Request for Proposals by the



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May 31, 2019

Request for Proposals

Purchase and Development of Real Property

Owned by the City of Albany, Georgia

Ref. No. 19-080

I. GENERAL

Sealed proposals will be received at the Procurement Division, 222 Pine Avenue, Suite 260, Albany, Georgia 31701, until 5:00 pm EDT, on July 12, 2019, for the purchase and development of the city-owned property located at 132 Pine Avenue and 138 Pine Avenue, Albany, Georgia.

This RFP contains a description of the property, description of the goals for the project, criteria set by the City of Albany for the ranking of proposals, and additional information about the site.

II. OVERVIEW - ALBANY, GEORGIA

Beautifully positioned on the banks of the Flint River and known for its southern hospitality, Albany is the hub of Southwest Georgia for working, shopping, cultural activities, and education. Drawing from its 1853 origins as a trading and shipping city, Albany sits at the center of a storied region closely tied to America’s early Indian culture and the antebellum age of the Old South. Outdoor destinations and an accessible downtown area enhance the tourist appeal of the City known as the “Pecan Capital of the World.” Albany is also known as "The Good Life City" and has gorgeous weather year-round with a low cost of living, making the City a great place to raise a family.

Albany has a population of 75,769 and is the county seat of Dougherty County. The median resident age is 31.4 years, and the median home value is $97,300. Albany has developed a diversified industrial economy, which includes Proctor & Gamble, MillerCoors, and Mars Chocolate North America. Since 1994, over $800 million has been invested in the community by local industries. Healthcare, education, and the Marine Corps Logistics Base Albany are the largest employers. Manufacturing, transportation, tourism, and retail trade are also important foundations of Albany's economy, and the City acts as a center for commerce in Southwest Georgia.

The City is the heart of Plantation Trace, the southern portion of Georgia's Southern Rivers region. The City is located on US Highway 82 and covers approximately 57 square miles, flanking both sides of the Flint River. Albany is ideally situated only three hours from the beaches on the east coast and those on the Gulf of Mexico with Atlanta just 183 miles north and Tallahassee 80 miles south. Lying below the land around Albany is the Floridian Aquifer, an ocean of fresh water that feeds the area’s rivers and creeks and fuels its economy.

When it comes to entertainment, there is something for everyone in Albany. Popular attractions include the Riverfront Walk, which features the Ray Charles Plaza—a tribute to the Albany native and musical genius—the historic Bridge House, the Municipal Auditorium, Flint RiverQuarium, and Turtle Grove Play Park. History buffs enjoy the Thronateeska Heritage Center, which includes a planetarium, rail car display, science museum, and history museum, the Albany Museum of Art, and the Albany Civil Rights Institute, where Martin Luther King Jr. spoke in 1961. With a plethora of buildings listed on the National Register of Historic Places, architecture lovers flock to Albany to see buildings including the Carnegie Library of Albany and the Albany Municipal Auditorium, a restored 1915 brick concert hall which is the site of live performances by the Albany Symphony Orchestra, Albany Ballet, and the Grammy Signature Award-winning Albany Chorale.

III. THE PROPERTY

On May 30, 2019 the City of Albany purchased 126 N. Washington Avenue, formerly Albany Herald Properties which included seven parcels. The City has decided to make the structures on the east side of 126 N. Washington available for redevelopment.

Adjacent to the east, separated by an alley, are two structures totaling approximately 26,776 square feet of gross building area on a 21,562 square foot site with addresses of 132 thru 138 Pine Avenue. Existing land uses in the subject neighborhood vary from office and commercial to institutional uses. Land uses adjacent to the subject include retail buildings to the north, a newly developed microbrewery known as Pretoria Fields Microbrewery, a newly developed restaurant known as The Flint, a parking lot and largely vacant 3 story building to the south and the Dougherty County Board of Education Building and the Dougherty County Government Center to the west. The primary neighborhood influences are city and county governmental offices as well as the Dougherty County Courthouse and the United States Federal Courthouse. Proximity to the government offices and two courthouses has created a moderate demand for professional office development located in various buildings throughout the neighborhood. Other land uses of note in the Central Business District include the Flint RiverQuarium, which is located across the street to the southeast of the subject at 101 Pine Avenue, the cinema adjacent to the Flint RiverQuarium, Riverfront Park, which is a six acre±park located on the banks of the Flint River at Front Street, and the Albany James H. Gray Civic Center located three blocks southeast of the subject property at 100 West Oglethorpe Boulevard. A variety of commercial uses including convenience store/gas stations, fast-food restaurants, financial institutions and commercial retail uses are located along the periphery of the neighborhood.

Several developments in the neighborhood include the construction of the Hilton Garden Inn hotel located approximately two blocks southeast of the subject property at 101 South Front Street. This hotel contains 122 rooms and was constructed in 2005. The Flint River Resources Building, across Pine Avenue to the north, was completely renovated to office space in 2007. The building is two stories and contains approximately 30,000 square feet± of office space, half of which is owned and

occupied by the county. The Albany Heights property, formerly New Albany Hotel, at 249 Pine Avenue was taken back by the City in June 2014 for the private/public development of a mixed-use multi-family residential/commercial building with 65 apartments. This development, completed in 2018, is known as the Flats at 249.

Recently the Downtown Development Authority aquired the former Water Gas & Light six-story building located at 207 Pine for the public/private development of a boutique hotel, restaurant and data center.

or Facade

Downtown Albany is on a progressive re-development track with a wide range of future developments to further revitalize the district. Downtown is also the location for many staple events like the Albany Marathon and Mardi Gras that attracts about 30,000 people annually.  The 4th of July Celebration draws up to 10,000 people, and recently the Albany Museum of Art’s Chalkfest saw 3000 visitors.

IV. GOALS FOR DEVELOPING THE SITE

Development of this property shall accomplish the following city goals:

Create Downtown Activity - The project should increase activity in the city’s downtown commercial core, i.e. a project that puts “feet on the street” (residential living, restaurant, retail development).

Ensure Design Quality and Compatibility - The site occupies a visible location in downtown Albany. Appropriate design techniques and materials should be employed to ensure that the development produces a high-quality, attractive building that further enhances the appearance of the area.

Enhance the Tax Base - Enhancing the tax base of the City of Albany will help grow and sustain a more vibrant commercial district in the core of the community.

Fill a Gap in the Business Community – Projects that bring a new or enhanced business type or model to the city are encouraged.

Proposed projects should include one or more of the following:

• Retail uses complimentary to existing businesses and a good fit for the surrounding community

• Tourism-related businesses or activities

• Businesses or activities related to cultural arts

• Residential

• Corporate headquarters

• Research and development activities

• Technology-related businesses

• Full-service restaurants and/or breweries

• Other uses as may be determined by the City of Albany

V. INCENTIVES

• The Historic Tax Credit (HTC) Program encourages private sector investment in the rehabilitation and re-use of historic buildings. The federal tax credit allows program participants to claim 20 percent of eligible improvement expenses against their federal tax liability.

• The State Preferential Property Tax Assessment for Rehabilitated Historic Property freezes the county property tax assessment for more than 8 years. Available for personal residences as well as income-producing properties. Owner must increase the fair market value of the building by 50 – 100%, depending on its new use.

• The Georgia State Income Tax Credit Program for Rehabilitated Historic Property allows eligible participants to apply for a state income tax credit equaling 25 percent of qualifying rehabilitation expenses capped at $100,000 for a personal residence, and $300,000, $5 million or $10 million for all other properties.

• Georgia Job Tax Credit-Tax credit of $4,000 per job, per year for the first five years of each qualifying job that is created during a five-year window after the project qualifies

• The New Markets Tax Credit (NMTC) Program encourages investment in low-income communities. Through the NMTC Program, real estate projects or businesses in a low-income community are able to generate capital by providing investors – typically a bank or financial institution — a tax credit as an additional incentive for capital investment.

• Acquisition Cost Reduction-The City of Albany is committed to securing the best qualified developer for this project and therefore is interested in receiving proposals that include at least the tax value of each property.

• Federal Opportunity Zones – Federal Opportunity Zones are a new community and economic development tool that aims to drive long-term private investment into low-income communities throughout the country. The Opportunity Zone program was created to revitalize economically distressed communities using private investments rather than taxpayer dollars. To stimulate private participation in the Opportunity Zone program, taxpayers who invest in Qualified Opportunity Zones are eligible to benefit from capital gains tax incentives available exclusively through the program.

VI. SELECTION

Proposals for the purchase and development of the property will be evaluated according to the following criteria:

• The extent to which the proposed development satisfies a desired or unique niche in the marketplace and helps diversify the economy of the city - 15 Points

• The increase in tax/fee revenues that may result from the development – 15 Points

• The contribution that the development will make toward increased employment and earnings within the city, including the number and quality of jobs created - 15 Points

• The degree to which the development may potentially stimulate other desirable economic development and/or redevelopment activity - 10 Points

• The beneficial economic impact the development may have on the area immediately surrounding the project – 10 Points

• The demonstrated capacity of the developer to finance, market, manage and complete similar previous projects, including the ability to secure successful tenants – 15 Points

• The developer’s demonstrated readiness and ability to proceed on the project including reasonable time schedules and attainable benchmarks - 15 Points

• The extent to which all requested information has been provided – 5 Points

While the amount paid by the developer to the city for the purchase of the property may be considered, it will not be the sole deciding factor. The city views this project as a long-term investment in our community, not as a real estate transaction designed to generate the highest sale price possible.

VII. GENERAL TERMS AND CONDITIONS

Proprietary/Confidential Information

The offerors are asked for any restrictions on the use of data contained in their responses and told that proprietary information will be handled in accordance with applicable law, regulations and policy of the city. All proprietary/confidential information must be clearly marked as “Proprietary/Confidential.” Otherwise, all documents and information contained in the responses will be considered subject to the Georgia Freedom of Information Act.

Background Check

The city reserves the right to conduct a background inquiry of each developer which may include the collection of appropriate criminal history information, contractual business associates and practices, financial background, employment histories and reputation in the business community. By submitting qualifications to the city, the developer consents to such an inquiry and agrees to make available to the city such books and records as the city deems necessary to conduct the inquiry

Determination of Responsibility

The city may make such investigation as it deems necessary to determine the ability of a developer to provide full performance as outlined in the qualifications. The developer will furnish to the city all such information and data for this purpose as the city may request. The city reserves the right to reject any developer if the evidence submitted by, or investigation of, such developer fails to satisfy the city that such developer is properly qualified to carry out the obligations of a contract.

Rights Reserved by City

The city reserves the right to amend its evaluation criteria as the city, in its sole discretion, shall determine appropriate, and to utilize, as needed, an independent review team. A review and evaluation of the responses contained in the previous section will serve as a basis of selection of the developer or developers judged best suited to meet the city’s goals for the site.

Those deemed best suited then may be asked to submit a more detailed proposal.

The city reserves the right to reject any or all submittals; to waive any informality or irregularity not affected by law; to evaluate, in its absolute discretion, the qualifications submitted. The city may, at its option, interview developers as part of this selection process. However, selection may take place without such interviews. Therefore, proposals should be complete as initially submitted.

VIII. SUBMITTAL CONTENTS

Responses to this RFP shall include the following:

1. Letter of Interest – Include a letter stating the proposer’s interest in the project, including a purchase offer for the property and an identified use. Purchase offers should include the price reflective of an “offer equal to or more than the current tax value of the building”, the assumptions made to justify the price, and the time needed for closing.

2. Project Summary and Timeline – Provide a written description of the proposed development. Additional graphics, such as initial site plans, may be included as visual aids. The project summary should describe in sufficient detail the concept of the ideal development for the site, overall scope of the project, timeframe within which the proposed project would be started and completed, and any other relevant information. The timeframe should demonstrate the developer’s readiness and ability to proceed on the project with time schedules reasonably described.

3. Qualifications and Experience – Provide a list of developers involved in the project and an overview of their experience, including a list of previously completed projects comparable in size and scope.

4. Project Costs – Submit proposed development funding Sources and Uses along with 10-year operating proforma.

5. Financial Responsibility - Demonstrate the capacity of the developer to finance the purchase and development of property including the ability to secure tenants, if needed. Also, the proposer should provide two years of financial statements.

IX. DELIVERY OF SUBMITTALS

One (1) original and nine (9) copies must be submitted by 5:00 pm. EDT on July 12, 2019 to:

CITY OF ALBANY

PROCUREMENT DIVISION

222 PINE AVENUE, SUITE 260

ALBANY, GEORGIA 31701

PHONE: (229) 431-3211

Proposals should be clearly marked on the outside as "RFP No. 19-060 DEVELOPERS”

The mailing address is P.O. Box 447, Albany, Georgia 31702, however, the City of Albany assumes no responsibility for submittals received after the advertised deadline or at any office or location other than that specified herein, whether due to mail delays, courier mistake, mishandling, or any other reason.

The submittal must be signed by an official authorized to bind the offeror. Any submittal received after the stated time and date will not be considered and will be returned unopened to the proposer.

Tours of the property may be arranged by contacting Lequrica Gaskins, Downtown Manager, at (229) 483-7665 or lgaskins@.

If a proposal is not accepted and agreed upon through this RFP, future proposals will be accepted and evaluated on a first come, first served basis.

INQUIRIES OR QUESTIONS: Should be submitted in writing to Kimberly Allen, at the Procurement Division Office no later than 5:00 p.m., June 28, 2019; electronic inquiries are acceptable at KiAllen@ cc: mtrotter@albany.ga.us, and cc: yfields@albany.ga.us. Replies of substance will be in writing, in the form of an addendum, and made available to all potential proposers.

City of Albany,

Yvette Fields

Director

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132 Pine Avenue, Front Exterior Facade

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