the development in exchange for guaranteed office space for the life of the lease. Total square footage of office space will be determined through the design phase of the development and will be built-to-suit as determined by the City. Lease rates and applicable escalation clauses will be determined prior to any formal project agreement.

6) On-site parking may be included, but will not be required, as the City is currently working to develop adjacent public parking options (Please see Exhibit B). A portion of the parking lot will be constructed on the project site as shown in Exhibit B.

7) A portion of the project area (outlined in red and referenced as “A” in Exhibit A) will need to be reserved for public use (e.g. parking, green space, etc.) and, coupled with the corresponding Main Street curb cut, may best serve as on-site parking for deliveries, handicapped parking, etc.

8) The City maintains a facility adjacent to the project site (741 Main Street; outlined in green and referenced as “B” in Exhibit A) that may be incorporated into the scope of the project. Should this be the case, additional adequate square footage (approximately 5,000 s.f.) for City functions must be incorporated into the building to be constructed to relocate existing functions.

9) Preference is to retain existing specimen trees on the site to the extent possible.

10) Preference is to have adequate outdoor spaces (e.g. courtyard), terrace(s) with scenic views of Legacy Park, Evergreen Cemetery, and Downtown Perry, to the extent possible.

11) Preference for no wall HVAC units or roof units.

12) Preference is for extensive natural light throughout the building.

The project will be catalytic in nature, fueling continued economic development in the area, will be pedestrian-oriented in nature, and will complement the existing historic aesthetic of Downtown Perry.

Commercial uses associated with this project will add to the desired mix of commercial uses Downtown and will be non-disruptive to the operations of the City and residents of the building.

PROJECT CRITERIA

The Offeror’s response to this RFQ should clearly address the following:

1) Demonstrated ability to execute similar projects in the State of Georgia and markets similar to Perry, preferably working within historic downtowns.

2) Strong financial standing and wherewithal to complete the project in a quality, complete, and timely manner.

3) Opportunity and desire to leverage full range of site opportunity and to provide a product that maximizes the capacity of the site while adhering to the criteria outlined in the “Project Understanding” portion of this request.

Submittals will be evaluated based on the following weighted criteria:

Evaluation Factor Weighting Factor

Project Concept & Proposed Uses 40%

Demonstrated Experience w/ Similar Projects 15%

Development Team Experience 15%

Project Methodology 10%

Financial Standing 10%

Other 10%

The DDA will select the development partner(s) that demonstrate(s) the best combination of qualifications by area of expertise or collective specialties in such manner as is in the best interest of the City and yields the highest and best use of the project property. Interviews may be required;

however, the DDA reserves the right to award a contract based upon evaluation of the written submittals only and reserves the right to reject any and all proposals.

SUBMISSION REQUIREMENTS

Offerors must submit one (1) original proposal, seven (7) bound original copies, and one (1) USB flash drive (with .pdf copy) of the complete submittal.

All submissions must be received by 4:00 PM January 13, 2023. Submissions must be submitted in a sealed box/package either by USPS Mail, FedEx, UPS or Hand Delivered and identified/labeled on the outside with The Offeror’s name and address and project title as follows: “Downtown Mixed-Use Project” and addressed to:

City of Perry City Hall Attn: Finance Department 1211 Washington Street P.O. Box 1231 Perry, GA 31069

Submissions may be hand delivered to the above address only between the hours of 8:00AM and 5:00PM local time Monday through Friday, excluding Holidays observed by the City.

Offerors are responsible for informing any commercial delivery service, if used, of all delivery requirements and for ensuring the required address information appears on the outer wrapper or container used by such service. Submissions received after said date and time will not be considered. Having the container postmarked by January 13, 2023, does not meet the requirements of this RFQ. Delivering the document to a commercial delivery service is also not sufficient until the submittal is actually received at the designated location.

The submissions must be signed by an officer or employee of the company, legally authorized to enter into a contractual relationship in the name of the Offeror.

RFQ QUESTIONS

Any inquiries regarding this RFQ must be submitted, either in-person, verbally, or in writing (email acceptable) no later than 5:00 PM on December 16, 2022. Questions will be directed to:

Robert Smith, Assistant City Manager 1211 Washington Street; P.O. Box 1231, Perry, GA 31069 robert.smith@perry-ga.gov

(478) 508-1571 mailto:robert.smith@perry-ga.gov

ADDITIONAL INFORMATION / ADDENDA

Answers to questions submitted that materially change the conditions and specifications of this RFQ will be distributed to all addressees as an addendum. Any discussions or documents will be considered non-binding unless incorporated and distributed in an addendum.

Proposers should check with the City of Perry Finance Department frequently during the time that this solicitation is open to Offerors to verify that they have received all issued addendums.

Addendums will be posted on the City of Perry website (https://perry-ga.gov/bids). While every attempt is made to make sure that registered proposers receive notice of addendums, proposers have the responsibility of making sure that they have received all issued addendums.

A. B.

Exhibit A

Exhibit A

Exhibit B

Demographic and Income Profile Perry City, GA Prepared by Esri Perry City, GA (1360340) Geography: Place

Summary Census 2010 Census 2020 2022 2027 Population 15,700 20,624 21,468 22,848 Households 6,044 7,685 8,070 8,604 Families 4,162 - 5,368 5,700 Average Household Size 2.47 2.59 2.58 2.58 Owner Occupied Housing Units 3,761 - 5,014 5,460 Renter Occupied Housing Units 2,282 - 3,056 3,143 Median Age 36.6 - 39.5 40.6

Trends: 2022-2027 Annual Rate Area State National Population 1.25% 0.51% 0.25% Households 1.29% 0.56% 0.31% Families 1.21% 0.51% 0.28% Owner HHs 1.72% 0.77% 0.53% Median Household Income 4.24% 3.59% 3.12%

2022 2027 Households by Income Number Percent Number Percent

<$15,000 925 11.5% 634 7.4% $15,000 - $24,999 529 6.6% 448 5.2% $25,000 - $34,999 712 8.8% 712 8.3% $35,000 - $49,999 1,020 12.6% 931 10.8% $50,000 - $74,999 1,568 19.4% 1,565 18.2% $75,000 - $99,999 1,127 14.0% 1,311 15.2% $100,000 - $149,999 1,189 14.7% 1,503 17.5% $150,000 - $199,999 682 8.5% 1,061 12.3% $200,000+ 318 3.9% 439 5.1%

Median Household Income $61,068 $75,166 Average Household Income $83,263 $99,967 Per Capita Income $31,788 $38,201

Census 2010 2022 2027 Population by Age Number Percent Number Percent Number Percent

0 - 4 1,070 6.8% 1,276 5.9% 1,346 5.9% 5 - 9 1,089 6.9% 1,326 6.2% 1,385 6.1% 10 - 14 1,038 6.6% 1,356 6.3% 1,445 6.3% 15 - 19 1,062 6.8% 1,294 6.0% 1,343 5.9% 20 - 24 953 6.1% 1,235 5.8% 1,271 5.6% 25 - 34 2,283 14.5% 2,824 13.2% 2,933 12.8% 35 - 44 2,075 13.2% 2,926 13.6% 3,143 13.8% 45 - 54 2,192 14.0% 2,567 12.0% 2,727 11.9% 55 - 64 1,753 11.2% 2,799 13.0% 2,650 11.6% 65 - 74 1,132 7.2% 2,249 10.5% 2,633 11.5% 75 - 84 741 4.7% 1,153 5.4% 1,462 6.4%

85+ 312 2.0% 462 2.2% 509 2.2% Census 2010 Census 2020 2022 2027

Race and Ethnicity Number Percent Number Percent Number Percent Number Percent White Alone 9,920 63.2% 11,391 55.2% 12,570 58.6% 13,062 57.2% Black Alone 5,061 32.2% 7,206 34.9% 6,874 32.0% 7,513 32.9% American Indian Alone 35 0.2% 46 0.2% 52 0.2% 57 0.2% Asian Alone 272 1.7% 405 2.0% 358 1.7% 401 1.8% Pacific Islander Alone 3 0.0% 20 0.1% 16 0.1% 18 0.1% Some Other Race Alone 151 1.0% 336 1.6% 362 1.7% 405 1.8% Two or More Races 259 1.6% 1,220 5.9% 1,236 5.8% 1,392 6.1%

Hispanic Origin (Any Race) 462 2.9% 987 4.8% 998 4.6% 1,075 4.7% Data Note: Income is expressed in current dollars.

Source: Esri forecasts for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data converted by Esri into 2020 geography.

October 05, 2022

©2022 Esri Page 1 of 2

Exhibit C

Demographic and Income Profile Houston County, GA Prepared by Esri Houston County, GA (13153) Geography: County

Summary Census 2010 Census 2020 2022 2027 Population 139,900 163,633 169,328 177,003 Households 53,051 62,115 64,324 67,311 Families 37,874 - 44,701 46,627 Average Household Size 2.61 2.61 2.61 2.61 Owner Occupied Housing Units 35,364 - 41,093 43,618 Renter Occupied Housing Units 17,687 - 23,231 23,693 Median Age 34.5 - 36.9 37.5

Trends: 2022-2027 Annual Rate Area State National Population 0.89% 0.51% 0.25% Households 0.91% 0.56% 0.31% Families 0.85% 0.51% 0.28% Owner HHs 1.20% 0.77% 0.53% Median Household Income 3.19% 3.59% 3.12%

2022 2027 Households by Income Number Percent Number Percent

<$15,000 5,767 9.0% 4,224 6.3% $15,000 - $24,999 3,376 5.2% 2,547 3.8% $25,000 - $34,999 5,156 8.0% 4,274 6.3% $35,000 - $49,999 7,717 12.0% 6,609 9.8% $50,000 - $74,999 11,334 17.6% 11,320 16.8% $75,000 - $99,999 10,439 16.2% 11,218 16.7% $100,000 - $149,999 11,615 18.1% 14,717 21.9% $150,000 - $199,999 5,696 8.9% 8,198 12.2% $200,000+ 3,224 5.0% 4,204 6.2%

Median Household Income $71,418 $83,573 Average Household Income $91,033 $107,546 Per Capita Income $34,612 $40,927

Census 2010 2022 2027 Population by Age Number Percent Number Percent Number Percent

0 - 4 10,211 7.3% 10,877 6.4% 11,502 6.5% 5 - 9 10,345 7.4% 11,178 6.6% 11,561 6.5% 10 - 14 10,279 7.3% 11,176 6.6% 11,739 6.6% 15 - 19 10,563 7.6% 10,349 6.1% 10,590 6.0% 20 - 24 9,426 6.7% 10,065 5.9% 9,779 5.5% 25 - 34 19,992 14.3% 26,165 15.5% 26,543 15.0% 35 - 44 18,918 13.5% 23,348 13.8% 26,541 15.0% 45 - 54 21,205 15.2% 20,182 11.9% 19,955 11.3% 55 - 64 14,390 10.3% 21,737 12.8% 20,239 11.4% 65 - 74 8,463 6.0% 14,684 8.7% 16,874 9.5% 75 - 84 4,706 3.4% 7,231 4.3% 8,934 5.0%

85+ 1,402 1.0% 2,336 1.4% 2,746 1.6% Census 2010 Census 2020 2022 2027

Race and Ethnicity Number Percent Number Percent Number Percent Number Percent White Alone 88,626 63.3% 88,519 54.1% 90,588 53.5% 91,694 51.8% Black Alone 39,998 28.6% 52,610 32.2% 54,963 32.5% 59,227 33.5% American Indian Alone 475 0.3% 574 0.4% 595 0.4% 620 0.4% Asian Alone 3,403 2.4% 4,975 3.0% 5,216 3.1% 5,713 3.2% Pacific Islander Alone 185 0.1% 153 0.1% 157 0.1% 164 0.1% Some Other Race Alone 3,360 2.4% 4,938 3.0% 5,158 3.0% 5,570 3.1% Two or More Races 3,853 2.8% 11,864 7.3% 12,651 7.5% 14,015 7.9%

Hispanic Origin (Any Race) 8,515 6.1% 11,807 7.2% 12,253 7.2% 12,850 7.3% Data Note: Income is expressed in current dollars.

Source: Esri forecasts for 2022 and 2027. U.S. Census Bureau 2010 decennial Census data converted by Esri into 2020 geography.

October 05, 2022

©2022 Esri Page 1 of 2

Exhibit C