REQUEST FOR PROPOSALS

FOR

CONSULTATION SERVICES FOR EVALUATION OF

PROPERTIES

FOR

HOUSING AUTHORITY OF COLUMBUS, GEORGIA

RFP # 2022-700

Prepared by:

Real Estate Department of

The Housing Authority of Columbus, Georgia 1000 Wynnton Road

Columbus, Georgia 31906

TABLE OF CONTENTS

SECTION A: RFP INFORMATION SECTION B: INTRODUCTION SECTION C: DESCRIPTION OF PROPERTIES SECTION D: PROJECT REQUIREMENTS SECTION E: SUBMISSION REQUIREMENTS

1. Proposal Requirements 2. Letter of Interest 3. Company Profile, Experience, and Qualifications 4. Contact Personnel 5. References 6. WMBE Participation 7. Proof of Professional Liability Insurance 8. Submission Copies

SECTION F: SELECTION PROCESS AND SCHEDULE

1. Selection Process 2. Qualifications Evaluation 3. Procurement Schedule 4. Response Date and Place 5. Procurement Schedule 6. HACG Procurement Policy

SECTION G: GENERAL INFORMATION

1. Interpretation 2. HACG Options 3. No Claim Against HACG 4. Personnel & Resources 5. Contact with HACG Staff, Board Members and Residents 6. Rules, Regulations and Licensing Requirements 7. Equal Opportunity Employments

Appendix A – Map and Pictures of Warren Williams/Rivers Homes Appendix B – Map and Pictures of BTW South

SECTION A RFP INFORMATION

The Housing Authority of Columbus, Georgia (HACG) is requesting proposals from experienced organizations who can provide leadership, direction, expert advice, and a detailed development/feasibility study for the modernization/redevelopment of HACG owned properties known as Warren Williams Homes/Rivers Homes, 1200 Warren Williams Road and 1050 Adair Avenue, Columbus, Georgia and BTW South, 418 5th Avenue, Columbus, Georgia. SOLICITATION TYPE: REQUEST FOR PROPOSALS RFP Number: 2022-700 DESCRIPTION: Consultation Services for Evaluation of

Properties ISSUE DATE: July 7, 2021 SUBMISSION DUE DATE: August 17, 2021, 4:00 PM RFP DOCUMENTS MAY BE www.columbushousing.org -Do Business OBTAINED AT: Housing Authority of Columbus, GA

1000 Wynnton Road Columbus, Georgia 31906

ljohnson@columbushousing.org SUBMISSION TO: Laura Johnson

Chief Real Estate Officer Housing Authority of Columbus, GA

1000 Wynnton Road Columbus, Georgia 31906 DIRECT INQUIRIES TO: Laura Johnson

ljohnson@columbushousing.org (706) 571-2800 x-1811

ALL SUBMISSIONS ARE SUBJECT TO THE TERMS AND CONDITIONS OUTLINED IN THIS REQUEST FOR PROPOSALS (RFP).

SECTION B INTRODUCTION

Background Information: Founded in 1938, the Housing Authority of Columbus, GA (HACG) has committed more than 83 years to building and maintaining affordable housing for the residents of Columbus, Georgia. Its mission is to be the foremost provider of quality, affordable housing in the Columbus region by developing, revitalizing, and managing contemporary housing communities. HACG is one of 70 public housing authorities throughout the nation with the Moving-to-Work (MTW) designation, which provides agencies with the flexibility to design and test innovative approaches to enhance the agency’s programs. HACG manages a diverse rental portfolio complete with market-rent units, PH units, Project-Based Rental Assistance (PBRA) units, Low-Income Housing Tax Credit (LIHTC) units, Project-Based Voucher (PBV) units, Single-Room Occupancy (SRO) certificates, Tenant-Based Vouchers (TBVs), and Veteran Affairs Supportive Housing (VASH) Vouchers that addresses various low-income family compositions. HACG also provides all maintenance, management, financial, and administrative services for three small housing authorities located within a 50-mile radius of Columbus, Georgia. These small authorities each have fewer than 80 dwelling units. HACG is managed by CEO Lisa Walters with an innovative executive team and with the guidance of seven Board of Commissioners appointed by the Mayor of Columbus. The HACG Board of Commissioners, upon the advice of the CEO, approves all major policy and contractual decisions. The CEO is then charged with implementing these actions. HACG owns and manages various public housing/multifamily properties and vacant land throughout Columbus. HACG is seeking a consultant to provide realistic recommendations on appropriate and financially feasible options for the modernization/redevelopment of the two sites listed below. The consultant is needed to assist HACG in formulating a real estate development strategy for these properties. Warren Williams-Rivers Homes HACG wishes to modernize an existing public housing site (Warren Williams-Rivers Homes, 1200 Warren Williams Road and 1050 Adair Avenue, Columbus, Georgia), through HUD’s Rental Demonstration Program (RAD) and the Low-Income Housing Tax Credit (LIHTC) programs. HACG is looking for design ideas that will complement the surrounding areas of the site. BTW South HACG wishes to develop vacant property located at 418 5th Avenue, consisting of two blocks located south of 500 5th Avenue, Columbus, Georgia. The recommendations and design concept for this site should be based on a market study and can range anywhere from mixed income/mixed use housing to commercial use.

SECTION C DESCRIPTION OF PROPERTIES

Warren Williams/Rivers Homes - Warren Williams/Rivers Homes are existing public housing multifamily developments located at 1200 Warren Williams Road and 1050 Adair Avenue in Columbus, Georgia. Established in 1945 and 1963, Warren Williams-Rivers Homes features 184 units consisting of 1-, 2-, and 3-bedroom garden and townhome apartments. The sites are approximately 21.5 acres combined and composed of 29 apartment buildings, plus a community center and maintenance structure, along with parking and landscaped areas. The subject property is a mixed age (family and elderly) community. Since Warren Williams Homes is 76 years old and Rivers Homes is 58 years old, both properties are considered historic. They are also located in close proximity to designated local historic districts. The entire property is either zoned RMF2 or LMI. (See Appendix A for attached map and pictures) BTW South – BTW South is 8.20 acres of vacant property currently owned by HACG that consists of two city blocks located at 418 5th Avenue, Columbus, Georgia. The site is centrally located at a primary gateway to Columbus in the city’s central business district and the Historic Residential District. It is positioned at the intersection of two very important traffic routes into and through Columbus: a) Veterans Parkway, a primary north-south traffic route and state highway; and b) Victory Drive, a primary east-west traffic route and state highway leading east to Fort Benning and west to Alabama. The property is currently zoned RMF2. It is located in a designated Tax Allocation District (TAD) and Federal Opportunity Zone. (See Appendix B for attached map and pictures)

SECTION D PROJECT REQUIREMENTS

The RFP response should be for two separate projects. The modernization of the Warren Williams/Rivers Homes, public housing complex located at 1200 Warren Williams Road and 1040 Adair Avenue, Columbus, Georgia, and the development of BTW South, 418 5th Avenue, Columbus, Georgia (vacant HACG owned properties surrounded by Veterans Parkway, 5th Street, 6th Avenue, and Victory Drive). This will involve the following:

• Research and analysis; • Conducting community meetings seeking input and presenting findings and

options; • Preparing a preliminary report outlining potential options for the properties and

strategies for proceeding; • Clearly defined implementation actions and recommendations; and, • Presenting findings and final recommendations in a final report.

1. Evaluate appropriate uses Determine HACG’s and the community’s interest and desire for certain types of potential uses or modernization/redevelopment, especially addressing the residents and City’s needs, and the scale, intensity and economic market for those uses. Warren Williams/Rivers Homes, HACG is looking for design ideas for the modernization of the existing buildings that complement the surrounding areas and land use. BTW South, HACG is looking for development ideas for the property based on the market. Examples would be senior housing, affordable housing, office space, retail, community use, mixed use, recreational use, etc. Such uses should be compatible with the character of Columbus, the surrounding neighborhoods and land use. 2. Research the economic feasibility of the properties for possible uses BTW South Only:

• Conduct a market analysis of the type, size and scale project that might work at the site.

Both Sites: • Determine if the recommended designs/developments are financially feasible.

3. Investigate specific financing options and implementation strategies

Recommend options for financing each development such as tax credits, grants, and/or public funds that might be available and how they could be applied to the properties.

4. Planning Process

Hold two public meetings for each site (total of 4 meetings) open to all to solicit input from HACG residents and the community, including:

• One meeting early in the planning process seeking input. • A final presentation of the draft report for each site.

These meetings should not preclude additional meetings with HACG staff and Board of Commissioners, neighborhood organizations, City leadership and the residents as deemed necessary by the consultant. HACG will assist in guiding this process by providing a venue and framework for public understanding of and participation in these activities. 5. Projects In addition to periodic progress reports, a Preliminary Report will be due from the consultant outlining preliminary findings and initial ideas for the properties. A Final Report will be due that presents the consultant’s analysis of the two properties, various options for the properties, recommendations for funding strategies and implementation, and an outline of proposed next steps, and includes an executive summary. Any assumptions made in the recommendations or proposed options in the report should be clearly stated. Similarly, all calculations in the report should be shown and the source of any values or variables should be noted. All products are to be submitted in hard copy (5 copies) and also be provided in digital computer format. 6. Project Duration and Schedules The project shall start upon awarding of the contract and shall be completed no later than November 30, 2021. The consultant is to provide a work plan, including anticipated meeting schedule.

SECTION E SUBMISSION REQUIREMENTS

1. Proposal Requirements Proposals shall include the following:

• Describe a plan for executing the work and methods described in the above Project Requirements.

• Provide information that is responsive to criteria below. • Provide a budget for the project that includes hourly rates of principals, estimated

numbers of hours per principle per task.

2. Letter of Interest Provide a ‘Letter of Interest’ indicating ability and availability to perform and complete the work required on the required dates and indicate that the proposal will remain valid for a period of ninety days (90 days) subsequent to the submission date. The ‘Letter of Interest’ must be signed by an authorized principal of the firm. E-mail address must be listed on letter of interest. 3. Company Profile, Experience and Qualifications

Provide a company history including personnel profiles for key project personnel. Provide the names and company profiles of all subconsultants the Consultant intends

to have associated with fulfilling the requirements of this project. Indicate the services provided by your firm and the services to be provided by your sub

consulting firms. Indicate your firm’s previous experience with the consulting services required naming

at least 5 previous projects and client contact persons. Indicate your subconsultants’ previous experience with the required consulting

services including the names and contact persons for 5 previous projects. Indicate the location, address and contact numbers for the office which will be

responsible for performing the required services. 4. Contact Personnel

Provide the name, title, professional qualifications, location and contact number for the

Principal Consultant designated with overall responsibility for the work to be performed.

Provide the name, title, professional qualifications, location and contact number for the Subconsultant Principal designated with overall responsibility for their work to be performed.

Provide the names, titles, professional qualifications, location and contact numbers for key project personnel designated with responsibility for the work to be performed.

5. References

Provide a list of past and current references, and include name, address, telephone, email, contact person and project name. Additionally, for each reference listed, submit a brief summary of the scope of services provided.

6. WMBE Participation

Indicate the WMBE policy for the Proposer’s company and the Proposer’s

subcontractors. 7. Proof of Professional Liability Insurance

Provide proof of Professional Liability Insurance 8. Submission Copies

Submit one (1) original and four (4) copies, and one digital copy of submission to HACG. Mark original document as ‘original’.

SECTION F SELECTION PROCESS AND SCHEDULE

1. Selection Process The purpose of this RFP is to solicit meaningful proposals so that HACG may select, from a range of proposals, submissions which best meet its needs and requirements. HACG urges all interested Consultants to carefully review the requirements of this RFP. Written proposals containing the requested information will serve as the sole basis for final selection. HACG reserves the right to conduct negotiations with one or more Consultants, if in the sole opinion of HACG, that method will provide the greatest benefit to HACG. All Submissions will be initially reviewed to determine compliance with the submission requirements specified in this RFP. Submissions that do not comply with these requirements will be rejected without further review. HACG may consider unacceptable any submission for which critical information is lacking or any submission which represents a major deviation from the requirements of the RFP. 2. Evaluation Proposal Evaluation shall be performed by HACG personnel or external agencies, who will review all Submissions received to establish a list of firms deemed to be most responsive to the RFP and best qualified to provide the required services. The Evaluation Process will be based on the following Criteria:

1. The consultant should have prior experience and expertise working with Housing Authorities/municipalities on planning for redevelopment of properties, and experience with catalyzing redevelopment projects including projects with historic preservation components.

2. In selecting the consultant, the following factors will be considered:

a. Balanced professional expertise and sufficient technological resources of the applicant and any named sub-contractors to perform the work required to complete the project within the specified time period.

b. Demonstrated knowledge by the applicant and any named sub-contractors of the principles of affordable housing development, economic development, project financing, zoning and permitting, historic preservation, and land use.

c. Demonstrated knowledge by the applicant and any named sub-contractors of redevelopment of existing affordable multifamily properties and experience with the development of mixed income and/or mixed-use vacant properties.

d. Evidence of previous experience with Georgia Department of Community Affairs and Low-Income Housing Tax Credit Projects.

e. Evidence of previous experience with federal regulations and requirements. f. Demonstrated ability by the applicant and any named sub-contractors to conduct

a public outreach process, including consensus building and conflict resolution. g. Years of professional experience of personnel assigned to the Project h. Demonstrated experience by the applicant and any named sub-contractors in

performing similar work in communities i. Review of applicants supporting references j. Content, organization and presentation of the proposal that demonstrates capacity

to do the scope of services included in this RFP k. Reponses provided by named References with regard to: compatibility,

professionalism and technical competence; accuracy and thoroughness of work; overall performance and satisfaction.

MAX Points Value

Criteria

Description of Criteria

35 points Experience

Evidence of ability to perform the work by experience performing work of similar size and type as indicated by the Company Profiles and the Personnel Profiles.

25 points Capacity Evidence of resource capability to complete the services required in a timely manner. Evidence of ability to perform the work as indicated by experience performing work of similar size and type listed in submission.

15 points Knowledge of government, local, state and federal regulatory

Evidence of previous experience with local authorities having jurisdiction. Evidence of previous experience with federal regulations and design/real estate development requirements. Knowledge of regulatory requirements from HUD, IRS LIHTC program and the Georgia Department of Community Affairs Affordable Housing program guidelines is desirable but not required.

15 points Fee Proposal/Cost Evaluated based on how the pricing compares to other proposals.

10 points References Responses provided by named References regarding: compatibility, professionalism and technical competence; accuracy and thoroughness of work; overall performance and satisfaction.

100 points

3. Procurement Schedule Issue RFP Wednesday July 7, 2021 Submission due Date Tuesday August 17, 2021, 4:00 PM

4. Response Date and Place Submissions in response to this solicitation will be accepted as described in the attached

advertisement. Submit documents in an envelope marked:

RFP # 2022-700 REQUEST FOR PROPOSALS Consultation Services for Evaluation of Properties

Laura Johnson Chief Real Estate Officer Housing Authority of Columbus, GA 1000 Wynnton Road Columbus, Georgia 31906

5. Procurement Schedule

Questions and inquiries regarding this solicitation may only be submitted in writing (e-

mail is acceptable) and should refer to the specific paragraph in question. All questions should be submitted to the submission address or e-mail address identified in Section A- RFP Information. The deadline for submission of questions will be Thursday, July 29, 2021, by 4:00 p.m., E.S.T.

6. HACG Procurement Policy All submissions become the property of HACG and will not be returned. Submissions

will be held in confidence and provided only to those involved in the procurement process.

HACG may reject any or all proposals that are determined not to be in the best interests

of HACG. HACG will select Proposers based on qualifications, subject to fair and reasonable compensation.

SECTION G GENERAL INFORMATION

1. Interpretation

The intent of this RFP is to provide prospective Proposers with sufficient information

to enable them to provide an acceptable response to this RFP. Every effort has been made to outline requirements and to provide information in a format that is clear and concise. Questions and inquiries regarding this RFP may be submitted in writing by post or email only and must refer to the specific section and paragraph in question or by reference as ‘general’ if the question does not apply to a specific Section and Paragraph.

All inquiries must be submitted as described in the attached advertisement. Responses to inquiries will be provided as written Addenda to this RFP and will be on

file at HACG offices and made available to all potential Proposers to whom this RFP has been issued. The Addenda will become an integral part of the requirements of this RFP and all Proposers will be obligated by the addenda.

All Proposers must comply with the conditions, requirements and specifications contained herein. Any departure shall constitute sufficient cause for rejection of the proposal at HACG discretion. 2. HACG Options

HACG reserves the right at any time and in its sole discretion and for any reason, to do

any or all of the following:

a. Waive or correct any immaterial defect or technical error in any response, proposal or proposal procedure, as part of the RFP or any subsequent negotiation process.

b. Reject, in whole or in part, all submissions received in response to this RFP which are incomplete and/or non-responsive.

c. Request that certain or all Proposers to this RFP supplement or modify certain aspects of the information contained in their submissions.

d. Cancel this RFP and/or reissue a new RFP. e. Procure any service by any other means legally permitted. f. Modify the selection procedure, the scope of the proposed project or the

required responses. g. Extend deadlines for accepting proposals, request amendments to proposals

after the submission deadline or negotiate or approve final agreements.

No award will be made to any Proposer that is determined not responsible to perform or if suspended, debarred or otherwise determined ineligible to receive an award by HUD in accordance with 24 CFR Part 24. HACG will review the Proposers’ ability to perform the contract successfully, considering such factors as the Proposers’ integrity, compliance with public policy, record of past performance and resources.

3. No Claim Against HACG An Proposer shall not obtain, by submitting a proposal in response to this RFP, any

claim against HACG or any HACG property by reason of all or any part of the following: any aspect of this RFP; the selection process; the rejection of any or all submissions; the acceptance of any submission; entering into any agreements or the failure to enter into any agreements; any statement, representations, acts or omissions of HACG or any person or entity acting on its behalf; the exercise of any discretion set forth in or concerning any of the foregoing; and any other matters arising out of the foregoing.

The Proposer will be responsible for all costs incurred in preparing a response to this

RFP. The Proposer selected for negotiation and agreement will be responsible for all costs to self during the agreement negotiation process.

No contractual rights shall arise out of the process of selection and negotiation until HACG, and the selected Proposer have signed an agreement. Work under the agreement shall commence immediately upon execution.

4. Personnel & Resources In submitting a proposal, the Proposer is representing that the personnel and resources

described in their submission will be available to perform the services required. All personnel providing services for fulfilling the requirements of this contract shall be considered at all times to be the sole employees of the Proposer, under the sole direction of the Proposer and not the employees nor agents of HACG.

5. Contact with HACG Staff, Board Members and Residents All communication with HACG shall be in writing, addressed as described in the

attached advertisement. Proposers and their representatives may not make representation or contact with HACG

Staff, Board Members or Residents other than through the written communication process addressed as described in the attached advertisement. Improper contact by or on behalf of any Proposer will be grounds for disqualification.

6. Rules, Regulations and Licensing Requirements The Proposer, their staff and agents shall comply with the laws, ordinances, and

regulations applicable to the services required. All services, all preparation of drawings and all preparation of reports shall be

performed by professionals qualified to provide such services.

7. Equal Opportunity Employment Proposers agree that there will be no discrimination as to race, gender, religion, color,

age, creed or national origin regarding obligations, work and services performed under the terms of any contract ensuing from this RFP. Proposers must also agree to comply with Executive Order 11246 entitled “Equal Employment Opportunity” as amended by Executive Order 11375, as supplemented by the Department of Labor Regulations (41 CFR Part 60).

Appendix A Warren Williams/Rivers Homes

Looking Northeast on Wynnton Road

Looking Northwest on Wynnton Road

Looking Northwest along Weracoba Creek

Looking East on Webster Avenue

Looking South 12th Street

Looking North across Weracoba Creek

Appendix B BTW South – 418 5th Avenue

5th Avenue looking northwest

5th Avenue looking southwest

5th Avenue looking northeast

5th Avenue looking southeast