Request for Proposals for Sullivan Parcel Feasibility Study

Link to RFP including parcel map and aerial image.

I. Project Overview

The Town of Sullivan is seeking submissions in response to this Request for Proposal (RFP) for the selection of a firm to study the development feasibility of an identified parcel of partially developed land in Sullivan, Maine. The objectives of this study are to determine:

1. whether the parcel's soil and water quality are suitable for residential development;
2. whether its surrounding land uses have any immediate, short- or long-term adverse environmental impact on residents occupying the parcel;

If objectives a) and b) show the parcel is conducive to residential development:

3. the maximum number of acres available and the most suitable location(s) for housing on the parcel; and
4. examples of and public feedback on the type(s) and style(s) of housing most needed and best suited for the Town

This project will be conducted in a phased approach. As such, the results of objectives a) and b) will determine whether or not to proceed with providing the results of objectives c) and d).

II. Project Background

Parcel

The subject property is an approximate 35-acre, rectangular-shaped parcel of primarily undeveloped land located at 45 Transfer Station Road in the southeastern portion of Sullivan. An existing town-owned salt sand shed is present on the parcel. The parcel is accessed via Transfer Station Road, an approximate 0.1 mile access road extending south from Tunk Lake Road, which is a rural two-lane road with light traffic north of the property. Route 1 can be accessed within 2.0 miles of the existing site access point. This parcel is located in a growth area designated within the town's Comprehensive Plan, which still requires formal adoption by the Town. This parcel has no zoning.

The subject property is currently owned by the Town of Sullivan.

Site Area

The subject parcel is located in a lightly developed area of Sullivan. The site is surrounded by additional undeveloped land, scattered single-family dwellings and Andrews Auto, an automotive business and salvage yard to the north; additional undeveloped land to the east; additional undeveloped land to the south; and additional undeveloped land with scattered single-family dwellings along Tunk Lake Road to the west. Lot 46 in Figure 1 above, adjacent north of the site, is an additional town-owned parcel that comprises two acres and has frontage on both Transfer Station Road and Tunk Lake Road.

Town of Sullivan

The Town of Sullivan is a small, rural town located in the Schoodic region of Hancock County, Maine. As of the 2020 Decennial Census, the population is 1,219 with a median age of 48.6 and a median household income of $59,318. An estimated one-quarter of its workers are employed in the educational services and healthcare & social assistance industry. Approximately 80% of households are owner-occupied, and roughly one-third of its housing units are classified as vacant, the majority of which are identified as for seasonal, recreational or occasional use.

III. Scope of Work

Purpose

To assess the feasibility of residential development for the identified parcel of undeveloped land. This study will commence in phases, beginning with Phase I. If the results of Phase I determine that residential development is not feasible, the Town holds the right to rule the study complete and the selected firm will be compensated for a predetermined amount.

If the results of Phase I determine that residential development is feasible, the Town holds the right to proceed with the second phase of the study, and the selected firm will execute and additionally be compensated for Phase II.

Objectives

Conditionally, the objectives of this study are:

• to determine a baseline level of feasibility for residential development based on the parcel's soil quality, water potability & accessibility, and environmental impact of surrounding land uses
• to determine where that development can occur; and
• to engage others as part of determining the best use of available acreage for residential development

Tasks: Phase 1

The first phase of this study will analyze the parcel's initial feasibility for residential development by determining whether its soil and water are suitable to support housing, and how the neighboring automotive business and salvage yard, and other surrounding land uses, impact the potential for future housing.

1. Soil and Water Quality Analysis

This analysis should include, but is not limited to:

• the evaluation of parcel soil to document pre-development conditions;
• the evaluation of parcel soil to assess its suitability for residential development;
• sampling and analysis of groundwater to identify potential sources of contamination;
• sampling and analysis of groundwater to assess water quality, salinity levels and/or potability; and
• a report summarizing the soil and water quality of the parcel, the parcel's feasibility for residential development based on these factors, and any long-term considerations and concerns if multiple dwelling units were to be constructed on the parcel.

2. Evaluation of Environmental Concerns

This analysis should include, but is not limited to:

• evaluating the presence of hazards and hazardous materials, such as the runoff of harmful liquids or infiltration of other substances from surrounding land uses, on and around the parcel;
• the analysis of potential short- and long-term impacts due to these materials, if found; and
• a report summarizing any existing environmental concerns, on the parcel or stemming from surrounding land uses, and their immediate, short- and long-term impacts as related to future residential development.

Tasks: Phase II

Should the Town determine that the study should proceed, the second phase of this study will determine, based on the results of Phase I, the amount of acreage available on the identified parcel for residential development, the most suitable location for this development, and recommendations on how to best utilize this available space based on feedback from public engagement efforts with town officials and residents.

1. Location and Availability Analysis

This analysis should include, but is not limited to:

• the identification and boundary delineation of parcel acreage that is available for residential development based on Phase I results; and
• the most suitable location(s) for residential development within this identified acreage, based on Phase I results, and any other observations and recommendations from the selected firm.

2. Public Engagement and Best Use Analysis

This analysis should include, but is not limited to:

• organizing and facilitating at least one public engagement event with town officials, residents and/or other stakeholders to receive feedback on the type(s) and style(s) of housing most needed and best suited for the Town
  • submissions will be evaluated both including and excluding the public engagement component. Based on submissions, the review committee may decide to engage a third party for public engagement and award the remaining portion of the project to the selected firm.
• incorporating this feedback, recommendations, site plans and/or design concepts for the type(s) and style(s) of housing that could be created on this parcel, given Phase I results, the amount of acreage available, the most suitable locations for residential development, and local land use regulations

IV. Proposal Requirements

Applicants should be qualified and prepared to fulfill the tasks of both Phase I and Phase II. The Town of Sullivan will only consider applications that contain the following:

1. Qualifications and Experience: The firm's qualifications and experience relative to the above tasks, including specific experience with soil, water quality, and environmental analyses; experience with parcel feasibility and residential best-use analyses; and experience working with small, rural towns.
2. Capacity and Personnel: Information on the capacity of the firm, including availability of experienced personnel to complete the work requested. List project personnel, including relevant work experience and qualifications of persons who will perform the work.
3. General Approach: The firm's approach to planning and managing the project.
4. Work Plan: Proposed schedule of activities and timeline for completing the tasks in both Phase I and Phase II. A detailed description of the specific outcomes and project deliverables for each task is also desired.
5. Cost: A statement of the proposed compensation for services. Estimations should be for the cost of work for Phase I and II together, as well as pricing them out separately. This should also include a separate estimate for the public engagement component of Phase II; based on submissions, the review committee may decide to engage a third party for public engagement and award the remaining portion of the project to the selected firm.
6. Insurance: Ability to obtain professional liability insurance.

V. Proposal Review

Proposals will be weighted and reviewed based on the below criteria:

• General qualifications and capacity of applicant: 25%
• Demonstrated relevant experience and qualifications of personnel: 25%
• Appropriateness of proposed compensation: 20%
• Appropriateness and realism of general approach and proposed deliverables and timeline: 15%
• Understanding of and prior experience working with small, rural, and/or coastal communities: 15%

VI. Project Timeframe

The deadline for proposal submissions is 08/31/2025. Proposal submissions will be reviewed with the objective of selecting a firm within one month of the proposal submission deadline date. It is the goal of the Town to have both Phase I and Phase II, if proceeded with, be completed within a 12-month period. It is understood that project setbacks and delays may occur; there is flexibility to this timeframe if necessary. A proposed project timeline should be included within application materials.

VII. Project Contract

As stated earlier, the results of Phase I will determine whether the Town decides to proceed with Phase II. The Town and the selected firm will come to an agreement on the compensation for the completion of Phase I and Phase II, separately and together, before the selected firm proceeds with any of the work outlined in this RFP.

VIII. Disclaimers

1. The Town of Sullivan has the right to reject any or all proposals, to waive any informalities or irregularities in any proposals received, or take any other such actions that may be deemed to be in the best interests of the Town.
2. The Town is not bound to select the highest-scoring submittal. The Town reserves the sole right to invite one firm to the contract development stage or to reject all candidates that submit.
3. The Town is not liable for any costs incurred by a firm in responding to this RFP or for any of the costs associated with discussions required for clarification of items related to this RFP.
4. The Town will enter into a contract for professional consulting services based on a not-to-exceed price to be negotiated and finalized once the firm is chosen.
5. The Town reserves the right to create a working relationship with the firm chosen for this work and hire them for any/all related work of this type in the future.

The Town is also compliant with the requirements of the Equal Employment and Equal Housing Opportunities.

IX. Project Contact / Submission

Proposal documents, in PDF format, should be emailed to gpiduch@hcpcme.org and the subject line should read "Proposal: Sullivan Parcel Feasibility Study". Proposals must be received by 11:59pm on August 31, 2025. Proposals will be reviewed by a committee comprised of Town officials and regional planning and land management organizations.

Please contact Greg Piduch, Regional Planner, at gpiduch@hcpcme.org with any questions.