avril l. mcquilla · 2018. 2. 19. · rfei 002-14-15 farrow road commercial development opportunity...
TRANSCRIPT
REQUEST FOR EXPRESSIONS OF INTEREST RFEI-002-14-15
This is an informal solicitation process for:
Farrow Road Commercial Development Opportunity
April 30, 2015
Response Deadline: May 29, 2015
10:00 A.M. (EST)
Send Hard Copies and CD’s to: City of Columbia/Purchasing Department
Attn: RFEI-002-14-15 Farrow Road Commercial Development Opportunity 1136 Washington Street – 4th Floor
Columbia, S.C. 29201
Pre-Bid Meeting will be held on May 14, 2015 at 2:00 P.M. (EST) Economic Development Office, Located at 1201 Main Street, Suite 250,
Columbia, SC 29201
Avril L. McQuilla Avril L. McQuilla, Senior Buyer
IMPORTANT: This is a Request for Expression of Interest (RFEI) only and should not to be construed as a
Request for Proposal (RFP). The purpose of this solicitation is to gather information and may, or may not be used in
a future Request for Proposal and/or Invitation for Bid. No cost and pricing data are requested nor should it be
included with your response. This solicitation (RFEI) will not result in a contract award. Responses should be
submitted in a sealed envelope indicating the respondent’s name and RFEI number on the front of the envelope or
package.
Authorized Signature (Print) Authorized Signature w/ Title E-mail Address
RFEI 002-14-15 Farrow Road Commercial Development Opportunity
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Glossary of Terms
Amendment: An agreed addition to, deletion from, correction or modification of a document or
contract. To revise or change an existing document; a formal revision, improvement or correction.
Assignment: Legal transfer of a claim, right, interest or property.
Evidence Financial Capability: Financial forms, statements, documents, etc. that demonstrate the
capacity to undertake and complete a project.
Capacity: The amount of goods or services that an organization can produce or provide in a given time
interval.
Concepts: The ability to think in abstract terms.
Developer: Person(s) who invests in and develops the urban or suburban potentialities of real estate,
especially by subdividing the land, property, etc. and selling them.
Late Bid/Proposal: A bid, proposal, withdrawal, or modification received, at the designated place for
receipt, after the established due date and time. Procurement policies should be established in order to
provide guidance regarding how late bids/proposals are handled administratively. In most public
entities, late bids/proposals are not opened and may be returned to the bidder/proposer advising that
the bid was received late (after the due date and time) and cannot be accepted.
Offeror: The person/entity who submits a proposal in response to a Request for Proposals (RFQ). One
who makes an offer in response to a solicitation. Term Bidder is interchangeably throughout this RFP.
Request for Expressed Interest (RFEI): This is an informal procurement process. RFEIs are generally
used to request information from potential suppliers of goods and/or services. This process will allow
the City of Columbia to review information and expressed interest and to further assist the City with
determining the viability and practicality of the proposed suggested project, services, commodities
including financial implications, etc. Respondents submitting information in response to this RFEI will
do so at their own expense. The City will not reimburse Respondents for any cost related to the
preparation or submittal of this information, including, but not limited to, travel expenses and/or any
additional costs.
Respondent: One who submits a response to a solicitation document.
Solicitation: An invitation for bids, a request for proposals, telephone calls or any document used to
obtain bids or proposals for the purpose of entering into a contract.
(Definitions above provided by the National Institute of Governmental Purchasing, City of Columbia &
Free Dictionary.com)
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I. OVERVIEW
The City of Columbia which hereinafter will be referred to as the "City", is seeking information through
this Request for Expression of Interest (RFEI) for all parties interested in creating a high-quality
commercial development on a City owned parcel of land, located along the Farrow Road corridor, in
close proximity to SC Hwy-277. This project will serve several existing neighborhoods, and create an
opportunity to provide services to residents of the developing Columbia Common’s project. This
property is located on the east side of Farrow Road in North Columbia.
Columbia City Council has a goal of creating vibrant living, working, and recreational communities that
are attractive to development, businesses, and residents. To further this goal, the City focuses on
economic development strategies that will maximize the positive impact on surrounding communities
such as creating a good mixture of retail and commercial properties along high traffic areas.
A second, equally important goal of this project is to return non-taxable land to Richland County’s and
the City’s tax rolls. A significant portion of the land within the City’s jurisdictional limits is not currently
subject to ad valorem real property taxes because it is owned or used by the State or local governments,
political subdivisions (e.g., the University of South Carolina and public school districts) and non-profit
organizations (such as hospitals, colleges and universities and other charitable organizations).
The use of this property must contribute to the City of Columbia’s tax base. Examples of preferred uses
include, but are not limited to:
Commercial Development, to include office space
Retail establishments
Restaurant/ hospitality industry
Theater or entertainment venue for music, film, dance, or other performances
Health care providers
Artist gallery or studio including broadcasting or recording studios
Market or fresh food providers
The use of outdoor elements such as a dining areas, patios, courtyards, or other complementary
use is encouraged
Examples of prohibited uses include, but are not limited to:
Tax-exempt purposes
Strip mall development
Social service facility
Religious assembly
Payday loan or title loan agency
Adult retail establishment
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Pawn shop
Convenience store
Liquor store
Cigarette/cigar shop
Drug rehabilitation facility
Automotive use
Other exclusions as determined by the City
II. DEVELOPMENT OBJECTIVE
The intent of this Request for Expressions of Interest (RFEI) is to solicit ideas that will spark the interest
in qualified developers wanting to present concepts to create a commercial, retail or hospitality venue
within the Farrow Road area. The City wants to continue to focus on the development of the
communities within this area as well as increasing the quality of businesses being offered to serve the
neighborhoods and creating job opportunities for the citizens.
For the purposes of this RFEI, the “Developer” means a development entity or entities with the
demonstrated experience and financial capability to perform all aspects of a development project or
projects. Is the intent of this RFEI to receive project concepts to determine whether the development
community believes that such a project is realistic and meets the stated goals; and to gather as much
information as possible to possibly develop at a later date an RFP to select a developer or developers for
a single project or multiple projects. The City encourages Developers to submit concepts which involve
this parcel piece of property.
III. GENERAL PARAMETERS
A. Regulatory Authority
The City holds binding authority over various regulatory frameworks related to development in the City, and specifically related to the Project. Paramount among these are regulations governing zoning and land use, the design review jurisdiction of the Design/Development Review Commission, and the authority of building inspections and building code compliance. Any and all development with the Project shall fully comply with all ordinances, rules, and regulations of all applicable regulatory authorities.
B. Design
The City sets a very high standard for design excellence in the realm of architecture and urban design. This Project will be expected to extend this commitment with innovative design approaches to integrate development within the established fabric of the city. Design considerations will include urban block and street layouts, the horizontal and vertical disposition of uses, the quality and character of the public realm and streetscapes, and the character and quality of the architecture.
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C. Utilities
Utilities such as water, sewer, power and communications may be generally available within or adjacent to the proposed site. All proposals should be made with the understanding that the City will not provide funds for the addition of water, sewer, or roadway infrastructure of any kind. Further, all proposals should be made with the understanding that the City may not have capacity in certain areas to provide certain utilities to the project, or to provide certain utilities on a timely basis. It will be the responsibility of the Developer to request capacity information from the City of Columbia Department of Utilities & Engineering.
D. Site Data
Richland County Tax Map Number: 11612-04-01
Address: 5406 Farrow Road
City of Columbia Zoning Classification: PUD-C
Lot Size: 9.9 acres
Census Tract Population: 2,884
Freeway Access: Less than one mile from SC-277
Bordering neighborhoods: College Place, Burton Heights, and Standish Acres
E. Concepts Concept submissions shall be broken down and should, at a minimum, give the City an idea of the type of development, the size of the development; and a narrative explaining the development, with enough detail so that the concept can be generally understood. The City encourages Developers to submit drawings, photos and any other material which may be beneficial in explaining the proposed concept(s). F. Communications
As of the issuance date of this RFEI, all interested Developers are specifically directed not to hold
meetings, conferences or technical discussions with any City employee or the Mayor or any member of
the Columbia City Council for purposes of responding to this RFEI, except in the manner prescribed in
this document. NO DIRECT OR INDIRECT CONTACT WITH THE MAYOR OR ANY CITY COUNCIL MEMBER
WILL BE ALLOWED. IF SUCH CONTACT IS MADE, THE CITY RESERVES THE RIGHT TO REJECT THE
PROPOSAL.
G. Questions
Requests for additional information and questions must be submitted to:
https://bidonline.columbiasc.gov/ifas7/bidonline/
Using Bid Online, the user must be logged in, and under the Bid tab, click “Bid Questions and Answers.”
The deadline for additional information and questions is May 21, 2015 by 3:00 P.M. (EST). The City will
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not accept telephone calls or visits regarding this RFEI. No interpretation shall be binding unless in
writing from the City of Columbia. Questions which result in an amendment to the RFEI will be added to
Bid Online as an amendment.
H. COMPLIANCE WITH REGULATORY, CONTRACTUAL, AND LEGAL LIMITATIONS
The City holds binding authority over various regulatory frameworks related to development in the City,
and specifically related to the Project. Paramount among these are regulations governing zoning and
land use, height limit overlay districts, the design review jurisdiction of the Design/Development Review
Commission, and the authority of building inspections and building code compliance. Any and all
development with the Project shall fully comply with all ordinances, rules, and regulations of all
applicable regulatory authorities.
IV. AREA AND SHAPE OF LAND
Richland County Tax Map Number: 11612-04-01
Address: 5406 Farrow Road
City of Columbia Zoning Classification: PUD-C
Lot Size: 9.9 acres
Census Tract Population: 2,884
Freeway Access: Less than one mile from SC-277
Bordering neighborhoods: College Place, Burton Heights, and Standish Acres
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V. INSTRUCTIONS TO RESPONDENTS AND SUBMITTAL REQUIREMENTS
This RFEI does not commit the City to award a contract, to pay any costs incurred in the preparation of
applications submitted, or to procure or contract for the services requested. The City reserves the right
to accept or reject any, all or any part of any interests received as a result of this RFEI, or to cancel in
part or in its entirety this RFEI if it is in the best interest of the City to do so.
Respondent shall submit responses to Bid Online. In addition three (3) hard copies and one (1) digital
copy of the information requested below shall be delivered to the City of Columbia Purchasing
Department, fourth floor of 1136 Washington Street, Columbia, SC, 29201. All responses to this RFEI
must be clearly marked RFEI 002-14-15: Farrow Road Commercial Development Opportunity. DEADLINE
FOR SUBMISSION OF RESPONSE: May 29, 2015 @ 10:00 A.M. (EST). Any response received after the
deadline shall be rejected. The City assumes no responsibility for unmarked or improperly marked
envelopes.
A. Cover Letter
The cover letter should include the following information:
Name, address, telephone and fax numbers, etc. for the development company.
Name, title, address, telephone number, fax number and email address of the
person designated as the primary contact for the development company.
Legal structure of the development company or anticipated entity (e.g.,
corporation, joint venture, limited partnership, etc.) and date of legal
establishment.
B. Vision Statement
Respondents should provide a narrative demonstrating the respondent’s understanding of the Project, a
proposed structure for the relationship between the Developer, its team, and the City, and a vision for
project. The vision statement should identify key challenges and opportunities anticipated by the
Developer, and explain how these may impact Project’s implementation. The Vision Statement should
also identify innovative practices or actions the Developer and its team would take and specific
expertise it would deploy to successfully realize the Project. The Vision Statement should also include a
proposal The Vision Statement narrative should be no more than five (5) pages, with up to five (5)
additional pages of illustrations or graphics that may support the narrative.
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C. Development Team Summary
The Developer and its team could consist solely of a developer; a developer and consultants; a joint
venture; or any other appropriate cooperation. The City recognizes that respondents may not at this
time identify all the professionals that might eventually be involved in the Project and the Developer’s
team to the extent, that a more comprehensive set of team members can be identified (e.g., architect,
consultants). However, please provide as much information on each member of your team as you deem
relevant.
D. Relevant Development Experience and Capacity
Respondents should provide a description of relevant projects completed or in process by the
Developer’s team. Members of the Developer’s team should have had a significant role in some or all of
these past projects. For each project, please include the following, as applicable and to the extent
possible and appropriate:
Overview of real estate products previously produced, their quality and amenities;
Description of elements that are considered particularly relevant to the Project and how these
support the Developer’s development team’s qualifications;
Overview of development experience in the City and surrounding areas, including workforce;
Experience in developing community consensus and securing community support for current or
previous projects;
Photos, drawings, site plans and related marketing materials of current or previous projects;
Names and roles of other companies, organizations, or persons involved in current or previous
projects;
Primary sources of equity and debt;
Primary sources of cash or cash equivalents employed during pre-development;
List of lenders for current or previous projects including contact name, phone number and email
address.
E. Financial Capacity and Related Financial Information
Respondents should provide the following information to demonstrate the financial capacity to
undertake and complete the development proposed. Respondents should include one (1) bound original
of the Evidence of Financial Capacity. This information will be used solely by the City for purposes of
evaluation under the RFEI and will be treated as confidential to the extent allowed by law. This one
original will be returned at the conclusion of this process with no copies retained by the City. The
Evidence of Financial Capacity shall include:
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Audited Financial Statements for the previous fiscal year for the development company or team
members (as applicable);
List of any current company non-performing loans or loan defaults in the past five years; Any
available evidence that demonstrates that the development team has the financial capacity to
engage in the planning and development of the Project, specifically, (1) balance sheets detailing
cash or cash equivalent funds sufficient to fund necessary pre-development activities, and (2)
evidence of financial capacity to carry out the development of the Project.
Past history of raising capital and working with complex financing instruments;
Composition of current or prior real estate portfolio by type and ownership percentage.
VI AREAS OF INTEREST
The City will review all submissions. The City reserves the right to request additional information from
any or all respondents.
The City intends to review the submittals upon, but not limited, to the following areas of interest:
General qualifications and experience of the development team with preference to teams with
demonstrated high-rise construction and development methods;
Teams with the ability and commitment to construct commercial projects on all, or at least the
general qualifications of team members.
Quality and financial performance of other current or previous projects;
Design excellence and the ability to plan and develop commercial facility projects;
Compatibility with the City objectives;
Creativity and coherence in defining a vision for the Project and the relationship with the City, as
well as a road map for the successful development of the project over the long-term;
Relevant project experience and performance of the Developer’s development team;
Geographic location of teams and their members;
Experience with real estate development within urban contexts and working through multi-
stage design review processes;
Financial capability of the Developer, including demonstrated ability to raise debt and equity for
a project of the magnitude that is being proposed;
Strength of relationships with financial institutions;
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Overall financial track record and capacity.
Understanding that the Developer shall be responsible for any and all costs for changes
associated with the Project and that compensation will be required for any lost, either
temporarily or permanently, due to the construction of the Project.
VII. GENERAL TERMS AND CONDITIONS
Direct or Indirect Cost for Submittals Please note that the City considers responses to this RFEI as purely voluntary, and the City is under no financial obligation to said respondents regarding the contents of their responses. All respondents will pay the direct or indirect costs incurred in preparing their proposals, making presentations, participating in interviews and for travel and accommodations. The City also reserves the right to change the scope of this Project, to withdraw the RFEI and re-solicit or to cancel if such action is in the best interest of the City.
Information Only This request for expressions of interest (RFEI) is issued solely for information gathering and planning purposes. Participation in the RFEI process is not a requirement for any subsequent competitive procurement, although the results of this RFEI may be used to develop an RFP. The City reserves the right to refrain from issuing an RFP or any other formal solicitation document for this service. This RFEI is not a formal solicitation and no contract will be awarded as a result. Confidentiality Unless otherwise required by law, and until the opening of the Request for Information (RFI), all
information, materials and other documents submitted by a respondent shall not be released or made
available to any person or entity except City representatives assisting in this procurement process.
Unless required by law, proprietary or financial information submitted to the City by a respondent will
not be disclosed if the respondent visibly marks each part of the proposal that the respondent considers
confidential, financial or proprietary information with the word “Confidential.”
Pursuant to the South Carolina Freedom of Information Act, certain commercial and financial
information is exempt from disclosure to the public. Examples of confidential commercial and financial
information may include trade secrets, work products, design approach, gross receipts, fee submittals,
and other documents incidental to proposed contractual arrangements. See S.C. Code Ann. 30-4-40
(Supp. 2000). Subject to Section 3.1.e (relating to the Evidence of Financial Capacity to be submitted
with each response, which the City acknowledges will be treated as confidential to the extent allowed by
law), Respondents must clearly mark with the word “CONFIDENTIAL,” each part of its response that such
respondent considers confidential.
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Ownership of Data/ Information All data and other information generated by or used by the respondent in any form whatsoever, is the property of the City and shall not be used by the respondent for any purpose whatsoever except to perform the requested service.
Ethics The respondent is subject to the provisions of the 1991 Ethics Reform Act (8-13-100, et seq, South Carolina Code of Laws, 1976, as amended). Under this Act, City employees are prohibited from accepting anything of value from any person. “Anything of value” includes, but is not limited to, lodging, transportation, entertainment, food, meals, beverages, money, gifts, honorariums, discounts and interest-free loans.
Indemnification The respondent will agree to indemnify, defend, hold harmless and reimburse the City, its agents, and
employees from and against any and all losses, liabilities, expenses, and all claims for damages of any
nature whatsoever relating to or arising out of any action or failure to act by respondent, its
subcontractors, officers, agents and employees of any of the obligations under the contract. Losses,
liabilities, expenses and claims for damages shall include, but will not be limited to, civil and criminal
fines and penalties, loss of use or services, bodily injury, death, personal injury, or injury to real or
personal property, defense costs, legal fees and costs, and attorney’s fees for an appeal.
The respondent will also agree to promptly notify the City of any civil or criminal actions filed against the
respondent or of any notice of violation from any federal or state agency, or of any claim as soon as
practical as relates to the services provided. The City, upon receipt of such notice, shall have the right at
its election to defend any and all actions or suits or to join in defense.
Bonding, Licenses and Permits The Developer shall, without additional expense to the City, be responsible for obtaining all necessary
licenses and permits required by the State of South Carolina, or the City or any other authority having
jurisdiction for the Project.
Conflict of Interest Respondents shall promptly notify the Contracts Administrator, in writing, by certified mail, of all
potential conflicts of interest for any prospective business association, interest, or other circumstance,
which may influence or appear to influence the respondent’s judgment or quality of services being
provided hereunder. Such written notification shall identify the prospective business association,
interest, or circumstance, the nature of work that such a person may undertake, and request an opinion
of the City as to whether the association, interest, or circumstance would, in the opinion of the City,
constitute a conflict of interest. The City will respond to such notification by certified mail within thirty
(30) days. By submitting this proposal, the respondent certifies that it has no conflict of interest with any
employee, agent, elected official or officer of the city or any other conflict as may be set forth herein.
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No direct or indirect contact with the mayor of the City of Columbia or City of Columbia Council
members will be allowed. If such contact is made, the city reserves the right to reject the submittal.
Non-Discrimination The respondent will take affirmative action in complying with all federal, state and local requirements concerning fair employment and employment of the handicapped, and concerning the treatment of all employees, without regard or discrimination by reason of race, color, religion, sex, sexual orientation, national origin or physical handicap.
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APPENDIX A: SUBMITTAL FORM - COVER SHEET
Project: Farrow Road Commercial Development Opportunity
SUBMITTAL FORM
SUBMITTER'S IDENTIFICATION
Name:
Address:
Authorized Representative:
Telephone Numbers
Daytime:
After Hours
_______________________________________________
E-mail:__________________________________________