RFQ 2026_01 City of Perry DDA Meeting Street .pdf

City of Perry Downtown Development Authority

RFQ 2026-01

PERRY DOWNTOWN DEVELOPMENT AUTHORITY (DDA)

REQUEST FOR QUALIFICATIONS (RFQ)

2026-01 for

PUBLIC-PRIVATE DEVELOPMENT VENTURE

MEETING STREET PROJECT

1102 and 1104 Meeting Street, Perry, GA

May 7, 2026

SUBMISSIONS ARE DUE AT THE ADDRESS SHOWN BELOW NO LATER

THAN JUNE 5, 2026

City of Perry City Administration Building

Attn: Finance Department

1211 Washington Street

P.O. Box 1231

Perry, GA 31069

INTRODUCTION

The Perry Downtown Development Authority (DDA), is soliciting responses from qualified developers to plan, develop, execute, and deliver the desired construction project on a roughly 0.5-acre site located in Downtown Perry along Meeting Street at the highly visible gateway into Downtown Perry from Macon Road and Swift Street. (please see Exhibit A for site details). The desired project should incorporate extensive public greenspace improvements on the adjacent property to the west, as conceptualized in

Exhibit B. Qualifications should demonstrate an ability to deliver the desired development in an independent, timely, professional, and comprehensive manner.

The proposed project will consist of public and private uses to include proposed uses that 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. The public uses should create a community greenspace with various placemaking elements to include water features, landscaping, seating areas, shade structures, and stage structure.

A Downtown Perry housing study has been completed and an executive summary is provided in Exhibit

D. 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’s Downtown Development Authority, through this solicitation, wishes to select a qualified developer that can move the proposed mutually beneficial project to fruition, providing for a mixed-use, development that will benefit Downtown Perry and the community through economic development, furthering the vision the City and Downtown Development Authority has for Downtown.

Locally established incentives may be available and negotiated with this project and will be considered after the selection of the development group.

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(s) to be constructed will complement the existing character and historic aspects of current development in Downtown Perry. Aesthetics must be consistent and aligned with existing Downtown Perry buildings, improvements, and infrastructure.

Design guidelines are established and can be reviewed at https://perry-ga.gov/uploads/files.

2) The orientation of the building(s) shall provide for frontage along Meeting Street. Any necessary parcel combinations or reconfigurations will be accommodated.

3) The development will be two (2) or three (3) stories in height (or any combination thereof):

a) The ground floor shall consist of commercial development to include retail and restaurant uses.

b) The second and third floor(s) of the building(s), if agreed upon, will be additional office/retail or residential space for long term rentals (apartments) or purchase (condominiums).

4) Actual square footage needs / design / layout / uses will be determined through the project development process between the DDA and the selected developer.

5) The City / DDA will own the land and lease the land to the developer for construction through a mutually agreed upon ground lease. Or, the DDA will enter into a purchase and sale agreement with the selected developer for the purchase of the property. Preference for either arrangement should be addressed within the offeror’s response.

6) Minimal on-site parking may be included, but is not required, as the City has public parking options available at the Perry Events Center to support the project. Proposed on-street parking may be favorable to support typical downtown street development.

7) The City maintains the vacant greenspace adjacent to the project site that should be incorporated into the scope of the project as public greenspace improvements. Desired greenspace elements include water feature(s), courtyard-style seating areas, shade structures, varied landscaping elements including shade trees, ornamental trees, shrubs, and seasonal planting containers, and a hard barrier wall constructed at the western border of the site for pedestrian protection.

8) Preference is to have adequate outdoor spaces (e.g. courtyard, terrace(s), and rooftop(s) with scenic views of Welcome Park and community greenspace).

9) Preference for no wall HVAC units or roof units unless completely screened from public view from all sides of the building(s).

10) Preference is for extensive natural light throughout the building(s).

11) Building construction must adhere to all requirements and regulations outlined by the

International Code Council for the building(s) use type(s) and construction materials.

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, creating a similar “feel” as the existing core of Downtown. Commercial uses associated with this project will add to the necessary and desired mix of commercial uses Downtown.

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 Design & 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 JUNE 5, 2026. 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: “Meeting Street

Development” and addressed to:

City of Perry City Administration Building

Attn: Finance Department

1211 Washington Street P.O. Box 2030

Perry, GA 31069

Submissions may be hand delivered to the above address only between the hours of 8:00AM and 5:00 PM 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 May 29, 2026, 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 May 20, 2026. Questions will be directed to:

Holly Wharton, Economic Development Director

P.O. Box 2030

Perry, GA 31069

Holly.wharton@perry-ga.gov

(478) 988-2755

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/business-services/finance/bids-proposals).

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.

Exhibit A – Site Details and Photos

Aerial View

Exhibit B - Public Greenspace Concept

Exhibit C - Downtown Market Demographics

Downtown Perry Market Demographics Jan 1 - Dec 31, 2025

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AN ANALYSIS

of

RESIDENTIAL MARKET POTENTIAL

For

The Downtown District Study Area

City of Perry, Houston and Peach Counties, Georgia

June, 2023

Conducted by

ZIMMERMAN/VOLK ASSOCIATES, INC.

P.O. Box 4907 Clinton, New Jersey 08809

Exhibit D - 2023 Housing Study Summary

ZIMMERMAN/VOLK ASSOCIATES, INC.

Post Office Box 4907 Clinton, New Jersey 08809 908 735-6336 info@ZVA.cc • www.ZVA.cc

Residential Market Analysis Across the Urban-to-Rural Transect

STUDY CONTENTS

An Analysis of Residential Market Potential 1 The Downtown District Study Area

Executive Summary 1

Introduction 4

Summary of Findings 5

Demographic Overview of the Downtown District and the City of Perry 7

The Draw Areas 11

Market Potential for the City of Perry 11

Market Potential for the Downtown District Study Area 15

Target Markets 18

The Market Context 20

Financial Capabilities of Target Households 24

Optimum Market Position 27

Market Capture 29

Supporting Tables 31 Table 1: Key Demographic Data and Employment Information Table 2: Annual Market Potential Table 3: Annual Market Potential By Lifestage And Household Type Table 4: Summary Of Selected Rental Properties Table 5: Summary of Selected For-Sale Multi-Family and Single-Family Attached

Listings Table 6: Target Groups For New Multi-Family For-Rent Table 7: Target Groups For New Multi-Family For-Sale Table 8: Target Groups For New Single-Family Attached For-Sale Table 9: Optimum Market Position

Assumptions and Limitations Copyright o

ZIMMERMAN/VOLK ASSOCIATES, INC.

Post Office Box 4907 Clinton, New Jersey 08809 908 735-6336 info@ZVA.cc • www.ZVA.cc

Residential Market Analysis Across the Urban-to-Rural Transect

AN ANALYSIS OF RESIDENTIAL MARKET POTENTIAL

The Downtown District Study Area City of Perry, Houston and Peach Counties, Georgia

June, 2023

EXECUTIVE SUMMARY

This study determined the market potential and optimum market position for market-rate rental and for-sale housing units that could be developed over the next five years in the Downtown District

Study Area.

• An annual average of 1,615 households of all incomes comprise the market potential for new and existing housing units in the City of Perry each year over the next five years.

• Approximately 71.5 percent of those households live outside the City of Perry; the other

28.5 percent are households that would be moving from within the city.

• The target market methodology identifies those households that prefer living in downtown and walkable neighborhoods; in this analysis, an annual average of 257 households with incomes at or above $50,000 per year represent the potential market for new rental and for-sale multi-family and for-sale single-family attached housing units in the Downtown District

Study Area.

• Characterized by lifestage, these households include:

—Younger singles and childless couples (62 percent);

—Empty nesters and retirees (23 percent); and

—Traditional and non-traditional families (15 percent).

• The optimum market position for new market-rate housing in the Study Area has been developed to correspond to the housing preferences and financial capabilities of those target households with incomes at or above $50,000.

AN ANALYSIS OF RESIDENTIAL MARKET POTENTIAL Page 2

The Downtown District Study Area City of Perry, Houston and Peach Counties, Georgia

June, 2023

ZIMMERMAN/VOLK ASSOCIATES, INC.

• A total of 162 target households are a potential annual market for new rental units, and the remaining 95 households comprise the average annual potential market for new for-sale multi-family and single-family attached ownership.

• Of the 95 buyer households, 45 households are potential condominium purchasers, and a total of 50 target households are potential rowhouse/townhouse/duplex purchasers.

• Based on the target households’ financial capabilities and housing preferences, the optimum market position for newly-introduced (both new construction and adaptive re-use of existing buildings) housing units that could be constructed within the Study Area is summarized on the following table:

UNIT RENT/PRICE UNIT SIZE BASE RENT/PRICE

RANGE RANGE PER SQ. FT.

MULTI-FAMILY FOR-RENT (APARTMENTS)

$1,150-$2,100 600-1,300 sf $1.62-$1.92

MULTI-FAMILY FOR-SALE (CONDOMINIUMS)

$170,000-$250,000 850-1,400 sf $179-$200

SINGLE-FAMILY ATTACHED FOR-SALE (ROWHOUSES/TOWNHOUSES)

$275,000-$325,000 1,550-1,950 sf $167-$177

• For the Study Area, absorption of the newly-developed units is forecast using capture rates of the target households for each housing type, assuming the production of appropriately-positioned new housing, as follows:

TARGET CAPTURE ANNUAL

HOUSEHOLDS RATES UNITS ABSORBED

TOTAL 257 15% – 20% 39 - 51

MULTI-FAMILY FOR-RENT 162 24 – 32

MULTI-FAMILY FOR-SALE 45 7 – 9

SINGLE-FAMILY ATTACHED FOR-SALE 50 8 – 10

AN ANALYSIS OF RESIDENTIAL MARKET POTENTIAL Page 3

The Downtown District Study Area City of Perry, Houston and Peach Counties, Georgia

June, 2023

ZIMMERMAN/VOLK ASSOCIATES, INC.

• If new development, both new construction and adaptive re-use of existing buildings, could achieve these capture rates, between 195 and 255 new units could be leased or sold in the

Downtown District Study Area each year over the next five years; at the end of five years, between 120 and 160 new rental units and from 75 to 95 new ownership housing units could be added to the Study Area’s housing stock.

• The newly-developed units would not only attract new households to the Study Area but would also provide alternatives for households that might otherwise have moved out of the city for lack of appropriate housing.