City of Charleston Architect of Record Services RFP-2026-3500-PEN-01, 2026 - Project 3500 Eastern and Western Peninsula Offerings
City of Charleston cityCity · Charleston, SC- Due
- Sep 21, 2026
- Deadline passed
- Posted
- Aug 10, 2026
- Primary contact
- Gary Cooper
- (843) 724-7312
The 30-second brief
The City of Charleston seeks qualified architecture firms to provide Architect of Record services for Project 3500, a major affordable housing initiative targeting 3,500 net new affordable units by 2032. The scope encompasses design finalization, regulatory approvals and permitting including Board of Architectural Review (BAR) approval and LIHTC compliance, construction documents, community engagement sessions, and construction administration. Sites include Eastern Peninsula Primary Site at 899 Morrison Drive with alternates E-1 (993+995 Morrison Drive) and E-2 (Cooper River Court + Meeting Street Manor), and Western Peninsula Primary Site at WestEdge Redevelopment Parcels with alternate W-1 (Gadsden Green), Charleston, South Carolina. Proposals are due by September 21, 2026, at 2:00 PM Eastern via sealed hard copy. Mandatory pre-proposal site walks are scheduled for August 24, 2026. Evaluation criteria emphasize design quality and approach, relevant experience in affordable/mixed-income and classical/historic architecture, community engagement methodology, technical qualifications and team capacity, and fee competitiveness and schedule credibility.
Architect of Record services including Design Intent Summary, Schematic Design, Design Development, And Construction Documents, BAR applications, HUD and LIHTC compliance documentation, Community design review sessions, Community Design Log, And construction administration through certificate of occupancy
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 qualified architecture firms to provide Architect of Record services for Project 3500, a major affordable housing initiative targeting 3,500 net new affordable units by 2032.
The scope encompasses design finalization, regulatory approvals and permitting including Board of Architectural Review (BAR) approval and LIHTC compliance, construction documents, community engagement sessions, and construction administration. Sites include Eastern Peninsula Primary Site at 899 Morrison Drive with alternates E-1 (993+995 Morrison Drive) and E-2 (Cooper River Court + Meeting Street Manor), and Western Peninsula Primary Site at WestEdge Redevelopment Parcels with alternate W-1 (Gadsden Green), Charleston, South Carolina. Proposals are due by September 21, 2026, at 2:00 PM Eastern via sealed hard copy. Mandatory pre-proposal site walks are scheduled for August 24, 2026. Evaluation criteria emphasize design quality and approach, relevant experience in affordable/mixed-income and classical/historic architecture, community engagement methodology, technical qualifications and team capacity, and fee competitiveness and schedule credibility.
EVALUATION CRITERIA
REQUIRED DELIVERABLES
9- Architect of Record services including Design Intent Summary
- Schematic Design
- Design Development
- Construction Documents
- BAR applications
- HUD and LIHTC compliance documentation
- Community design review sessions
- Community Design Log
- Construction administration through certificate of occupancy
REQUIRED ATTACHMENTS
12- Cover Letter
- Executive Summary
- Design Approach
- Community Engagement Plan
- Local and MBE/WBE Participation Plan
- Project Schedule
- Fee Proposal
- Alternate Proposals if applicable
- Certifications
- Exhibit G-1 Fee Proposal
- Exhibit G-2 Organizational Chart
- Exhibit G-3 Project Reference Sheets
- Submit to
- City of Charleston Procurement Division, 2 George Street, Suite 3600, Charleston, SC 29401 (Sealed Hard Copy Only)
- 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 September 21, 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: City of Charleston Procurement Division, 2 George Street, Suite 3600, Charleston, SC 29401 (Sealed Hard Copy Only). 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: Architect of Record services including Design Intent Summary, Schematic Design, Design Development, And Construction Documents, BAR applications, HUD and LIHTC compliance documentation, Community design review sessions, Community Design Log, And construction administration through certificate of occ. 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 MBE/WBE Participation Plan, Project Schedule, Fee Proposal, Alternate Proposals if applicable, Certifications, Ex. 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.