City of Charleston - Architect of Record Services for Project 3500 - RFP-2026-3500-PEN-01 (2026)
City of Charleston cityCity · Charleston, SC- Due
- Nov 2, 2026
- Deadline passed
- Posted
- Aug 10, 2026
- Primary contact
- Gary Cooper
- (843) 724-7312
The 30-second brief
The City of Charleston seeks proposals from qualified firms for Architect of Record services for Project 3500, the largest affordable housing initiative in the city's history, encompassing 3,500 net new affordable units by 2032 across 100+ acres. The scope includes design finalization, regulatory approvals and permitting (BAR approval, HUD design review, LIHTC compliance), fully coordinated construction documents (civil, structural, MEP, landscape), community engagement, and full construction administration through certificate of occupancy. Required sites include 899 Morrison Drive and WestEdge Redevelopment Parcels, with optional alternates at 993 + 995 Morrison Drive, Cooper River Court, Meeting Street Manor, and Gadsden Green. The submission deadline is September 21, 2026 at 2:00 p.m. Evaluation criteria include design quality and approach (25), relevant experience (20), community engagement methodology (20), technical qualifications and team capacity (25), and fee competitiveness and schedule credibility (10).
Design Intent Summary, Schematic Design, Design Development, Construction Documents, Community Design Log, Fee Proposal, Alternate Proposals
Design Quality and Approach (25), Relevant Experience (20), Community Engagement Methodology (20), Technical Qualifications and Team Capacity (25), Fee Competitiveness and Schedule Credibility (10)
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Summary
The City of Charleston seeks proposals from qualified firms for Architect of Record services for Project 3500, the largest affordable housing initiative in the city's history, encompassing 3,500 net new affordable units by 2032 across 100+ acres.
The scope includes design finalization, regulatory approvals and permitting (BAR approval, HUD design review, LIHTC compliance), fully coordinated construction documents (civil, structural, MEP, landscape), community engagement, and full construction administration through certificate of occupancy. Required sites include 899 Morrison Drive and WestEdge Redevelopment Parcels, with optional alternates at 993 + 995 Morrison Drive, Cooper River Court, Meeting Street Manor, and Gadsden Green. The submission deadline is September 21, 2026 at 2:00 p.m. Evaluation criteria include design quality and approach (25), relevant experience (20), community engagement methodology (20), technical qualifications and team capacity (25), and fee competitiveness and schedule credibility (10).
EVALUATION CRITERIA
REQUIRED DELIVERABLES
7- Design Intent Summary
- Schematic Design
- Design Development
- Construction Documents
- Community Design Log
- Fee Proposal
- Alternate Proposals
REQUIRED ATTACHMENTS
9- Cover Letter
- Executive Summary
- Design Approach
- Community Engagement Plan
- Local and SBE Plan
- Project Schedule
- Fee Proposal
- Alternate Proposals
- Certifications
- Submit to
- Sealed hard copy only — one signed original plus ten copies, delivered to the City of Charleston Procurement Division, 2 George Street, Suite 3600, Charleston, SC 29401
- Scope location
- Charleston, SC
- Reported agency
- City of Charleston
Questions about this RFP
How do I respond to this RFP from City of Charleston city?
Review the full solicitation document for submission requirements, evaluation criteria, and deadlines. The submission deadline is November 2, 2026. The solicitation specifies required deliverables that must be addressed in your response. Be sure to include all required attachments as outlined in the solicitation. Submissions should be delivered to: Sealed hard copy only — one signed original plus ten copies, delivered to the City of Charleston Procurement Division, 2 George Street, Suite 3600, Charleston, SC 29401. For questions, contact Gary Cooper.
Can small businesses or minority-owned firms bid on this RFP?
Most government agencies, including City of Charleston city in SC, encourage participation from small businesses, minority-owned, women-owned, and disadvantaged business enterprises (MBE/WBE/DBE). Check the full solicitation for any small business participation goals.
What happens after the RFP submission deadline?
After the deadline, the issuing agency reviews all submissions against the stated evaluation criteria. This typically includes a compliance check, technical evaluation, cost analysis, and may involve oral presentations with shortlisted vendors.
Can I ask questions about this solicitation before submitting?
Yes, most solicitations allow vendors to submit questions during a designated period. The primary contact is Gary Cooper at (843) 724-7312. Questions and answers are typically shared with all prospective bidders.
What are the key deliverables?
The solicitation specifies the following deliverables: Design Intent Summary, Schematic Design, Design Development, Construction Documents, Community Design Log, Fee Proposal, Alternate Proposals. Proposals should clearly address how each deliverable will be met.
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What are the evaluation criteria for this solicitation?
This solicitation includes specific evaluation criteria that will be used to score proposals. The criteria include: "Design Quality and Approach (25), Relevant Experience (20), Community Engagement Methodology (20), Technical Qualifications and Team Capacity (25), Fee Competitiveness and Schedule Credibility (10)" Vendors should carefully align their proposals with each criterion to maximize their score.
Where can I find more RFPs from City of Charleston city?
All active and historical solicitations from City of Charleston city are tracked and searchable. As a city agency, City of Charleston city regularly publishes solicitations. Visit the agency profile to see current open bids, past contracts, vendor relationships, and decision-maker contacts.
What documents are required to bid on this RFP?
Requirements vary by solicitation, but common documents include a technical proposal, cost/price proposal, proof of insurance, relevant certifications, past performance references, and any forms specified in the solicitation. This solicitation specifically requires the following attachments: Cover Letter, Executive Summary, Design Approach, Community Engagement Plan, Local and SBE Plan, Project Schedule, Fee Proposal, Alternate Proposals, Certifications. Review the full document from City of Charleston city for the complete list.
What is the scope of this project?
This solicitation defines a specific project scope. The scope covers the following locations: Charleston, SC. Review the full solicitation for detailed scope requirements.