avril l. mcquilla · 2018. 2. 19. · rfei 002-14-15 farrow road commercial development opportunity...

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

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)


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


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.


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

https://bidonline.columbiasc.gov/ifas7/bidonline/


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


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.


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:


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;


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.


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.


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.


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:__________________________________________

avril l. mcquilla · 2018. 2. 19. · rfei 002-14-15 farrow road commercial development opportunity...

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