1

County of Orange Financial Services Department – Purchasing Division

REQUEST FOR PROPOSAL # 5227

Economic Development Site Related SWOT Analysis February 2, 2017

I. INTRODUCTION/PROJECT SCOPE

A. INTENT

The Orange County Economic Development office is seeking the services of a

consultant or group of consultants (the “Contractor”) to conduct a site specific

SWOT (strengths, weakness, opportunities, threats) analysis and to provide a

proposed action plan based on the results. This analysis will review existing

Economic Development Districts and Commercial Industrial Transition Activity

Nodes within Orange County.

B. FOCUS AREA BACKGROUND

Orange County is located in North Carolina. According to the 2015 census

QuickFacts, the population was estimated at 141,354. Its county

seat is Hillsborough. Orange County is included in the Durham-Chapel Hill,

NC Metropolitan Statistical Area, which is also included in the Raleigh-Durham-

Chapel Hill, NC Combined Statistical Area, which had a 2015 estimated

population of 2,117,103.

This study will primarily focus on the three Orange County Economic

Development Districts (EDDs) that were established March 1, 1984 and five

Commercial Industrial Transition Activity Nodes (CITAN). The EEDs consist of:

Eno EDD

The Eno Economic Development District is comprised of approximately 776

acres located in the eastern portion of the County, adjacent to the Durham

County line, along the Interstate 85/Highway 70 corridor. This area has been

targeted to include a mix of light manufacturing, commercial and service

industries.

2

Hillsborough EDD

The Hillsborough Economic Development area encompasses all four corners

of the Interstate 40 exchange exit 261 south of Hillsborough. This 703 acre

area includes the Waterstone Business Park, home to UNC Hospitals‟

Hillsborough Campus and Durham Technical Community College‟s Orange

County. Campus, and has been targeted to include a mix of health care and

service industries.

Buckhorn EDD

The Buckhorn Economic Development area is located in the western portion

of Orange County just off exit 157 from Interstate 85/40, and includes

approximately 900 acres of developable land. The Buckhorn area has been

targeted to include a variety of manufacturing, wholesale, distribution, retail

and service uses.

The purpose of the Orange County EDDs is to provide locations for a wide range

of light industrial, distribution, flex, office, service, and retail uses. In choosing the

location of these districts, the following major factors were considered:

1. Adjacent and with access to an interstate highway by way of a major arterial

or collector street;

2. Adjacent to rail facilities for the movement of goods and which offer transit

service potential;

3. Public water and sewer service is available or capable of being extended;

and

4. Large, buildable tracts are available for development or division into a range

of building site sizes.

Along with the designated EDDs, the county has identified Commercial-Industrial

Transition Activity Nodes (CITAN.) Current zoning within these areas varies, but

it is land focused on designated road intersections that within either 10-year or 20-

year transition areas is seen as appropriate for retail, commercial, manufacturing

and other industrial uses. The five CITAN areas identified below should be

reviewed and considered in the analysis.

CITAN Buckhorn – 719 acres

CITAN West Efland – 242 acres

CITAN East Efland – 433 acres

CITAN Hillsborough – 4 acres

CITAN Hillsborough – 46 acres

3

Maps and additional information on the EDDs and CITANs is included in

Attachments 1- 5 of this document.

C. PROJECT BACKGROUND

Like many areas, Orange County seeks to grow its economy and diversify its non-

residential tax base. Outside of the town limits of Chapel Hill, Carrboro, and

Hillsborough, the above outlined Economic Development Districts are the primary

areas designated for this growth to take place. Since the EDDs were established,

steps have been taken to make these areas more attractive for investment including

zoning changes and formal listings of available land with real estate professionals.

Also, with the passage of a quarter-cent sales tax in 2011, the extension of utility

lines is taking place on some available sites.

While economic development is a process, and developing sites that are “ready to

go” can take time, this SWOT analysis will help to evaluate the progress that has

been made and help to inform the road map for future investment and development

within the Orange County EDDs & CITANs.

D. PROJECT SCOPE:

PART ONE

Complete a SWOT analysis for each of the Economic Development Districts and

Commercial-Industrial Transition Activity Nodes identified under I. B. Evaluation

criteria that should be utilized, but is not limited to:

1. Physical land attributes looking at existing land use, general

environmental features, topography, and land constraints;

2. Transportation connection with I-40/I-85, railroad and roadway access

to individual sites;

3. Current/proposed electric, natural gas, water, sewer and

telecommunication availability and capacity;

4. Current/proposed commercial and residential development happening

within/surrounding the EDDs & CITANs;

5. Inventory of available land and comparison of asking prices versus

comp land prices for sale within the EDDs & CITANs;

6. Current zoning and allowable uses;

7. Additional criteria identified by the consultant.

During this phase of the process, the consultant will meet with key county staff,

Advisory Board members, and County Commissioners. Historic information and

4

GIS (Geographic Information Systems) documents relating to the EDDs &

CITANs will be provided to assist in the analysis.

PART TWO

Based on the findings of the SWOT analysis, a “Proposed Next Steps Outline” will

be prepared. This document should contain:

1. Specific strategies to maximize development potential within each of

the current EDDs and CITANs. Strategies could relate to additional

infrastructure, land control, targeted industries, public-private

partnerships, etc. Include estimated financial costs associated with

proposed strategies that would require additional monetary

investment.

2. If development challenges exist with the land currently located inside

the EDDs and CITANs, information on potential alternative

development strategies should be provided. These could include

identification of additional parcels of land outside of the EDDs and

CITANs with development potential, targeted industries that could

still be a potential fit with the challenges identified, etc.

3. Additional steps identified by the consultant.

PART THREE

After completion of the “Proposed Next Steps Outline,” the consultant will present

the findings to staff, the Economic Development Advisory Board, and the Orange

County Board of County Commissioners. It is envisioned that this process will take

place by having an in-person meeting with staff, followed by staff and the

Economic Development Advisory Board, and concluding with a collective meeting

involving all three groups.

This process will provide the groups with:

1. A summary of the SWOT findings for each of the evaluated areas.

2. An overview of the proposed next steps for each of the EDD and

CITAN areas.

3. Lead the groups in a prioritization process to provide a clear guide for

how to proceed forward with plans for each of the EDDs and

CITANs.

PART FOUR

The project will conclude with the completion of a final report that specifies, by

Economic Development District and Commercial-Industrial Transition Activity

5

Node, an overview of the SWOT analysis findings and the proposed strategies with

the feedback and prioritization of the Economic Development Advisory Board and

Board of County Commissioners incorporated.

II. REQUIRED PROPOSAL CONTENT

All proposals must contain the following information.

1. A complete description of approach to be taken by the individual or

firm to the proposed project and discussion of any issues or concerns,

which must be addressed in the plan.

2. A. Name, address and telephone number of the individual or firm

submitting the proposal.

B. Names and qualifications of individuals employed by the

individual or firm who will participate in the development of

the plan and their individual responsibilities.

C. The name of one or more individuals authorized to represent the

consultant in its dealings with Orange County Economic

Development.

3. Names, address and qualifications of any professional firms other than

the one submitting the proposal, or individuals other than those

employed by the firm and not listed above who will be a part of the

consulting team.

4. Detailed information on qualifications and past experience of the

individual or firm as well as those who will be participating in the

preparation of the plan, including experience and past performance on

similar projects, professional staff, number of years in business and

proposed and current contract obligations.

5. A cost proposal based upon a maximum fee broken down separately

for each of the elements listed under the Project Scope, indicating the

individuals responsible for each, and the projected number of hours

and the appropriate hourly rate of each. The cost proposal should

include an estimate of any and all additional expenses anticipated.

6. A proposed timeline for completion. All phases of the project are to

be completed by Tuesday, October 31, 2017.

7. Name and address of at least three references including contact names

for which the individual or firm has performed the same or similar

services within the last three to five years.

6

III. EVALUATION CRITERIA

Proposals will be reviewed and evaluated on the ability of the individual or firm to

meet or exceed the requirements set forth in the specifications. Determination of

the respondents to perform accordingly shall be made by an evaluation team

consisting of members of the Orange County Economic Development staff;

Orange County Economic Development Advisory Board members and the County

Deputy Manager may also be included.

Proposals shall be evaluated on the following criteria:

1. The quality and clarity of the proposal as well as the presentation

materials that will be considered a reflection of the individual or

firm„s ability to communicate to the public, County officials, and

staff.

2. Consultants approach to analysis and plan.

3. Experience, both general and with projects of this type.

4. Qualities of past work.

5. Ability to complete the project within budget.

6. Ability to meet the desired time line for the project.

The Review Committee will thoroughly evaluate each response to this RFP.

Specifically, submissions to the RFP will be reviewed in accordance with the

selection criteria detailed as follows.

Maximum Points Evaluation Factor

60 Experience (emphasis on similar projects)

Individual/team experience in general;

Recently completed projects of similar size and scope;

Prior experience with economic development and site

selection process;

Prior experience with government entities.

30

Organization/Financial Capability (demonstrated ability to

assemble necessary support assets)

10

100 Points

Project Approach (practices/management concepts)

TOTAL

7

IV. SELECTION PROCESS

A full evaluation of the proposals will be made following opening of the proposals

on as timely a basis as possible. The evaluation team may request oral

presentations from some of the individuals or firms submitting proposals.

Presentations, if requested, must be made by individual(s) actually preparing the

plan. The evaluation team will then make a recommendation to the Orange County

Economic Development Advisory Board who in turn will make a recommendation

of a consultant to the County.

V. SUBMITTAL INSTRUCTIONS

Please submit three copies (one clearly marked “original”) of your response

(printed duplex on recycled paper). Attach cost proposal to the original in a

separate sealed envelope. Also include an electronic copy of the proposal and cost

proposal in .pdf format on a thumb drive, or cd. Proposals must be submitted

before 4:00 PM on Wednesday, March 1, 2017 to:

David Cannell

Purchasing Agent

Orange County Financial & Administrative Services

200 S. Cameron Street

PO Box 8181

Hillsborough, NC 27278

Questions regarding services should be directed to David Cannell, Purchasing

Agent, (919) 245-2651, dcannell@orangecountync.gov (preferred). All questions

must be received no later than 5:00 PM February 17, 2017. All respondents will

receive copies of the questions and answers received during the response period.

General Requirements

1. Living Wage. Orange County is committed to providing its employees with a living wage and encourages agencies it funds to pursue the same goal. A copy of Orange County’s Living Wage Contractor Policy is included

2. HB786 imposes E-Verify requirements on contractors who enter into certain contracts with state agencies and local governments. The legislation specifically prohibits governmental units from entering into certain contracts “unless the contractor and the contractor’s subcontractors comply with the requirements of Article 2 of Chapter 64 of the General Statutes.” (Article 2 of Chapter 64

8

establishes North Carolina’s E-Verify requirements for private employers). It is important to note that the verification requirement applies to subcontractors as well as contractors. The new laws specifically prohibit governmental units from entering into contracts with contractors who have not (or their subs have not) complied with E-Verify requirements. Complete the attached affidavit, and include it with your submittal.

3. Please complete the attached Iran Divestment Act Certification Requirements And Include With Your Submittal

9

Attachment 1

10

Attachment 2

11

Attachment 3

12

Attachment 4

13

Attachment 5

Chapter 5 of the Orange County 2030 Comprehensive Plan is included below. To access the full document please

visit orangecountync.gov, select Planning and Inspections under the Departments tab, then select Comprehensive

Land Use on the left side of the page.

http://www.orangecountync.gov/departments/planning_and_inspections/2030_comprehensive_plan.php

STATE OF NORTH CAROLINA AFFIDAVIT ORANGE COUNTY ************************** I, ____________________________(the individual attesting below), being duly authorized by and on behalf of

________________________________ (the entity bidding on project hereinafter "Employer") after first being duly

sworn hereby swears or affirms as follows:

1. Employer understands that E-Verify is the federal E-Verify program operated by the United States

Department of Homeland Security and other federal agencies, or any successor or equivalent program used to verify

the work authorization of newly hired employees pursuant to federal law in accordance with NCGS §64-25(5).

2. Employer understands that Employers Must Use E-Verify. Each employer, after hiring an employee to work

in the United States, shall verify the work authorization of the employee through E-Verify in accordance with

NCGS§64-26(a).

3. Employer is a person, business entity, or other organization that transacts business in this State and that

employs 25 or more employees in this State. (mark Yes or No)

a. YES _____, or

b. NO _____

4. Employer's subcontractors comply with E-Verify, and if Employer is the winning bidder on this project

Employer will ensure compliance with E-Verify by any subcontractors subsequently hired by Employer.

This ____ day of _______________, 201_.

Signature of Affiant Print or Type Name: _________________________

State of North Carolina Orange County Signed and sworn to (or affirmed) before me, this the _____ day of ________________, 2014. My Commission Expires: Notary Public

(Affix Official/N

otarial Seal)

IRAN DIVESTMENT ACT CERTIFICATION REQUIRED BY N.C.G.S. 143C-6A-5(a)

Name of Contractor, Vendor or Bidder:

As of the date listed below, the contractor, vendor or bidder listed above, and all subcontractors utilized by the contractor, vendor or bidder listed above, is not listed on the Final Divestment List created by the State Treasurer pursuant to N.C.G.S. 143-6A-4.

The undersigned hereby certifies that he or she is authorized by the contractor, vendor or bidder listed above to make the foregoing statement.

Signature Date Printed Name Title

Notes to persons signing this form:

N.C.G.S. 143C-6A-5(a) requires this certification for bids or contracts with the State of North Carolina, a North Carolina local government, or any other political subdivision of the State of North Carolina. The certification is required at the following times:

When a bid is submitted When a contract is entered into (if the certification was not already made when the vendor made its bid) When a contract is renewed or assigned

N.C.G.S. 143C-6A-5(b) requires that contractors with the State, a North Carolina local government, or any other political subdivision of the State of North Carolina must not utilize any subcontractor found on the State Treasurer’s Final Divestment List. The State Treasurer’s Final Divestment List can be found on the State Treasurer’s website at the address www.nctreasurer.com/Iran and will be updated every 180 days.

*****Contractor, Vendor or Bidder – Return This Form With All Other Required Documentation*****

*****Contractor, Vendor or Bidder – Return This Form With All Other Required Documentation*****

Section I: General Government and Administration Policy 10.0: Living Wage Contractor Policy Reviewed by: County Attorney/County Manager Approved by: County Manager Original Effective Date: April 21, 2016 Revisions: Policy Statement It is the policy of Orange County to ensure its employees, and all individuals who provide services for Orange County, are paid a living wage. Purpose To encourage all vendors and contractors to pay a living wage to all employees who perform work pursuant to a contract with Orange County. Applicability Applies to all Orange County contracts and purchases. Policy 10.1 Living Wage

10.1.1 Orange County is committed to providing its employees with a living wage and encourages all contractors and vendors doing business with Orange County to pursue the same goal. Orange County’s living wage is $13.16 per hour. To the extent possible, Orange County recommends that contractors and vendors seeking to do business with Orange County provide a living wage to their employees.

10.1.2 Prior to final execution of a contract with Orange County all contractors and vendors seeking to do business with Orange County shall submit to the County’s representative a statement indicating whether those employees who will perform work on the Orange County contract are paid at least the living wage amount set out above. If such employees do not make at least the living wage amount set out above the contractor or vendor shall indicate in the statement the actual amount paid to such employees. For bid projects this statement should be submitted as part of the bid packet.

This policy may be reviewed annually and updated as needed by the Manager’s Office