NORTH CAROLINA

Megasite readiness program

Frequently Asked Questions

Goals

  • The goal of the current assessment is to identify up to five (5) sites of at least 1,000 contiguous acres that are available for economic development projects and to assess their suitability for a variety of industries that require substantial land.

  • The respondent is invited and encouraged to provide insight on the site requirements for projects in the named industries. Current law, however, targets megasites only.

  • No. The list is indicative, but not exhaustive. Respondents are invited and encouraged to include any insight on any advanced manufacturing industries that require megasites.

  • Applicants may include followup presentations or clarifying briefings based on the report as part of their proposed response. This RFP is for the site evaluation only, and does not commit either the site evaluator and EDPNC to any further scope of work. Respondents should bear that in mind.

    It does not, however, preclude subsequent and separate engagements

Timeline

  • Friday, October 7, 2022 at noon ET is the deadline for the proposal. No exceptions.

  • The EDPNC will notify the successful bidder(s) by Friday, October 28 ,2022. The completed assessment should be submitted by Friday, January 13, 2023. The timeline is necessary to inform the Governor and the General Assembly about the state of North Carolina megasites before deliberations begin in earnest on the 2023-24 state budget.

  • Yes.

Post-Evaluation

  • The General Assembly has not appropriated funds for the purposes and improvements that sites may require. Respondents should bear in mind that local partners will also be expected to play a role in funding support. The goal of this RFP is to identify the sites most ready to go and best suited for advanced manufacturing projects.

  • The General Assembly has created a Megasite Fund. Future appropriations to the Fund will be used for site readiness, possibly including site acquisition. Grants to any site would be capped at 85 percent of the lesser of purchase price or tax value, but could be used for purposes other than acquisition.

    Local effort and participation will be an important component of determining the level of grant assistance. Under this program, the State would not buy sites directly, but assist local governments and partnerships to do so.

  • There is no absolute prohibition against future work. Respondents should bear in mind the appearance of bias or conflict. The RFP is specific on the need to disclose known conflicts and dualities of interest.

QUALIFICATIONS

  • There is no precise definition in the statute given for “national.” Firms should demonstrate some experience and expertise in national site selection processes. Such experience may include work on behalf of major advanced manufacturing clients on site searches across the nation, or work assessing the quality and readiness of large sites in other states.

  • Yes. The proposal should clearly describe the roles, responsibilities, and experience of each firm in executing the work.

  • Applicants have a clear responsibility to disclose any current work on behalf of industrial clients, local governments or any other interested parties (such as landowners) within North Carolina and any previous work that could reasonably be construed as a duality of interest or conflict of interest. EDPNC will carefully assess the facts and circumstances of such situations and will make a judgment on the ability of the applicant to provide an independent report.

DEFINITIONS

  • Yes, under the enabling statute for the program, a megasite is defined as “a parcel of contiguous property consisting of more than 1,000 acres that is viable for industrial development.”

  • For purposes of this analysis, megasites may be owned by private individuals/firms, local governments, or partnerships involving local governments and 501c3 nonprofit organizations. Private individuals/firms must have a willingness to sell or provide an option to buy to a local government.

  • Under both the statute and the RFP, the primary responsibility of the site evaluation is to a) provide a report that evaluates sites in the state for advanced manufacturing projects outlined by major employers and b) determine the five megasites best positioned for site selection by an advanced manufacturing project. There is no restriction on the report in terms of evaluation of other sites that might be viable as long as the five megasites that meet the definition are identified.

  • The statute and the RFP are silent on any ranking of the five megasites. The firm may choose to do so. It is possible that certain sites may have relatively stronger qualities for certain types of advanced manufacturing projects and that may be considered. For example, some sites may have better access to large amounts of electric power but less access to a labor shed of qualified workers. Certain projects may require and rate sites based on different such qualities.

  • There are sites that are currently on the market for economic development prospects. Respondents may investigate sites that are not currently on the market, but realize that the timeline for evaluation is tight and that development of such sites would rely on the willingness to market and the wilingness of the local government to participate in the development.

    Speculative sites have additional risk.

  • The EDPNC webpage does have a reference to megasites found here: https://edpnc.com/megasites/

  • Five is the correct number. If there are not at least five, then the consultant may identify as many as practicable.

  • The time limits may hinder fuller “pioneering.” It is expected that the respondent will identify sites that have had some progress toward availability for economic development.

  • Any or all of the four megasites listed on the website may be included in this analysis.

  • Yes.

  • The NC Department of Commerce has criteria linked here:

    https://www.commerce.nc.gov/business/site-search-location-data/north-carolina-certified-sites/criteria-certifying-local-sites

  • Yes, including the identification of any lack of fulfillment of the prerequisites.

  • Generally, yes.

  • The major goal for the successful bidder is to “determine the five megasites best positioned for advanced manufacturing site searches….” Obviously the more due diligence and the greater the participation and/or control from relevant local governments, the better the understanding of appeal and marketability.

    The General Assembly would have to appropriate additional funds for the coming fiscal year for site grants to be supported. It’s by that time that the “basic due diligence must be complete.” The statute explicitly names boundary surveys, title searches, State Historic Preservation Office reviews and wetland delineation as part of that due diligence.

Public
Reporting

  • The EDPNC is subject to the state public records law. Any material that it receives maybe be disclosed to the public upon request, including the report and the list of the five megasites. There are restrictions on the disclosure of confidential trade secrets or information related to confidential economic development projects. Questions should be directed to EDPNC counsel on specific items. The public nature of the project and funding involved should be assumed.

Proposal
Evaluation

  • The EDPNC will consult with statewide economic development partners, including but not limited to the North Carolina Department of Commerce, but the EDPNC retains sole authority to award a contract.

  • There is no point system. The proposal that best meets the criteria will be awarded the contract. Relevant experience, demonstrated understanding of the goals of the project, timeliness, cost, and comprehensiveness of approach will be among the factors used to evaluate the proposals.f

  • It is not expected that the full $1 million be used for this evaluation. Respondents should not only identify potential sites and availability for economic development, but assess the costs needed to make the site as “ready” as possible for major advanced manufacturing projects.

  • Of course, we prefer as comprehensive a response as possible but understand the timeframe is tight. Workforce remains a key determinant of feasibiity.

  • Yes, to the extent possible and reasonable within the time alloted.

APPLICATION

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