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Agenda 01/26/2016 Item #14B 1 1/26/2016 14.B.1 . EXECUTIVE SUMMARY Recommendation that the Community Redevelopment Agency (CRA) Board evaluate and rank Request For Proposal (RFP) Solicitation #16-6548 for the disposition of 5.27 + acres of CRA property and authorize staff to negotiate a Purchase and Development Agreement with the selected respondent for subsequent Board action. OBJECTIVE: Evaluate and rank submissions to RFP Solicitation #16-6548 for the disposition of 5.27 acres of CRA owned land in the Mini-Triangle for development of a catalyst project and authorize staff to negotiate a Purchase and Development Agreement. CONSIDERATIONS: In 2009, the Community Redevelopment Agency Board (CRA Board) authorized staff to purchase 5.27 acres of commercial property in the Gateway Triangle Area for $6,386,000. The purchase was financed with proceeds from a Fifth Third Bank Note. The current outstanding principal under the Collier County Community Redevelopment Agency Taxable Note, (Fifth Third Bank), Series 2013, is $5,841,625. A final balloon payment of $4,623,973 is due in June 2018. An appraisal was done by the County's Real Property Department that estimated the value of the property at $5,272,500 as of July 31, 2015. (Exhibit A) The CRA Board directed staff to develop a mechanism to solicit proposals from interested parties for the development of the CRA owned property at their September 8, 2015 Board meeting. A Request for Proposal was compiled by staff and brought back to the CRA Board for review and approval at the October 13, 2016 public meeting. As a result Solicitation #16-6548 was released on December 15, 2015 with the intent of obtaining proposals from qualified Buyers interested in the purchase and development of a catalyst project on CRA owned property in the Gateway Mini-Triangle. The executive summary and solicitation is attached hereto and labeled as Exhibit B. The County's Procurement Services Division received three responses to Solicitation #16-6548. The Respondents were: Real Estate Partners, LLC, Framework Group, LLC and Banyan Development. Each submittal was deemed sufficient in accordance with the terms, conditions and specifications set-forth in the RFP and Collier County Procurement Services Division. The submissions in their entirety are attached hereto and labeled as Exhibit C. Mr. Tim Durham, Executive Manager of Corporate Business Operations attended the Bayshore Gateway CRA Advisory Committee public meeting, on January 5, 2015. Mr. Durham presented a table that summarized the key points of each respondent's submission. A copy of the proposal summation table reviewed and used to rank the Respondents by the Advisory Committee are attached hereto and labeled as Exhibit D. Additionally, the provisions of a conceptual site plan for each proposed development was provided. The Advisory Committee ranked the Proposals with Proposal A receiving the most first place votes (6). (See the table below for the complete results). —1- Packet Page -164- 1/26/2016 14.B.1 . Proposer Votes 1St Place 2nd Place 3rd Place Proposer A (Real Estate Partners International, LLC) 6 0 1 Proposer B (Framework Group, LLC) 1 6 0 Proposer C (Banyan Development) 0 1 6 FISCAL IMPACT: The full fiscal impact of the sale of the Triangle property is dependent upon the terms and conditions of the agreement to be negotiated. A requirement of the Collier County Community Redevelopment Agency Taxable Note, (Fifth Third Bank), Series 2013, is that any proceeds from the sale of the property will be applied to the prepayment of outstanding loan principal. LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to form and legality, and requires majority vote for approval. -JAK GROWTH MANAGEMENT IMPACT: The redevelopment of the Gateway Triangle Project will further the goals, objectives and policies outlined in the Future Land Use Element — Bayshore Gateway Triangle Redevelopment Overlay. RECOMMENDATION: Evaluate and rank submissions to RFP Solicitation #16-6548 for the disposition of 5.27 acres of CRA owned land in the Mini-Triangle for development of a catalyst project and authorize staff to negotiate a Purchase and Development Agreement with selected respondent for Board review and direction. Prepared by: Jean Jourdan, Operations Manager; Bayshore Gateway Community Redevelopment Agency Tim Durham, Executive Manager of Corp. Business Operations, Collier County Attachments: 1)Exhibit(A)Appraisal 2)Exhibit(B)Executive Summary and Solicitation approved by Board 10-15-15. 3) Exhibit(C-1)Real Estate Partners International, LLC Submittal 4)Exhibit(C-2)Framework Group,LLC Submittal 5) Exhibit(C-3)Banyan Development Submittal 6)Exhibit(D)CRA Advisory Board Proposal Ranking Sheets —2— Packet Page -165- 1/26/2016 14.B.1 . COLLIER COUNTY Board of County Commissioners Item Number: 14.14.B.14.B.1. Item Summary: Recommendation that the Community Redevelopment Agency (CRA) Board evaluate and rank Request For Proposal (RFP) Solicitation #16-6548 for the disposition of 5.27 + acres of CRA and authorize staff to negotiate a Purchase and Development Agreement with selected respondent for Board review and direction. Meeting Date: 1/26/2016 Prepared By Name: JourdanJean Title: CRA Operations Manager, County Redevelopment Agency 1/12/2016 10:20:04 AM Submitted by Title: CRA Operations Manager, County Redevelopment Agency Name: JourdanJean 1/12/2016 10:20:06 AM Approved By Name: JohnsonScott Title: Manager-Procurement, Procurement Services Date: 1/15/2016 7:10:08 AM Name: DurhamTim Title: Executive Manager of Corp Business Ops, Date: 1/15/2016 8:15:09 AM Name: KlatzkowJeff Title: County Attorney, Date: 1/15/2016 11:25:35 AM Name: KlatzkowJeff Title: County Attorney, Date: 1/15/2016 11:34:33 AM Packet Page-166- 1/26/2016 14.B.1 . Name: FinnEd Title: Management/Budget Analyst, Senior, Office of Management&Budget Date: 1/15/2016 5:45:53 PM Name: CasalanguidaNick Title: Deputy County Manager, County Managers Office Date: 1/17/2016 5:51:59 PM Packet Page -167- 1/26/2016 14.B.1 . ( *-te. 9?zmtY Bayshore Gateway Triangle Community Redevelopment Agency 3570 Bayshore Drive Unit C-2 Naples, FL 34112 fDaVIS :B v n 0. + gr .f r k ( ' t 1 , -r., ' " rt''' 41(....','":- 4 c r;:r ' A ."fir [yY�`iJ F�Y�" 4 r .. i ti. 5 Appraisal for: Bayshore Gateway Triangle CRA Mini Triangle Parcels Packet Page-168- 1/26/2016 14.B.1 . August 4, 2015 Bayshore Gateway CRA Jean Jourdan, Manager Bayshore/Gateway Triangle CRA 3570 Bayshore Drive Unit#102 Naples, Fl 34112 Market Value Appraisal Gateway Mini Triangle Parcels Dear Mrs. Jourdan, This appraisal report has been prepared for our client, Bayshore Gateway Triangle CRA. The intended use was to assist the client in internal decision making. The scope of work performed is specific to the needs of the intended user and the intended use. No other use is intended, and the scope of work may not be appropriate for other uses. The scope of work performed included a complete analysis of the Subject Property with consideration given to the three applicable approaches to value. The Sales Comparison Approach to value is the most reliable when the subject property "as is". The subject property consists of 6 parcels being 5.27+1- acres of land with improvements. Therefore based upon the scope of the assignment, investigation and analysis of the information obtained during the research of data in this report, as well as my general knowledge of real estate valuation procedures and market conditions, it is my opinion that the estimated of the subject property is S5,272,500 Dollars as ofJuly 31,2015. Roosevelt Leonard,R/W-AC Real Property Management 3335 Tamiami Trl E Ste 101 Naples, FL 34112 Packet Page -169- 1/26/2016 14.B.1 . EXECUTIVE SUMMARY OWNER OF RECORD Collier County Government Bayshore Gateway Triangle Community Redevelopment Agency LOCATION The parcels are located S of Davis Blvd, E of Sandpiper St,and W of Airport Rd in Collier County. LAND AREA 6 parcels with a combine total of 5.27 acres+/-;this report is subject to a survey of the subject property including environmental reports,should a survey or alteration indicate a different size or environmental concerns,we reserve the right to modify this appraisal report accordingly. ZONING/LAND USE C-4 with A GTMUD-MXD OVERLAY(mini triangle).Zoning map and uses located in the addendum. IMPROVEMENTS 26,419 SF(NET)all existing buildings. HIGHEST AND BEST USE Mixed Use Commercial Development/Uses for the Bayshore Mixed Use District Subdistricts. ESTIMATES OF VALUE COST APPROACH N/A INCOME APPROACH N/A SALES COMP APPROACH Included FINAL VALUE ESTIMATE $5,272,500 PERSONAL PROPERTY No personal property or business fixtures included in this appraisal report. INTEREST APPRAISED Fee Simple Interest DATE OF VALUATION 31 July 2015 DATE OF REPORT 04 August 2015 IMPACT FEES $592,359(vested with land) LEASE $4,560.22 Monthly (Crown Castle)975 SF AREA Packet Page -170- 1/26/2016 14.B.1 . TAB CONTENTS TAB 1 Scope of appraisal assignment Purpose of the appraisal Definition of market value Subject property photos and location TAB 2 Bayshore Gateway Redevelopment Local and neighborhood analysis Bayshore Gateway Redevelopment overlay TAB 3 Subject property improvement descriptions Highest&best use Property Analysis Subject property legal descriptions Subject Property analysis and descriptions TAB 4 Three approaches to value Valuation analysis Marketing time and influences affecting value Sales Comparison Table Photos TAB 5 Addendum Zoning Current Sales listing(improved and vacant land) Sales Comparison field sheets Impact fees Map of boundary The lease was executed on April 27,1998 for a term of 5 years with a Renewal Option of 4 additional,5 year periods or until April 2023. Packet Page -171- 1/26/201614.B.1 . Packet Page -172- 1/26/2016 14.B.1 . • SCOPE OF WORK All applicable approaches to value were developed and the value conclusion reflects all known information about the subject property, market conditions, and available data The scope of work was: • Personally inspected and photographed the subject property, interior and exterior, and inspect the exterior of each comparable • Reviewed aerial photographs,a site plan,a survey,land use plans,the Land Development Code, special reports prepared by others, and other documentation • Reviewed how the property relates to its neighborhood and to the broader market area with emphasis on the Bayshore/Gateway Triangle Redevelopment District • Researched the market area for sales and listings of comparable vacant land • Researched the market area for competitive rentals • Developed the sales comparison approach as well as a discounted cash flow analysis • Estimated current market value`as is" • Estimated and reported the vested impact fee credit • Prepared a self-contained appraisal report summarizing the appraisal assignment, the property appraised,the application of appraisal methodology, and the logical support for the value conclusion Sources of market data included, but were not limited to, local and regional MLS systems, LoopNet, the public records, the files of real estate brokers and our own appraisal files. CLIENT, USE AND INTENDED USERS The client is the Community Redevelopment Agency Board. The appraisal is intended to be used as an aid in acquisition decision making. The intended user is the Community Redevelopment Agency Board. PURPOSE OF THE APPRAISAL . The purpose of the appraisal is to estimate market value. DEFINITION OF MARKET VALUE The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: a. Buyer and seller are typically motivated; b. Both parties are well informed or well advised, and each acting in what he considers his own best interest; c. A reasonable time is allowed for exposure in the open market; • Packet Page -173- 1/26/2016 14.B.1. d. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; e. The price represents the normal consideration for the property sold unaffected by special creative financing or.sales concessions granted by anyone associated with the sale; • This is market value as defined by the Office of the Comptroller of Currency in 12 CFR, Part 34. It is the same definition referenced in the Uniform Standards of Professional Appraisal Practice (USPAP) and the most commonly used definition. • The reasonable exposure time referenced in(c) above is assumed to have already occurred as of the appraisal effective date. The assumed reasonable exposure time is 6 to 12 months. The financial arrangements comparable to cash referenced in (d) above are conventional commercial financing which, as of the effective date,was 70-80%loan to value ratio, 15-25 year amortization and interest rates ranging from 6.25%to 7.50%depending on discount points and risk. The typical commercial loan is set up for a three to five year balloon. • • Packet Page -174- 1/26'2016/ 14.B.1 . " s«� � " The area outlined in , R i blue is the 4 aF r. 3� J3k __ w,. f,r a�ti i 3 subject ;, 4 �� , property "—�7 1 , Yet,..jeT1,- ti , - „ ::- - 4 l'...‘ li,14 '40,‘‘tl'-‘'''..° 1,4;;;411A''' ' . '.� p i g {add 7��$ s i■ ., ,,,.,_. ,..,-... , - .c :plyy r x _ rx , , kmr r " } s . v. i Jr T �j l�{i�' _._ aaalyfiT a n;.h nc.. f�,n5c Ft` s .,°.""t '� ., ♦ te Collier County Redevelopment Agency/ Mini Triangle Packet Page 175 1/2`-' 14.6.1 . /2016 rZ° � � � 3 "'� ,w-� "w �,3 ,kr r +ct' 1 4 ,. , 9 s � ti. r; .r r ' ' : . ' fa -. Auto Pride Coliision a '*Ana.` . 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Activity Center is MNIIIUINNNI: WUNUIIIM \ w .w..o,.su.u6w $ •••"• GRA Boundary. ) \L immiNmnnnnu) �— Ovreday Boundary IillL-1-{c= r�ii ilminm7 MM L i R,O —IUiJ1ffill t1111111II1 $ I 1111111111 1�t ii $ S+ nndliuull1111111 i RSr.3 RSF+I una.ut.rax oom neon \\\lll os+w►ssww�s+++...ws�.as'.'.'a°M'w'.° ..a+ws°'. .c....., 'u Packet Page -180- 1 1/26/2016 14.B.1 . Collier County Population Demographics Total Population 324,424 M Mak Poputabon Male Population 158,284 M Femme Population Female Population 166,140 Percent Change Since 2000 29.1% 1 'F' Percent Change Since 2010 0.9% Median Age 46.04 ■ Occupational employment In Collier County ,rr b White Collar 98,099 1B White Caller Blue Collar 61,120 E Blue Collar 4-'i Number of Households in Collier County Total Households 149,316 :Famny Households Family Households 98,486 Non femiy Non4amiiy Households 50,830 Households Households With Children 34,716 Households Without Children 114,600 Average People Per Household 2.14 Packet Page -181- 1/26/2016 14.B.1 . INFLUENCES ON VALUE Appraisal of the value of real property involves both the physical real estate and the intangible rights of ownership. The value of both is influenced by the social,economic,governmental and physical conditions of the area surrounding the property. Properties that are very much alike may have considerably different values only because of their geographical location and the economic level of the particular area. Information in this report that describes the area surrounding the property being appraised is included to communicate the influence the area exerts upon the economic performance of the property. AREA INFORMATION o lier County. Collier County is the most southerly county on The property is located in C 1 ty ty Y tY Florida's west coast offering mainland coastal development. Collier County is west of Ft. Lauderdale and south of Tampa. With 2,025 square miles of land area,it is the largest county in Florida. About 60% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land acquisition. The region enjoys a climate that is classified as subtropical. Summers are relatively mild and winters are usually frost free. A hard freeze is a rarity. The climate,especially in winter,is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county line south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to mangrove islands and swamps. Moving northeastward from the beaches,elevations increase very slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation are gradual,they are well defined by variations in vegetation. Much of the county is, or was once,wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing. Population centers include the coastal communities of Naples, Marco Island and Everglades/Chokoloskee. Immokalee, the single large interior community, is located in north Collier County and is the agricultural center of the region. The original settlers were attracted by the climate,beaches and recreational opportunities. Those factors,in descending order of importance,remain the primary reasons for the community's rapid growth rate. Most growth is accounted for by the heavy influx of retirement age persons. These are predominately active retired people who can afford a variety of recreational pursuits including boating, golfing and tennis. The strong attraction of these people to the beach results in exclusively residential development along the beaches and for some distance inland. Commercial zones are primarily located along arterial roads and inland away from the most desirable residential locations. A secondary population of service industry families lives throughout the area. These people provide the support services and local industries that cater to seasonal tourists as well as year round residents. The economy of Collier County is based on agriculture, tourism, construction and service industries. The greater Naples area is the focus of tourism and construction and it is the primary market for local business. Of the total county population,about 75% live in the greater Naples area. As late as the end of 2005, studies identified Collier County as one of the fastest growing counties in the State and among the fastest growing in the nation. Most of that growth was Packet Page -182- 1/26/2016 14.B.1 . taking place along the northern and eastern fringes of the Naples area. Growth is expected to continue once current economic conditions are improved. There is strong grass roots support for environmental issues and for less intensive development. Local politics are dominated by the struggle to achieve a balance between economic prosperity and preservation of natural resources. The most recent growth cycle peaked in late 2005 beginning a period of stagnation. Market activity which was driven by growth,relatively low interest rates,and stock market uncertainty lead to inventory shortages, rapidly rising prices, and speculation. As speculators entered the market price increases outstripped affordability and holding costs increased in response to rising insurance rates,real estate taxes, and interest rates. Raw acreage sales have fallen off dramatically such that it is difficult to know with certainty what is the trend. Certainly,the market for outlying raw acreage has cooled. Rural agricultural home sites continue to be a scarce and sought-after commodity,but acquisitions of land for mitigation and the transfer of development rights has waned in direct relation to the residential market. Presently, the residential market is segmented with most neighborhoods experiencing price corrections and value reductions. Throughout the residential market buyers appear to be waiting and watching for bargains as prices decline. As listing inventories increase buyers become more selective. We expect to see current conditions continue through the 2008-09 winter season. In some neighborhoods value declines already reached 30% or more. Since early 2006 the volume of commercial market activity has been low. Until recently,the few commercial sales available generally supported and sustained price levels of late 2005 and early 2006. We think this is indicative of an owner/user-driven market. Since the market peak in late 2005 there have been no true investors except in investment grade property, or credit tenant situations. In general, current listing prices are declining and in some market segments listing prices are threatening to fall below 2005-2006 sale price levels. In addition, there is a growing disparity between value indications derived from direct sales comparison and income capitalization methodologies. We believe this reflects the behavior of speculators and owner-users who either never intended to occupy and use property themselves,or who have been forced out of business by the economic cycle. These property owners are attempting to minimize their holding costs through rentals. Low demand and the sudden increase of space available for rent has depressed rental rates so that the value indicated by the income capitalization approach no longer maintains a meaningful relationship with sales. Unless this trend reverses soon, we expect to see listing prices continue to fall eventually resulting in sales confirming market decline. Market participants are advised to consider these factors and govern themselves accordingly. NEIGHBORHOOD INFORMATION The property is located in the "Mini-Triangle" portion of the Bayshore/Gateway Triangle Redevelopment District in east Naples. The "Mini Triangle" is identified as a "catalyst" development area intended to stimulate mixed use development and accelerate redevelopment throughout the district. Two communities are targeted in this redevelopment area: the Bayshore Community and the Gateway Triangle community. These communities are adjacent to each other but divided by US- 41 (Tamiami Trail) a 6-lane divided highway. The Tamiami Trail is a major arterial in the region which links the redevelopment area to the east coast of Florida and proceeds into the City of Naples and its highly successful Fifth Avenue redevelopment project which is immediately west Packet Page -183- ......._ ........ . 1/26/2016 14.B.1 . of the Bayshore/Gateway Triangle area. This redevelopment area is less than one mile from the beaches of the Gulf of Mexico. In fact, the Bayshore Community has direct gulf access. Despite the location, neither the Bayshore nor the Gateway Triangle Community has seen any redevelopment efforts,resulting in a negative image of the area as a whole. US Highway 41 is the common boundary of the two sub-areas of the study with the Gateway Triangle area lying to the north of the Tamiami Trail and the Bayshore area to the south. Davis Boulevard(State Road 84)further defines the Triangle on the north,with commercial properties facing the north side of Davis being included in the study area. The eastern boundary of the Triangle is defined by Airport Pulling Road (County Road 31) with properties facing the eastern side the road being included. The area also includes the Collier County Government Complex which extends further to the east. The name of the area is derived from the triangle formed by these three arterial roads. The area has also been referred to as the "Gateway" into the urban area of the County and the City of Naples from the east. The Triangle area contains approximately 291 acres. The Bayshore area extends south of the Tamiami Trail as a large rectangular area that is accessed primarily by and extends to the east and west of Bayshore Drive. The eastern boundary is defined by the eastern extent of short streets that extend eastward from Bayshore.The southern boundary has been defined as a line that is south of the existing development associated with Bayshore. The western boundary is formed by the Corporate Limits of the City of Naples. The Bayshore area contains approximately 1,448 acres. The Bayshore and Gateway Triangle area is certainly beset by many problems that are typical of older urban areas that have been passed over in the wave of newer urban development: dilapidated and vacant structures; inadequate site amenities; inadequate drainage and other public facilities; and the reuse of older structures by marginal or less-desirable users. At the same time,the area possesses a number of assets and presents some clear opportunities that are supportive of redevelopment. One of the strongest assets of the area is its location at the convergence of major regional roadway facilities and the high capacity of these facilities. Tamiami Trail,Davis Boulevard and Airport Pulling Road are all 6-lane arterial facilities that link the area to all parts of Collier County,Naples and the region. These roadways bring thousands of local commuters and visitors to and through the neighborhood. Additionally, Bayshore Drive and Thomasson Drive provide excellent local service to the Bayshore area. The neighborhood is divided into three sectors—a North Sector defined as the Triangle;a Central Sector extending from the Tamiami Trail to Thomasson Drive; and a South Sector extending south of Thomasson. North Sector -The Triangle area contains a wide mixture of residential, commercial, industrial and institutional land uses. The interior of the Triangle contains two sub-areas that are very distinct in character. A north-south line defined in part by Pine Street defines the two sub-areas. The area west of that line contains a mixture of commercial and service uses,many of,which are semi-industrial in character. There are numerous businesses related to automobiles and boats, and to building construction materials and services. Many small land parcels supporting small structures define the physical character of the area. For the most part, the structures are constructed of light metal and the sites are intensively used with few site amenities. A restaurant, a gasoline/convenience store, and miniature golf facility, that are newer and well landscaped and maintained,face on the Tamiami Trail. The core of the sub-area to the east of the Pine Street line is primarily residential in character and is known as the Shadowlawn neighborhood. There is a mixture of single-family and multi-family housing that is generally forty years or more in age. For the most part,the single-family housing is small and much of the stock is rental. There is one large apartment complex in the area on the north side of Linwood,and there are a few smaller apartment buildings and several duplexes in the area. The Shadowlawn Elementary School is a major defining community facility in the Packet Page -184- 1/26/2016 14.B.1 neighborhood. The area also contains two large church facilities. There are a number of structures showing signs of deterioration and several vacant lots and sites. Both Linwood Avenue and Shadowlawn Drive introduce a flow of through traffic that is detrimental to the residential character of the area. A mixture of commercial and service uses facing on the major arterial streets define the perimeter of the Shadowlawn area. For the most part, these uses are older and somewhat deteriorated. There are several vacant commercial structures along the Tamiami Trail frontage. The character of the three roadway corridors defining the Triangle is also significant to the character of the Triangle. Davis Boulevard has been upgrade recently to 6-lanes with curbs and sidewalks on the sides and a well-landscaped median. Unfortunately the widening pushed the outer edge of the sidewalk to the right-of-way line eliminating the possibility of roadway landscaping and lighting within the right-of-way. Airport Pulling Road is also a 6-lane arterial facility. Like Davis, the right-of-way has been filled with the outer edges of the sidewalks extending to the road. For planning purposes,the uses fronting the south side of the Tamiami Trail are included in the analysis of the Triangle. As older businesses,these uses share many of the characteristics of the commercial uses in the Triangle. There are two sizable shopping centers along this area. The Gulfgate Shopping Center is located in the southwest corner of Tamiami Trail East and Bayshore Drive and is anchored by Big Lots. The Courthouse Shadows Shopping Center,located at the eastern boundary of the study area,has undergone a recent upgrade. The uses located between these centers are a mixture of marginal commercial and service businesses. The North Sector does not have adequate drainage facilities and properties suffer flooding during heavy rains or prolonged wet periods. These conditions increase in severity toward the western end of the Sector. The County has prepared a storm water management plan for the area and the reconstruction of Tamiami Trail East includes provision of a larger outfall pipe that is intended to serve development beyond the roadway. The storm water project has recently been permitted and construction began in January 2008. Phase I of the project includes construction of the detention pond, sheet piling, box culvert and force main to Linwood Avenue, as well as installation of storm water force main discharges to gravity discharges at Palm Street and Brookside Drive. The North sector contains significant opportunities for the development of"Catalyst Projects"that will stimulate further redevelopment and improvement. A Catalyst Project is defined as a project which is supported by the market, is a scale compatible with existing development in the Bayshore/Gateway Triangle area, takes advantage of recent public capital improvements, supports the goals of the plan, and can be expected to stimulate additional development on surrounding sites. The western end of the Triangle (the Mini-Triangle)as defined by Davis,the Tamiami Trail, and the projected alignment of Pine was analyzed under three alternative re-use scenarios. Based upon this analysis, two catalyst projects-a business suites hotel(motel)and related restaurants in the apex of the triangle, and a "flex" office/warehouse project flanking Commercial Drive-are being promoted to set the pace for the rest of the neighborhood. New mixed use developments immediately south and west of the mini-triangle are already sold out with good quality residential and retail/office development proposed. These projects just beginning construction have set the stage for the Catalyst Projects called for in the mini-triangle. Essential services,recreational opportunities,and educational facilities are adequate to serve the public need. EIectricity, water, sewer, telephone service, and TV cable are available. The community has identified drainage and better code enforcement as the highest priorities and government action on these items is already being felt. Capital improvements are expected to be paid through tax increment funding, taking advantage of increasing assessments as public infrastructure improvements stimulate redevelopment. The tax burden in relation to the level of government services provided is currently below average. Packet Page -185- 1/26/2016 14.B.1 . The surrounding residential neighborhoods provide housing for low income working class persons and retired persons on modest incomes. A significant part of the redevelopment effort is to stimulate new residential development that will offer residential housing that capitalizes on the excellent location relative to downtown Naples, shopping and job centers. In summary,this neighborhood is poised to begin significant upscale redevelopment with good market support from areas neighboring to the south and west. The economic outlook is good. • Packet Page -186- 1/26/201614.B.1 . COPY OF "BAYSHORE/GATEWAY TRIANGLE REDEVELOPMENT OVERLAY" • • (5)Any other conservation and related open space activity or use which is comparable in nature with the foregoing uses. v. A structural buffer may consist of a stem-wall,berm,or vegetative hedge with suitable fencing. L Mitigation shall be required for direct impacts to wetland in order to result in no net loss of wetland functions_ • Mitigation Requirements: I. 'No net loss of wetland functions'shalt mean that the wetland functional score of the proposed mitigation equals or exceeds the wetland functional score of the impacted wetlands.Priority shall be given to mitigation within FSA's and HSA's. ii. Loss of storage or conveyance volume resulting from direct Impacts to wetlands shall be compensated for by providing an equal amount of storage or conveyance capacity on site and within or adjacent to the impacted wetland, • it. Protection shall be provided for preserved or created wetland or upland vegetative communities offered as mitigation by placing a conservation easement over the land in perpetuity,providing for Initial exotic plant removal (Class I invasive exotic plants defined by the Florida Exotic Plan Council) and continuing exotic plant maintenance,or by appropriate ownership • transfer to a state or federal agency along with sufficient funding for ' perpetual mnagement activities. iv. Prior to Issuance of any final development order that authorizes site alteration,the applicant shall demonstrate compliance with paragraphs(t) i,itt,and iii of this policy.If agency permits have not provided mitigation • . consistent with this policy,Collier County will require mitigation exceeding that of the jurisdictional agencies. g.Wetland preservation,buffer areas,and mitigation areas shall be identified or platted as separate tracts.In the case of a Planned Unit Development(PUD), ' these areas shah also be depicted on.the PUD Master Plan.These areas shall be maintained free from trash and debris and from Category i invasive exotic plants, as defined by the Florida Exotic Pest Plant Council.Land uses allowed in these areas shall be limited to those fisted above(3.e.iv)and shall not include any other activities that are detrimental to drainage,flood,control,wafer conservation,erosion control or fish and wildlife habitat conservation and preservation. I (vnp(nc)(xn)E Airport Noise Area Overlay The Naples Airport Authority developed an airport noise compatdrifdy plan underthe guidelines of the Federal Aviation Regulation,Part 150. This plan included identifying noise contours at the 60, 65,70 and 75 Ldn(day-night average sound levet). The Airport Noise Area Overlay shown on the Future Land Use Map reflects the 60-Ldn contour,the least severe impact of these four noise contours. Residential and other noise sensitive land uses are considered'normalty unacceptable' in areas exposed to levels between 60 Ldn and 75 Ldn. This Overlay is informational and has no regulatory effect. However,the Land Development Cade contains an Airport Overlay District,which regulates development near the Naples Municipal Airport. (iV)(IX) F.BayshorelGatewav Triangle Redevelopment Overlay The Bayshore/Gateway Triangle Redevelopment Overlay,depicted on the Future Land Use Map,is within the boundaries of the Bayshore/Gateway Triangle Redevelopment Plan adopted by the Board of County Commissioners on March 14,2000. The Intent of the redevelopment program Is to encourage the revitalization of the Bayshore/Gateway Triangle Redevelopment Area by providing incentives that will encourage the private sector to invest in this urban area. This Overlay allows for additional neighborhood commercial uses and higher residential densities that will promote the • • Packet Page -187- • 11261201614.B.1 . assembly of commercial uses and higher residential densities that will promote the assembly of property,or joint ventures between property owners,while providing interconnections between properties and neighborhoods_ The intent of this Overlay Is to allow for more intense development In an urban area where urban services are available. One or more zoning overlays will be adopted into the Collier County Land Development Code to aid in the implementation of this Overlay. The following provisions and restrictions apply to this Overlay: 1. Mixed-Use Development:Mix of residential and commercial uses are permitted. For such development,commercial uses are limited to C-1 through C-3 zoning district uses plus hoteVmotei use. Mixed-use projects will be pedestrian oriented and are encouraged to provide access(vehicular,pedestrian,bicycle)to nearby residential areas. The intent is to encourage pedestrian use of the commercial area and to provide opportunity for nearby residents to access these commercial uses without traveling onto major roadways, Parking facilities are encouraged to be located in the rear of the buldings with the buildings oriented •closer to the major roadway to promote traditional urban development 2_ Residential uses are allowed within this Overlay. Permitted density shall be as determined through application of the Density Rating System,and applicable FLUE Policies,except as provided below and except as may be limited by a zoning overlay. • 3. Non-residentiaunon-commercial uses allowed within this Overlay include essential services; parks,recreation and open space uses;water-dependent and water-related use child care centers;community facility uses;safety service facilities;and utility and communication facilities. 4. Properties with access to US-41 East are allowed a maximum density of 12 residential units per acre. In order to be eligible for this higher density,the project must be integrated into a mixed-use development with access to existing neighborhoods and adjoining commercial properties and comply with the standards identified in Paragraph#9,below,except for mixed use projects developed within the'mini triangle'catalyst project site as identified on the Bayshore/Gateway Triangle Redevelopment Overlay Map.The'mini triangle'project site is eligible for the maximum density of 12 units per acre,with development standards to be approved by the Board of County Commissioners at a later time. For projects that do not comply with the requirements for this density increase,their density Is limited to that allowed by the Density Rating System and applicable FLUE Policies,except as may be limited by a future zoning overlay. 5. Properties with access to Bayshore Drive,as identified in the Bayshore Drive Mixed Use Zoning Overlay District,are allowed a maximum density of 12 residential units per acre. In order to be eligible for this higher density,the property must meet the specific development standards that will apply to residential and mixed-use development along the Bayshore Drive corridor,and must comply with the standards identified In Paragraph#9,below. For projects that do not comply with the requirements for this density increase,their density is limited to that allowed by the Density Rating System and applicable FLUE Policies,except as may be limited by a future zoning overlay. • 6. The Bayshore Drive Zoning Overlay will be developed and adopted into the Land Development Code in the present or next available amendment cycle. Expansion of existing commercial zoning boundaries along Bayshore Drive within the Bayshore Drive Mixed Use Zoning Overlay District will not be slowed until the zoning overlay is in place. Non- commercially zoned properties within the Bayshore Drive Mixed Use Zoning Overlay District may be eligible for In-fill,low-intensity commercial development provided they meet the criteria listed below: a. If one parcel in the proposed project abuts commercial zoning on one side,the commercial zoning may be applied for the entire project site. The following requirements must be met joint access and/or vehicular interconnection;pedestrian interconnection; Packet Page -188- 1/26/201614.B.1 • • and the entire project site must comply with Division 2_8 of the Land Development Code, as may be modified by the Bayshore Dove Mixed Use Zoning Overlay. b. The depth of a parcel for which commercial zoning Is sought may exceed the depth of the abutting commercially zoned property. Adequate buffers must be provided between the commercial uses and non-commercial uses and non-commercial zoning. c. The project must be compatible with existing land uses and permitted future land uses on surrounding properties. 7. Parcels currently within the boundaries of Mixed Use Activity Center#16 will continue to be governed by the Mixed Use Activity Center Subdistrict. A zoning overlay may be developed for these properties within the Mixed Use Adivly Center to provide specific development standards. • B. Existing zoning districts for some properties within the Bayshore/Gateway Triangle Redevelopment Overlay allow uses,densities and development standards that are Inconsistent with the uses,densities and development standards allowed within this Overlay. These properties are allowed to develop and redevelop in accordance with their existing zoning unlit such time as a zoning overlay is adopted which may fimit such uses,densities and development standards. • 9. To qualify for 12 dwelling units per acre,mixed use projects within the Bayshore/Gateway Triangle Redevelopment Overlay must comply with the following standards: a. Buildings containing only commercial uses are limited to a maximum height of three stories. . b. Buildings containing only residential uses are limited to a maximum height of three stories except such buildings are allowed a maximum height of four stories if said residential buildings are located in close proximity to US-41. c. Buildings containing mixed use(residential uses over commercial uses)are limited to a maximum height of four stories. d. Hotels/motels will be limited to a maximum height of four stories. • e. For purposes of this Overlay,each 14 feet of building height shall be considered one story. f. For mixed-use buildings,commercial uses are permitted on the first two stories only. g. Each building containing commercial uses only Is limited to a maximum building footprint of 20,000 square feet gross floor area. h. One or mom zoning overlays may be adopted which may include more restrictive standards than listed above In Paragraphs a—g. • • • Packet Page -189- 1/26/2016 14.B.1 . 10. For properties outside of the Coastal High Hazard Area,any eligible density bonuses,as provided in the Density Rating System,are it addition to the eligible density provided herein. For properties within the Coastal High Hazard Area(CHHA),only the attordabie housing density bonus,as provided In the Density Rating System,is allowed In addition to the eligible density provided herein. For all properties,the maximum density allowed is that specified under Density Conditions in the Density Rating System. 11. A maximum of 388 dwelling units are permitted to be utilized in this Overlay for density bonuses as provided in#4 and#5 above for that portion of the Overlay lying within the CHHA, exceptlhat 156 dwelling units with direct access In US-41 East shall not be counted towards this 388 dwelling unit limitation. These 388 dwelling units correspond with the number of dwelling units to be rezoned from the botanical gardens sites,as provided for below,resulting in a shift of dwelling units within the CHHA. There is no such density bonus limitation for that portion of the Overlay lying outside of the CHHA• 12. The Botanical Garden,Inc.properties located in Section 23,Township 50 South and Range 25 East and shown on the Bayshore/Galeway Triangle Redevelopment Overlay Map,shalt be limited to non-residential uses except for caretaker,dormitory,and other housing Integrally related to the Botanical Garden or other institutional and/or recreational open space uses. . • 13. Within one year of the effective date of this amendment establishing the Bayshore/Gateway Triangle Redevelopment Overlay,the properties to be developed with a botanical garden or other non-residential use,will be rezoned from the present 388 residential zoning districts to a non-residential zoning district(s). No portion of the dwelling unit density bonuses within the CHHA can be utilized until a corresponding number of dwelling units has been rezoned from the botanical gardens site(s),as provided for above. (VIII)G.URBAN-RURAL FRINGE TRANSmON ZONE OVERLAY Sections 13, 14,23,and 24,Township 48 South,Range 26 East consisting of+1562 acres which overlap the Urban and Agricultural/Rural boundary line, north of the intersection of lmmokalee Road and County Road 951,are under common ownership and through comprehensive planning may resolve potential local land use conflicts and provide for the realization of unique regional environmental opportunities. Among the causes of potential • land use conflicts are the abrupt transitioniess switch from urban densities(4+units per acre) • in Section 23 to rural densities (1 unit per 5 acres) in Sections 13, 14 and 24, and the continuation of earth mining In an increasingly urbanized residential area. Under existing permits from the U.S. Army Corps of Engineers (USACOE) and Florida Department of Environmental Protection,a total of+1,700 acres in these four Sections have been or may be mined. Sections 13,14 and 24 in the Agricultural/Rural Area contain large wetland areas in the north, which are contiguous to wetlands proposed for the Cocohatchee West Row-way and slated for acquisition by the Corkscrew Regional Ecosystem Watershed (CREW) Trust. These wetland areas extend in a contiguous fashion south into Section 23 in the Urban Area, in close proximity to the Mixed Use Activity Center quadrant designated within this Section. • Sections 13,14 and 24 in the AgriculturaURural Area contain large wetland areas in the north, which are contiguous to wetlands proposed for the Cocohatchee West Flowway and are slated for acquisition by the Corkscrew Regional Ecosystem Watershed(CREW)Trust. `these wetland areas extend in a contiguous fashion south Into Section 23 in the Urban Area, in close proximity to the Mixed Use Activity Center quadrant designated within this Section. • Packet Page -190- 1/26/2016 14.B.1 . Packet Page -191- 1/26/2016 14.B.1. Property Analysis The subject property is an irregular shaped tract located west of Shadow lawn.The lots combined acreage is 5.27 acres with 26,419sf of improvements under air. The 2015 Property Appraiser assessment is$2,372,100. The following parcels are under consideration for valuation in this appraisal report. 1936 Davis Blvd, 2000 Davis Blvd,2054 Davis Blvd, 1933 Tamiami Trail E, 1965 Tamiami Trail E, 1991 Tamiami Trail E. Site Parcel No. 77510240008 1936 DAVIS BLVD Adr. Name COLLIER CNTY COMMUNITY Address REDEVELOPMENT AGENCY 3301 TAMIAMI TRL E City NAPLES State FL Zip 34112-4961 Acres Map No. Strap No. Section Township Range *Estimated 5A11 670600 55A11 11 50 25 2.33 L TRIANGLE LAKE LOTS 5-/1 LESS THAT PORTION OF LOTS 5 & 6 egal DESC IN ORDER OF TAKING CASE # 94-2112 DOT PARCEL 100 Sub./Condo 670600 - TRIANGLE LAKE School Other Total Parcel 775107000C, Site Adr. 2000 DAVIS BLVD No. Name COLLIER CNTY COMMUNITY Address REDEVELOPMENT AGENCY 3301 TAMIAMI TRL E City NAPLES State FL Zip 34112-4961 Map No. Strap No. Section Township Range Acres *Estimated 670600 5All 11 50 25 0.61 125A11 Legal TRIANGLE LAKE LOTS 12 + 13 OR 1458 PG 260 Millaue Area Ev 112 Millau Rates *Calculations Sub./Condo 670600 - TRIANGLE LAKE School Other Total Packet Page -192- 1/26/2016 14.B.1 . Parcel No. 77510320009 Site 2054 DAVIS BLVD Adr. Name COLLIER CNTY COMMUNITY Address REDEVELOPMENT AGENCY 3310 TAMIAMI TRL E City NAPLES State FL Zip 34112-4903 Acres Map No Strap No Section Township Range *Estimated 5A11 670600 145A11 11 50 25 0.67 Legal TRIANGLE LAKE LOTS 14 + 15 Millage Area 10 112 Millage Rates 0 *Calculations Sub./Condo 670600 - TRIANGLE LAKE School Other Total Site Parcel No. 77510200006 Adr. 1933 TAMIAMI TRL E Name COLLIER CNTY COMMUNITY Address REDEVELOPMENT AGENCY 3301 TAMIAMI TRL E City NAPLES State FL Zip 34112-4961 Acres Map No. Strap No. Section Township Range *Estimated 5A11 670600 45A11 11 50 25 0.29 Legal TRIANGLE LAKE LOT 4, LESS THAT PORT DESC IN ORDER OF TAKING CASE# 94-2252 DOT PAR 101, OR 1835 PG 1116 Millage Area 0 112 Millage Rates Calculations Sub./Condo 670600 - TRIANGLE LAKE School Other Total Site Parcel No. 003 3g4S0009 1955 TArifi' Adr. Name/ COLLIER CNTY COMMUNITY Address REDEVELOPMENT AGENCY 3301 TAMIAMI TRL E City NAPLES State FL Zip 34112-4961 Acres Map No. Strap No. Section Township Range *Estimated Packet Page -193- 1/26/2016 14.B.1 . 5A3.1 000100 015 5A11 11 50 25 0.67 11 50 25 BEG AT INTER OF W U OF E1/2 OF NW1/4 OF NW1/4 + N BDRY US 41, RUN SELY ALG R/W LI 298.29FT TO POB, DEFL 90 DEG Le LEFT 338.92FT, DEFL 113 DEG LEFT 107.18FT, DEFL 66 DEG LEFT g 295.46FT TO R/W U, RUN SELY ALG R/W U 98.29FT TO POB, LESS THAT PORTION DESC IN ORDER OF TAKING CASE# 94- 2252 DOT PARCEL 3.01 Millage Area O 112 Millage Rates a *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Parcel No. 00388440007 Adr 1991 TAMIAMI TRL E Name/ COLLIER CNTY COMMUNITY Address REDEVELOPMENT AGENCY 3301 TAMIAMI TRL E City NAPLES State FL Zip 34112-4961 Map No. Strap No. Section Township Range Acres ge *Estimated 5A11 000100 014 5A11 11 50 25 0.7 11 50 25 BEG AT INTER OF W LI OF E1/2 OF NW1/4 OF NW1/4 + N BDRY US 41, RUN SELY ALG RIW 396.58FT TO POB, DEFL 90 DEG Legal LEFT 322.02FT, DEFL 43 DEG LEFT 5 7.48F T DEFL LEFT 69 DEG 63.91FT, DEFL 66 DEG LEFT 338.2FT TO R/W US 41, SELY ALG R/W LI 98.29FT TO POB, LESS ORDER OF TAKING CASE# 94 -2112 Millage Area 112 Millage Rates = *Calculations Sub./Condo 100 - ACREAGE HEADER School Other Total Environmental Site Assessment The environmental site assessment was unavailable, however if any known or unknown adverse environmental exists, it may affect the overall property estimated value. Easement. Encroachments and Restrictions The title policy was unavailable, however if any known or unknown adverse title issues exists, it may affect the overall property estimated value. Packet Page -194- 1/26/2016 14.B.1. LAND DESCRIPTION AND ANALYSIS PROPERTY ANALYSIS • LAND DESCRIPTION'AND ANALYSIS • . LAND DESCRIPTION Land Area-Acres Land Area-Square Feet Source of Land Area Public Records Primary Street Frontage • Tamiami Trail-400 feet • Secondary Street Frontage Davis Boulevard-600 feet . Shape Irregular Comer No • . Rail Access No ' Topography Generally level and at street grade Drainage No problems reported or observed • Environmental Hazards None reported or observed, Ground Stability No problems reported or observed • Flood Area Panel Number 120067 393G Date November 17.2005 • ' Zone AE Description Within 100-year floodplain Insurance Required? Yes ZONING;OTHER REGULATIONS • Zoning Jurisdiction Collier County• . Zoning Designation C-4 GtMUD-MXD • . Description General Commercial with the Gateway • Triangle Mixed Use Development Overlay • District Legally Conforming? Yes Zoning Change Likely? No Permitted Uses A variety of commercial uses Minimum Lot Area 10,000/sf Minimum Lot Width(Feet) 100 Maximum Floor Area Ratio None Specified Parking Requirement Varies with use Other Land Use Regulations Future Land Use Plan UTILITIES•Service Provider Water . Municipal - Sewer Municipal . Electricity FP&L Natural Gas Not Available Local Phone EMBARQ Packet Page -195- 1/26/2016 14.B.1 IMPROVEMENTS DESCRIPTION AND ANALYSIS Functional Utility The improvements appear to be adequately suited to their current use, and there do not appear to be any significant items of functional obsolescence. Deferred Maintenance No deferred maintenance is apparent from our inspection Planned Capital Expenditures Expenditures for various capital items considered to be necessary are the removal of the underground fuel tanks ADA Compliance There do not appear to be any major ADA issues. However, we are not expert in ADA matters and further study would be recommended to assess ADA compliance. • Hazardous Substances We are not aware of the presence of any hazardous substances at the property; however, we are not qualified to detect such substances. Personal Property There are no personal property items that would be significant to the overall valuation. CONCLUSION OF IMPROVEiMENTS ANALYSIS Overall, the quality, condition, and functional utility of the improvements are typical for their age and location. • • Packet Page -196- 1/26/2016 14.B.1 . Subject Improvements Descriptions Property Type Industrial/Retail Occupancy type Industrial/Retail Percent leased Cell Phone Tower Number of Tenants 1 Tenant Size Range(SF) 1,120-21,930(previously) Number of Buildings 5 Stories 1 Construction Class S Construction Type Metal and concrete block Construction Quality Avg Condition Avg Gross Building Area 27,855sf Net Building Area 26,419sf Building/Land ratio 12:1 Year Built 1957 thru 1984 Estimated Effective Age 40 Estimated Economic Life 15 Land Size 5.27ac/229,561 sf Impact Fee Available $592,359 Actual Age(avg) 41 Parking Asphalt/Surface The subject property current uses (1) 1936 Davis Blvd *improved (2)2054 Davis Blvd *Vacant Commercial Lot/Cell Tower (3) 2000 Davis Blvd/*Vacant Commercial Lot (4) 1991 Tamiami Trail E * Improved (5) 1965 Tamiami Trail E*improved (6) 1933 Tamiami Trail E *Vacant Commercial lot Packet Page -197- 1/26/2016 14.B.1 . Page 1 of 1 Easy Sketch II 43 31 2+1+16 1509 42 27 11 16 41 2+1+13 5 1935 30 121 12 14 14 \\\ 27 pews File 00388440007 xrnt Area Summary --r4c4W, 12ZZ, Comments zr/ yo4 efis 477,,L httpiiwww.coilierappraisencom/main_sear Packet Page -198-;e1D-154464548zDoetype—... 1/26/2016 14.B.1 . Details Page 1 of l 1. Print ,l Tax Bills , ` Change of Address IProperty Summary 1 Property Detail Aerial 11 Sketches lr Trim Notices Parcel No. 00388480009 Site Adr. 1965 TAMIAMI TRL E t, Name/Address COLLIER CNTY COMMUNITY REDEVELOPMENT AGENCY 3301 TAMIAMI TRL E City NAPLES State FL Zip 34112-4961 Permits Tax Yr Issuer Permit# CO Date Tmp CO Final Bldg Type 1957 COUNTY 57 1998 COUNTY 9707-253 07/29/97 Land Building/Extra Features Calc Code Units # Year Built Description Area Adj Area 10 COMMERCIAL SF 29194 10 1957 STORE 1120 1120 ✓ 20 1957 ASPH P 25000 25000 30 1957 CONC P 152 152 http://www.collierappraiser.com/main_search/Reco Packet Page -199-No&FolioNun1=00388480009 11261201614.B.1 . Details Page 1 of 1 Print ,L Tax Bills j Change of Address j Property Summary 1 Property Detail ( Aerial II Sketches II Trim Notices I Parcel No. 77510320009 Site Adr. 2054 DAVIS BLVD t." Name/Address COLLIER CNTY COMMUNITY REDEVELOPMENT AGENCY 3310 TAMIAMI TRL E City NAPLES State FL Zip 34112-4903 Permits Tax Yr Issuer Permit# CO Date Tmp CO Final Bldg Type Land Building/Extra Features # Calc Code Units # Year Built Description Area Adj Area 10 COMMERCIAL SF 29000 10 2007 ASPH P 8100 8100 20 2007 CLF6 420 420 ri i .� . r -r4/° .. /- 74- http://www.collierappraiser.com/main_search/Reco Packet Page-200-CNo&FolioNum=77510320009 8/12/201! 1/26/2016 14.B.1. Page 1 of 1 EasySketch II 90 36 4/3+1+14 5600 2/2+1+15 100 13050 ATOP 145 270 6 45 i 312+1 '25 1125 36 _... .. a ... 1985 ADD 213+1 +1+14 20 '50 1800 75 '25 1/1+1+12 1800 60 24 CANOPY Deta!IS /f / ! , e , File 77510240008 xml Area Sumrtaary, ` ` L57/1/0:;:t: t Comments. http://ww«-.collierappraiser.com/main_sea Packet Page -201-.geID=15449903&Doctype=... 1/26/2016 14.B.1 . HIGHEST AND BEST USE DEFINITION OF HIGHEST AND BEST USE According to The Dictionary of Real Estate Appraisal, Fourth Edition (2002), a publication of the Appraisal Institute,the highest and best use is defined as: The reasonably probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and that results in the highest value.The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility, and maximum productivity. HIGHEST AND BEST USE CRITERIA We evaluated the site's highest and best use both as currently improved and as if vacant.In both cases,the property's highest and best use must meet four criteria.That use must be: • legally permissible • physically possible, • financially feasible,and • maximally productive. • Legally Permissible The first test concerns permitted uses.According to our understanding of the zoning ordinance, noted earlier in this report,the site may Iegally be improved with structures that accommodate office, retail and service uses.Aside from the site's zoning and regulations,we are not aware of any legal restrictions that limit the potential uses of the subject. Physically Possible The second test is what is physically possible.As discussed in the "Property Description," the site's size, soil,topography, etc. do not physically limit its use. The subject site is of adequate shape and size to accommodate almost all urban and suburban uses. Financial Feasibility and Maximal Productivity The third and fourth tests are,respectively,what is feasible and what will produce the highest net return. After analyzing the physically possible and legally permissible uses of the property, the highest and best use must be considered in light of financial feasibility and maximum productivity.For a potential use to be seriously considered, it must have the potential to provide a sufficient return to atltact investment capital over alternative forms of investment.A positive net income or acceptable rate of return would indicate that a use is financially feasible. • Packet Page-202- 1/26/2016 14.B.1 . Highest and Best Use If Vacant Typically, neighborhoods and developmental projects go through what is called.the 4 stages of the life cycle,growth,stability,decline and revitalization. Staoes of a Life Gvcis: A market area normally goes through four stages during Its life cycle. These four stages are as follows: • Growth - a period during which the market area gains public favor and acceptance. .. • Stability-a period of relative equilibrium without market gains or losses. • Decline-a period of diminishing demand. • Revitalization-a period of renewal,modernization,and increased demand. The Bayshore Gateway Triangle is contained within the CRA redevelopment boundaries,which means there is an overlay placed on a designated area to help stabilized its'economic future. The mini triangle properties were bundled and offered for sale.The mini triangle properties have two remaining tenant's.The first tenant is a cell phone provider recently signing a long term lease.The second tenant is an auto collision tenant that will leave by 9/30/2015. The properties were going to be developed, with assemblage of parcels into a mix use concept. This concept similar to Mercado, Renaissance Village,or Fifth Street Naples was taken off the radar due to the developer administrative issues.This left the properties in the stability cycle. This condition is temporary due to the properties will be purchased and revitalized. The purchase of two more parcels could maximize the development potential of the 6 subject properties. The mini triangle properties already contain the desired zoning C-4 GTMUD-MXD, the local and regional economic conditions are improving,therefore the highest and best use for the 6 properties is assemblage with a mixed use concept being a focal point to the Gateway Triangle. Packet Page -203- 1/26/2016 14.B.1 . Highest and Best Use If improved Analysis -Property as Improved Physically Possible The improvements are adaptable to a variety of short term uses and tenancies. All the buildings are nearing the end of their useful lives due to physical deterioration and functional obsolescence. Legally Permissible Every improvement is non-conforming is some way. In most cases the non- conformities are"grandfathered'or vested, This means that maintenance and repairs can be done,but renovation is a practical impossibility because that would precipitate application of the current building code and land development code regulations. Consequently,short term rentals utilizing the buildings in'as is' condition is the only Iegally permissible use. Financially Feasible -The improvements do not generate net income sufficient to support the land value. However,the net income generated will aid in satisfying holding costs during the interim until market conditions improve. This is explained in greater detail after the land valuation section, Maximally Productive-The highest and best use as improved,is a short term interim use(five years or less) until market conditions improve and redevelopment in a mixed use concept is financially feasible. Packet Page -204- 1/26/2016 14.B.1 . Packet Page -205- 1/26/2016 14.B.1 . EXPOSURE AND MARKETING TIME: Exposure time Is one of a series of conditions contained within the market value definition. Exposure time is always presumed to precede the effective date of the appraisal. Exposure time should be differentiated from marketing time,whereas exposure time is a historic event and marketing time is a period Immediately after the effective date of the appraisal. The estimated market value is based on the estimated exposure time for the subject property and not the marketing time. In this situation,we estimate the exposure time for the subject property to be approximately one to two years. Marketing time, which is a period immediately after the effective date of the appraisal, Is also considered to be one to two years. It should be emphasized In order to achieve the exposure and marketing time as estimated,a Ust price would have to be similar to that of the estimated value as reported herein. Furthermore, it is assumed the property would be actively and aggressively marketed. There are four basic factors that influence value according to The Appraisal of Real Estate,Twelfth Edition. These factors include: • Social Forces • Economic Forces • Governmental Forces • Environmental Forces Each of the forces interacts,resulting in Increases,decreases,or stabilization of property values.As a result,these forces also serve to directly affect the demand for real property in a particular area. The four forces that affect values are described as follows: Social Trends That Affect Value(growth,decline,stability) Certain social trends may impact your property's value, including population,area demographics, and the neighborhood's perceived safety.Some social trends affect home values because of how they influence people's perceptions.A cluster of mixed use developments with environmentally friendly features,such as solar panels,taps into the trend of energy efficiency and environmental awareness. Other social trends influence property prices because they reflect current needs.The need and creation of the Bayshore Gateway Redevelopment is another example. Governmental Forces(taxes,zoning,fees) The presence of government entities,such as local housing programs and emergency service providers, can affect home values and prices in the immediate area. Reliable and timely fire and police response may be a desirable feature for some buyers. Building codes and zoning and environmental laws impact what homeowners may do and how an area is developed. Local rent control policies might also make renting in the area more desirable than other areas,shrinking the homebuyer pool. Packet Page -206- 1/26/2016 14.B.1 . Economic Factors at Play(interest rates,employment,income levels) Economic forces on housing prices include area wages and property taxes,credit availability and interest rates, local pricing trends,and the community's economic base. High property taxes may drive people away from an area,forcing prices down. People with higher incomes are more likely to buy homes instead of rent,increasing the prices. Low interest rates and widely available credit make it easier for people to buy,causing prices to rise,while higher rates and limited credit shrinks the buyer pool, increasing home supply and lowering values. Physical and Environmental Forces(location,transportation,topography) Physical and environmental forces on property values cover easily recognizable factors,such as location, transportation availability,the local climate and landscape type. For example,a home on a busy highway is likely to suffer loss of value because of its location,but a business in the same spot may have increased value.Transportation access is important in general, but is a significant factor in an urban area. Appraisers use three approaches to value in Appraisal Practice when determining the Market Value of a property: • The Sales Comparison Approach • The Cost Approach • The Income Approach 1.The Sales Comparison Approach The most frequently-used and accepted approach to determining value in real estate appraisal practice is the sales comparison approach.This approach to value bases its opinion of value on what similar properties(otherwise known as"comparables",or"comps") in the vicinity have sold for recently.These properties are adjusted for time,acreage,size,amenities,etc. as compared to the property that is being appraised. Understanding which(and to what extent)adjustments are reasonable for a given market area (for a given property) relies on the experience of the appraiser.A property characteristic that is highly valued in one neighborhood may not be valued to the same degree in a different area. 2, The CCs..App>ca h The second approach to determining the value of a property is the cost approach.This approach seeks to determine how much a property would cost to replace(meaning, rebuild)after subtracting accrued depreciation.Accrued depreciation is the reduction in actual value of property over a period of time as a result of wear and tear or obsolescence.The term reproduction cost is used if an exact replica of the original property is produced.The term replacement cost is used if a property is rebuilt with comparable utility, but using current design and construction methods and materials. Packet Page -207- 1/26/2016 14.B.1 . The cost approach is considered to be more reliable when used on newer construction.The methods and results of the cost approach are considered to be less reliable with older construction. The cost approach appraisal is frequently the only approach that is considered to be reliable when appraising special use properties such as military bases or public properties such as libraries,schools or churches which are not traded on the open market. 3.The Income Approach The third approach to value is called the income approach.When a property generates income for its owner,that income,or potential for income, helps to substantiate,calculate or identify the market value of the property.Apartment buildings and duplexes are examples of income-producing properties. Appraisers use the income derived from the property as part of the assessment the market value of the property. Determining Market Value There are 3 general methods to actually determine market value: 1. sales comparison 2. cost approach 3. income approach Not every property's market value can be determined by ail 3 approaches; usually,there will be a best method, but the other methods may narrow the range of the estimated market value.Specific types of property will usually have the same best method. Both the sales comparison approach and the cost approach are based on the economic principle of substitution—when 1 thing can be substituted for another,then their values will be comparable. Hence, the value of property will be comparable to either comparable properties with similar qualities or what it would cost to build an equivalent property from scratch. Packet Page -208- 1/26/2016 14.B.1 . Valuation process Considering the three approaches to market value,four basic factors that influence value,and the stages of life cycle,the Sales Comparison Approach is the most reliable approach to value.The Cost approach is not used due to the existing structures are too old.The Income approach is not use due to any potential rental income is gone because of the current vacancy,also the intent is not to rent or lease the Bayshore Gateway properties on a long term bases. • The Sales Comparison Approach used • The Cost Approach not used • The Income Approach not used Packet Page -209- 1/26/2016 14.B.1 . SALES COMPARISON APPROACH Introduction In the sales comparison approach, the subject property is compared with similar properties that have sold recently or for which listing prices or offering prices are known. Data from generally similar properties is used, and comparisons are made to demonstrate a probable price at which the subject property would sell if offered on the market. This approach is particularly strong when comparable sales data is plentiful and there is good conformity among properties in the neighborhood. Following is the procedure to be followed in developing this approach: 1. Research the market to gather information on sales,listings,and offers to purchase properties similar to the subject. 2. Verify the information as to factual accuracy and arm's- length market considerations. 3. Identify relevant units of comparison and develop a comparative analysis for each unit. 4. Compare the subject with comparable sale properties using elements of comparison and adjust the sale price of each comparable appropriately. 5. Reconcile the various value indicators produced from the analysis of comparables into a single value indication or a range of values. The outline above is developed in detail on the following pages. Sales Data A search was made for vacant land sales comparable to the subject site. The intention was to find comparable sales in similar locations that offered similar functional utility. Six closed sales and two current listings were identified as the best available for analysis. Dollars per square foot of unit area was selected as the unit of comparison best adapted to this property type. It is the unit of comparison most often utilized by local buyers, sellers and brokers. Data for the comparables is given on the following pages. Each comparable is identified by number. Each comparable is identified on the location map on the following page. Packet Page -210- 1/26/2016 14.B.1 . SUBJECT COMPARABLE NO.1 COMPARABLE NO.2 COMPARABLE NO.3 PROPERTY Mini Triangle E Trail/Davis BL 2059 Tamiami Trl E 2625 DAVIS BLVD 2795 DAVIS BLVD Proximity to =N"`j- t ";� ;Subject „ k g 1r Tax#77510080006 Tax#contains 4 Tax#61833800005 Sales PriceM �;�g'`$—, o,;;� o"`�' $1,100 000 r . -Y- $1,950,000 k $1,875,000 `*;c - � E $114 "' ,; $103 _,�.. $98 Unit Price . 1jA:;-.;,;e? PROPERTY APPR s i Data Source REC Property Appraiser Sales Data Property Appraiser Sales Data Property Appraiser Sales Data DESCRIPTION Description +/-$ +/-$ +/-$Descri Description Description of Sale& Adjustment Adjustment Adjustment Time Adjustment „a :f Mt t °sIv 12/18/2014 $0 8/14/2014 $0 10/01/2014 $0 Location East Naples EQUAL $0 EQUAL $0 Equal $0 ZONING C-4 C-4 $0 Industrial $0 Similar $0 • Utilities Available Electric/Water Equal $0 Equal $0 Equal $0 Size/Acres 1.77 ac 1.05 ac $0 2.88 ac 0 0.94 AC $0 View/USE Commercial Similar $0 Similar $0 Similar $0 Buildings(all) 26,419 SF 9,649 SF $0 18,991 SF $0 19,160 SF $0 Sales or Financing '. '' ' y �; CASH CASH CASH Concessions �.. ;.`:aV '..;p.. , Net Adj.(Total) "`k-- r z ' $0 ` 46-i... . ? $0 Indicated Value of s. .1��t *45' -. --- ` Subject wrE �� Indicated Unit ` x � rg- $114 $103 $98 >. .a aa... :_ . - Comments on Market Data: The average of the market data is$113sf"" The range of the market data is$100 to$129 per square feet"' Comments and Conditions of Appraisal:The interest being appraised is fee simple,and the highest and best use of the parcel is considered vacant. The 4 elements of H&B use are considered,and this report is a market value appraisal.The appraiser's decisions and scope of work may become relevant to the characteristics of extraordinary assumptions or hypothetical conditions and may become applicable in this valuation. Final Reconciliation: All three approaches were considered in the valuation of this parcel.The sales approach method is given most weight.The value of the opinions and conclusions may be affected due to later known or unknown adverse conditions that exist with the subject property. ESTIMATE MARKET VALUE: Subject property(All Buildings)26,419 SF x$113 SF is$2,985,347 say 2,985,500 ESTIMATE EXCESS LAND: 3.5 ac/152,460 SF x$15.00 is$2,286,900 say$2,287,000 DATE OF ESTIMATED VALUE: Total $5,272,500 7/31/2015 The subject property consists of various buildings made up of frame,metal,and concrete block.The net square feet of these buildings are 26,419sf.The average of the comparables land use size is 1.39 acres,with a land to building ratio greater than 2.5,the subject property is 5.27 acres therefore in this evaluation we will consider 1.77 acres for the comparison and the additional 3.5 acres will be considered excess land. Packet Page -211- 1/26/2016 14.B.1 . t SALES COMPARISON APPROACH SUBJECT COMPARABLE NO.4 COMPARABLE NO.5 PROPERTY Mini Triangle E Trail/Davis BL 3038 DAVIS BLVD 3863 PROSPECT AVE Proximity to a Subject _n----4.:,;:.,,Y Tax#61843120005 Tax#00282085607 r� $1,400,000 = - $550,000 '-=:-: Sales Price E Y�r ,sue , Unit Price 4-k-'41- --ik "'i. .- $129 SF Z�s r ' .�, PROPERTY APPR Data Source REC Property Appraiser Sales Data Property Appraiser Sales Data Property Appraiser Sales Data DESCRIPTION Description +/t$ Description +/$ Descri Description +/-$ Date of Sale& P P Time Adjustment Adjustment Adjustment Adjustment -7-. =6 7/30/2014 $0 6/19/2015 $0 Location East Naples EQUAL $0 Similar $0 ZONING C-4 Similar $0 Similar $0 Utilities Available Electric/Water Equal $0 Equal $0 Size/Acres 1.27 ac/229,561 SF 1.29 AC $0 0.75 AC $0 View/USE Commercial Similar $0 Similar $0 BUILDINGS 26,419 SF 10,840 SF 30 4,557 SF $0 Sales or Financing i- CASH CASH Concessions - r A; Net Adj.(Total .f f 3 R t s _— Indicated Value of - , -� -t',';-, .€ ' Subject : ys i Indicated Unit rf ' "r ; Value M ;. - _.._ = ,: - °" *7=174-40A-&---, ._ Comments on Market Data: Comments and Conditions of Appraisal:The interest being appraised is fee simple, and the highest and best use of the parcel is considered vacant. The 4 elements of H&B use are considered,and this report is a market value appraisal.The appraiser's decisions and scope of work may become relevant to the characteristics of extraordinary assumptions or hypothetical conditions and may become applicable in this valuation. Final Reconciliation: All three approaches were considered in the valuation of this parcel.The sales approach method is given most weight.The value of the opinions and conclusions may be affected due to later known or unknown adverse conditions that exist with the subject property. Excess Land: Land that is not needed to serve or support the existing improvement. The highest and best use of the excess land may or may not be the same as the highest and best use of the improved parcel. Excess land may have the potential to be sold separately and is valued separately. Surplus Land: Land that is not currently needed to support the existing improvement but cannot be separated from the property and sold off. Surplus land does not have an independent highest and best use and may or may not contribute value to the improved parcel. Packet Page -212- 1/26/2016 14.B.1 . Subject property and sates comparison comps n y L. qi rx 5 r„,,,!;.,,I,:le, id: . ,..7 1 - ,b �, r ;tfi''' subject Prop erty `�if k I - §� s,. t 1 rF'w i ...p., g pt A ”E fi , ,�,.. . 4 ., ,,,.;:of: . . ...,... iti, - ix, 71.-.,. 1..... ,F.:, `,„:,k,Alia,, ",„tiN,,,: i. 7,f x r Packet Page -213- 1/26/2016 14.B.1 . . Irf-4, n1 � q ., y., It zr i e fi .- .,.. r,-.�z> , 1, . y Y 4 i"•� f ro``,� : . : = • � comp 2 $102 sf(4 parcels assly) " �� `� t �� i �i 4 , • „1-..--7-w-1:,'.7, ..,4' .+' iY�. 1 'I A' r 4 ,, y , d_ E "43t P .?h - r ce "" '' . „ t x �xi .-' 8 '' ; , (�f i ' 1 i"s'( 4 €� _ - .�. a. 4� comp3$98sf Packet Page -214- 6 14.B.1 . 1/26/201 Parcel No. 77510240008 Site Adr. 1936 DAMS BLVD Parcel No. 77510280000 Site Adr. 2000 DAMS BLVD Parcel No. 77510320009 Site Adr. 2054 DAVIS BLVD Parcel No. :00388480009 Site Adr. 1965 TAMIAMI TRL E Parcel No. 77510200006 Site Adr. 1933 TAMIAMI TRL E Parcel No. 00388440007 Site Adr. 1991 TAMIAMI TRL tGE vr&S}D t r � � i 777'j„�. _.. 054 al - r. - �''s ��§ ' 1 `, 1 2000 r ,lir�.a fit,. �S j # 1936 �'�'.4i;� H n ;4-,,.,, `Sl ,--÷:::."-'71.„t ,f—, _rt .14,,,,,:,. .:.,„:7, 'eA' ''' .,`' 4'4 4444, -,!.-. ., ,, ,..„„, ''.. 4 N„ ...,,,,,..1,.-,...,mt..1,, J...,;.i.„, i_ ,,, 1;, ,.;,„.,,,,.: ,„4 . ,o, ,.. ..—4,...-,„„ ,,, ‘,. ii ,�',r , ” 4'4%'''-:',„ x 4, ,�` Wtq�-. ,, �. 't �`v ti-44,4,..4.; A� '. ta�'�5 a -`s,, key A. +� >R 1 -._ ' ,t.,!,-:. 4s .y� e. i x b F� a y r!. x ,s , ti� 1. 1933 - *4„-..'"4 , i Sby. -' K•AF.3.---... ..n.. r.., � ? -4x''''''t-''''', ri - '••.. t� 4 �'� tv;,,,,,,�: �r4 ,r� r a. ' '*t • 1965 e'�'„.:v..,,,,,;/- ' Lr" z . " _ `' .,_ � 1 91 � ,.. w• e.c . L I + � r is y5r r 4' r ! R 'y ti �` ".a �� - y,t F ,417.7"-ii� i rte! �h` �,r ,:c-.r*L'"''srsv nv FtO-'.+1'4'r Vaasa tL - 8 G ifzt.. ` k '�.,7 4, ■ Location map of i3ayshore Properties Packet Page -215- 1/26/2016 14.B.1 . '411:L4..,..''',`,.4.7-'-,:'1,,,, .. tkr, x r Lu � iss , ;f st sip 4i au I _ ,.:',.. e1,2..: F s g $",Y 5 # ty 4 l r. .. ,' comp 4 $129sf .1i4.4,,., ‘'.;',. .:',.71:. L t" 3Yx fe # x3 i —. t ,i i t4,-,,:•,,,-.,,,,v.--4.,-,?'-,- 1.,,,,:.., :c,::-..:;,-,- ; .TO"l...:Avv R W :i'V . . _ .•-,-,.,comp 5$121 sf Packet Page -216- :PS r,NN PARR t.I( 7 ht.r.l. o _ 4- ., ...,.,....��.� 1/26/201614.8.1. ARNOLD AY rn OIVEt LA ! 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SALES COMPARISON ANALYSIS (CONTINUED) VACANT LAND ANAYSIS SUBJECT COMPARABLE NO.1 COMPARABLE NO2 COMPARABLE NO.3 PROPERTY Mini Triangle E Trail/Davis BL 1807 Tamiami Trl E 5102 Tamiami Trl E 3015 Tamiami Trl E Proximity to . k f Subject "- - _ Tax#00386840007 Tax#71750002468 Tax#73280440006 Sales Price ° r - ' [ 4 $1,500 000 f $1 100,000 ° $1,385,000 Unit Price _ - $21 :max .- = -fir $23 g„-;;-1--&:q- 1,-Z41 $19.62 PROPERTY APPR Data Source REC Property Appraiser Sales Data Property Appraiser Sales Data Property Appraiser Sales Data DESCRIPTION Description +/$ Description +/$ Description +/$ Date of Sale& Adjustment Adjustment Adjustment Time Adjustment $ . "4 —,-Ar 4/14/2015 $0 4/17/2015 $0 Listing $0 Location East Naples EQUAL $0 EQUAL $0 Equal $0 ZONING C-4 C-4 $0 C-3 $0 Similar $0 Utilities Available Electric/Water Equal $0 Equal $0 Equal $0 Size/Acres 5.27 ac 1.62 ac $0 1.09 ac 0 1.62 ac $0 View/USE Commercial Similar $0 Similar $0 Similar $0 Frontages two one one one Sales or Financing g , � � y CASH CASH CASH Concessions �, -' k - 'ice Py` ,r4 Net Ad'. otal S ; ',L �`i- _ $0 3 r s;M $O 55.,E - Less 3% raa- err - v -., -7 ^rs s r,,,.; ",A -:k' s:-_ ;:t.:1- -,47,... 7,-71-'—� 1; Indicated Value of t . � - _ Subject g4„,,,,---'4,,-m.,. .- x, s � � _ Indicated Unit EWE' - 'f fix. $21 '" $23 Value . 7 ' �. _ $19 Comments on Market Data: The subject property is larger than the comparables therefore an adjustment downward is made for size.The estimated Square feet for vacant land on the E trail and fronts two streets is$20 sf Comments and Conditions of Appraisal:The interest being appraised is fee simple, and the highest and best use of the parcel is considered vacant. The 4 elements of H& B use are considered,and this report is a market value appraisal.The appraiser's decisions and scope of work may become relevant to the characteristics of extraordinary assumptions or hypothetical conditions and may become applicable in this valuation. Final Reconciliation: All three approaches were considered in the valuation of this parcel.The sales approach method is given most weight.The value of the opinions and conclusions may be affected due to later known or unknown adverse conditions that exist with the subject property. ESTIMATE MARKET VALUE: 229,561sf-975sf(Iease area)=228,586 x$20=$4,571,720 ESTIMATE LEASE VALUE: $501,210 4,560.22 mo with 8 years left with 3.5%increase DATE OF ESTIMATED VALUE: Total $4,571,720+501,210=$5,072,930 say$5,100,000 Packet Page -218- 1/26/2016 14.B.1. VACANT LAND SALES LflCAT{flN... MAP Jy _7.- fix^ .x f : <a' 3 `. fin - :444,i,a.6 ' ,.r^ t 535.x- 4+ a ':t-`�J `'�. {�., .4. f :jam b'<, : 1`+,q OPERTY � w:r ti l _. , w� 1 e. . a . Ir n +�9s. • F 3. 1'rr t.:up � s' kl h COMP 1 @$21 SF Packet Page -219- 1/26/201614.B.1 . r r .. .. _. ,,,i,,,.---7.z.,,,;:-.7*...titi:-‘11; %,-r-,,,,..,p, - -',14p.,,N,'.-,,ik -41--,,t- ''' ''''n-tZ--;': .,.:teulietol \ ri'R 5� a ,,,,7:-,,,\-4 .7 w- 3F F aY 4A,' ,- c �y . '-�u $� • 23 SF< �q�1 'a�4 @$t MP 2 r! � CO f �; � " .a. _tea 7'tP K�h`3 tlM� • :,,,-...t.,44,z.'l- ' - ' 41;',It'.1 - ''' ,IL.i.',.` Ticpsti?- ., -',';'"'„k,"... .'' -,_4-..':- Y I-. g .I 3{€t ) yf '' K5 a"; 6, +� §` i ` COMP 3 @$20 SF Packet Page -220- 1/26/2016 14.B.1. RECONCILLIATION The Sales Comparison Approach was used in this appraisal report.The subject property as it sets contains various structures in fair to average condition for their age.The average age of these structures is over 35yrs in age; also the structures are nearing their economic contributory life. The sales cost per square feet of$113 is a good indicator for commercial/light Industrial type structures located in the subject property market area.Comparable number 1 is a good indicator of this value which sold for$114 per square feet.The Sales Comparison Approach of vacant land in this market area is$20 per square feet.A good indicator of this per square feet is comparable number 1 vacant land. The Sales Comparison Approach indicated a value of$5,272,500 dollars.The Sales Comparison Approach (vacant land) indicated a value of$5,100,000 dollars. Based on the general upward commercial market activity the estimated value of the subject property$5,272,500"as is". Packet Page -221- 1/26/2016 14.B.1 . . Packet Page -222- 1/26/2016 14.B.1. ADDENDA Packet Page -223- 1/26/2016 14.B.1 . An impact fee is a fee that is imposed by a local government within the United States on a new or proposed development project to pay for all or a portion of the costs of providing public services to the new development. Impact fees are payments required by local governments of new development for the purpose of providing new or expanded public capital facilities required to serve that development. The fees typically require cash payments in advance of the completion of development, are based on a methodology and calculation derived from the cost of the facility and the nature and size of the development, and are used to finance improvements offsite of, but to the benefit of the development. Impact Fee Standards • The imposition of a fee must be rationally linked(the"rational nexus")to an impact created by a particular development and the demonstrated need for related capital improvements pursuant to a capital improvement plan and program. • Some benefit must accrue to the development as a result of the payment of a fee. • The amount of the fee must be a proportionate fair share of the costs of the improvements made necessary by the development and must not exceed the cost of the improvements. • A fee cannot be imposed to address existing deficiencies except where they are exacerbated by new development. • Funds received under such a program must be segregated from the general fund and used solely for the purposes for which the fee is established. • The fees collected must be encumbered or expended within a reasonable timeframe to ensure that needed improvements are implemented. • The fee assessed cannot exceed the cost of the improvements,and credits must be given for outside funding sources (such as federal and state grants,developer initiated improvements for impacts related to new development,etc.)and local tax payments which fund capital improvements,for example. • The fee cannot be used to cover normal operation and maintenance or personnel costs,but must be used for capital improvements,or under some linkage programs,affordable housing,job training,child care,etc. • The fee established for specific capital improvements should be reviewed at least every two years to determine whether an adjustment is required,and similarly the capital improvement plan and budget should be reviewed at least every 5 to 8 years. • Provisions must be included in the ordinance to permit refunds for projects that are not constructed,since no impact will have manifested. • Impact fee payments are typically required to be made as a condition of approval of the development,either at the time the building or occupancy permit is issued. 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Y 11� � !; `:-^t,Y tom` 4..s.'e \ \ ..4 ��*,,41,INNIIINIINiNIN !:t a*1 \,,,,�y� • • .GkU1N1111 • a , . J ..I �. `� .. le nn NCI F 1y�--. t�� si annr,' irm®nrr;,,1 11Ot4 uunrrr :, %Rllllll@iue5ilur . , ., ummumnmmu // NINRIIIIIIIIIIIIII!I IlllllRplllImNl il "=�� qmlt�[1-911111Z. '111111% MP O IPII L1!t , I N11R11i bi lilflr; r �� 4* Nurfim 11tRNis • 17 Im811N1� nmmlmluunul- , um 11n tit of run�" ��- t4 �tinUill na ,e -:- = �u r��m 11114 `L il PRIM *41 a ho !Axed Use Omelet Oyaday I t . re �f�, 87W6Kd ._` 3 ��nPZ nccestory ParYw3 zme fp , T7 a Revar+c �womoa eommeiols�rvn [� �� f.,,,1: :tal.ta2F3e sr, = a�o-w w.mr,r�,.s�c;t:v� '7'''', r�(_.f .�� yf N fi: ,-0 I 16!,UO-RI ResN•rtial6vCdk.W„1 'IA) �' � � ��{�Fd)� 4 t� I , - . ( .I BUV4R2 ResHenlial SulCb�Y I. ■ ....wo S 1 "`�DMUD-R3 Rcseentlal SUWuU 3 /// 1 . .. uee.na Ji7 r �{�°r'.?- �- g ` .a..n . I e.UO-R4 Re:'ceraals�ee,�. c--/ �-ry' I i snmiIE3i1'.,.,( a R �. p�w.ew.rt.wr `` tax) umo,uvw zom ',}� \I ` :wllli� WpiIR x )`' ,�,� IINNI Gateway Triancle Mixed Use()turtle Oveda.. .Ii,214 N[HL3INIU i Giuvo-I lxo Vatea u.o suec o-aa �. � I I G7AfU:tR Residential Suhdls•An \ ( L �) ii I nfu 1 xxx, unaaemo ze . 0 ksalRSF I .i Ix S . '� Future Land Use ' ■mnm m� nueeauR / 11 IIII 1p II ` ® Activity center 6 I,. . -- 2IIRIt1R111 IRInRR1. -- Overlay Boundary :nnlIHMIHIN1lIN re :IOIIMUM nlmlml gNmnN= I L stuumamnuman .11 i , Rill' INU11U11191l1rllrrlra II • 1 IUNNN iilM fl f : I II i lam\ + nsr-u RSFJ l _ R Packet Page -226- 1/26/2016 14.B.1 . EXECUTIVE SUMMARY Recommendation for the Community Redevelopment Agency (CRA) Board to invite proposals for the sale and/or redevelopment of the Gateway Triangle catalyst project located at the intersection of Tamiami Trail East and Davis Boulevard and return all proposals to the Board. OBJECTIVE: To encourage and facilitate redevelopment within the Bayshore Gateway Triangle Community Redevelopment Area. CONSIDERATIONS: In 2009,the Community Redevelopment Agency Board (CRA Board) authorized staff to purchase 5.27 acres of commercial property in the Gateway Triangle Area for$6,386,000,secured with a loan from Fifth Third Bank. The CRA currently has a mortgage of$5,829,438 with a loan principal balloon payment of$4,600,000 due in June 2018. The Collier County Community Redevelopment Plan identified this location as a Project Catalyst Area meant to spark surrounding development and redevelopment in the Bayshore Gateway Triangle Area. At the October 28, 2014 and November 18, 2014 Board meetings, staff presented a purchase agreement from a developer for $5.2 million. On July 13, 2015, the County Manager's office was notified that the developer would be unable to timely complete the transaction. The County received $152,000 from the developer pursuant to the terms of the Agreement. At the September 8, 2015 Board meeting, staff was directed to develop a mechanism to solicit interested parties to submit proposals for price and concept for the development of the land. This concept/proposal would allow the CRA Advisory Committee and the CRA Board to consider all terms of development, as well as,to provide an opportunity to consider public-private partnerships with the CRA. In response to Board guidance, staff developed a draft Invitation for Proposals for CRA Board review and approval. The invitation scope of work is attached as a link at the end of this Executive Summary (page 3). The intent of the solicitation is to entice all interested parties to present their best offer with respect to price and concept. All proposals will be considered and brought back to the Board after a review by staff and the CRA Advisory Committee. The goal of the invitation scope of work is to solicit for a wide variety of proposals that considers the following items: I. Project Scope: The proposal should provide a written description of the project, accompanied by a conceptual site plan showing proposed buildings, parking areas and how the development will interface with the surrounding areas. 2. Community Impact: The proposal must describe how the proposed project fits with the adjacent parcels, meets the intent of the CRA Catalyst Project expectation, and would generally benefit the CRA, surrounding areas and the County as a whole. 3. Zoning: The proposal must identify if the applicant will utilize the existing C-4 zoning district, a MUP for the GTMUD-MXD or a specific rezoning that will require a comprehensive plan amendment or other special zoning relief. 4. Financing: The proposal must provide a general financing plan that identifies what type Packet Page -227- 1/26/2016 14.B.1 . of offer is being submitted including, but not limited to, straight purchase, Public Private Partnership, deferred payment, or Tax Increment Financing payback. A non-refundable ten percent down payment is being recommended by staff for all offers to be provided upon execution of the purchase and development agreement. 5. Total Project Value: The approximate construction value and ending taxable value will be evaluated. This will assist the CRA Board in understanding the upfront contribution to the local economy and the ending benefit to the overall tax base upon completion. 6. Timeline: The proposal must clearly identify approximate milestones that will be included in the purchase and development agreement such as the due diligence period, zoning process, if required, site development and building permit period through the Certificate of Occupancy. 7. Team Experience: The proposal must include a description of the firm/development team, including a portfolio of completed projects that are similar in size and scope of the proposed project. 8. Additional Information:Provide additional information to support the proposals. Under this invitation, the Board of County Commissioners acting, as the CRA Board, will reserve the right to select the proposal that provides the best overall value for the community. Upon selection, staff will work with the chosen firm and the County Attorney's office to bring back a final purchase and development agreement for Board execution. The table below outlines a timeline to solicit proposals. Date Task 10/16/15 Issue Invitations for Proposals notice 12/1/15 Last day for receipt of written questions 12/3/15 Issue Addendum for written questions (as applicable) Bids due(60 days)no later than 3:00pm at Bayshore 12/15/15 CRA Office, 3570 Bayshore Drive CRA Advisory Committee Meeting-Proposer presentations and recommendation to Board of 1/5/16 County Commissioners Board of County Commissioners as CRA Board meeting-proposal discussions and/or presentations, 1/26/16 if applicable 1/27 to Staff negotiates purchase and development 2/9/16 agreement Board of County Commissioners as CRA Board meeting- review and approve purchase and 2/23/16 development agreement The Invitation for Proposal included as back-up to this item is conceptual. If the CRA Board authorizes issuance, a formal Invitation for Proposal will be prepared in coordination with Purchasing staff and will Packet Page -228- 1/26/2016 14.B.1 . be in the County's standard format. FISCAL IMPACT: The cost to advertise and associated fees are available in the Bayshore Gateway CRA Fund (187) budget. Net proceeds from any future sale of the subject property will be applied to the prepayment of the principal outstanding under the Collier County Community Redevelopment Agency Taxable Note, (Fifth Third Bank), Series 2013. Each proposal submitted will be reviewed for a fiscal impact as part of the staff review when they are brought back for consideration. LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a majority vote for Board approval. -JAB GROWTH MANAGEMENT IMPACT: The redevelopment of the Gateway Triangle Project will further the goals, objectives and policies outlined in the Future Land Use Element— Bayshore Gateway Triangle Redevelopment Overlay. RECOMMENDATION: To authorize staff to invite proposals for the sale and development of the Gateway Triangle catalyst project located at the intersection of Tamiami Trail East and Davis Boulevard and return all offers to the Board. Prepared by: Elly Soto McKuen, Project Manager; Bayshore Gateway Community Redevelopment Agency Attachments: (1) Invitation for Proposals- http://www.colliereov.net/ftp/20I SBCCMeetines/AeendaOct1315tPubServices,/14B I hnvi tationforProposa lsFinal10012015.pd f (2)Bayshore Gateway Triangle Parcel Location Map (3)Bayshore Gateway Zoning Overlay Map (4) Bayshore Gateway Land Development Codes- ittn:'/w\iw.colljc n()v.ntLten/2O15l3 CM e tines/Ac?endaOct1?1.`ExceOftice:-Bayshore CRAL.DCa nd(i v1P.pdf Packet Page -229- 1/26/2016 14.B.1. REQUEST FOR PROPOSAL Coer County Administrative Services Department Procurement Services Division COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS Solicitation 16-6548 ale of Gateway Triangle Parcels Scott a Johnson, Procurement Manager 239-252-8995 (Telephone) 239-252-6588 (Fax) scottjohnson @colliergoV.net(Email) This proposal solicitation document is prepared in a Microsoft Word format. Any alterations to this document made by the Vendor may be grounds for rejection of proposal, cancellation of any subsequent award, or any other legal remedies available to the Collier County Government. r A Cnek..,. e Cam.... 3327 Tin;nt i T 7 East•tinnier.flo Lida t i t,23t 2222-837 .\W.1.0 lherpnv n*,,,;cu:a?Ir' ,,..rs2s Packet Page -230- 1/26/2016 14.B.1. Table of Contents LEGAL NOTICE 3 EXHIBIT I:SCOPE OF WORK,SPECIFICATIONS AND RESPONSE FORMAT 4 EXHIBIT II:GENERAL RFP INSTRUCTIONS 9 7. LOBBYING 10 ATTACHMENT 2:CHECK LIST 12 ATTACHMENT 3:CONFLICT OF INTEREST AFFIDAVIT 13 ATTACHMENT4:VENDOR DECLARATION STATEMENT 14 ATTACHMENT 5: REFERENCE QUESTIONNAIRE 16 xx-xxx R FP_N o n_CC NATemplate_10152015 2 Packet Page -231- 1/26/2016 14.B.1 . C r County Administrative Services Department Procurement Services Di,sion Legal Notice Sealed Proposals to sell property within the Bayshore CRA will be received until 3:00 PM Naples local time, on December 15, 2015 at the Collier County Government, Purchasing Department, 3327 Tamiami Trail E, Naples, FL 34112. Solicitation 16-6548 Sale of Gateway Triangle Parcels All statements shall be made upon the official proposal form which may be obtained on the Collier County Purchasing Department Online Bidding System website: www.colliergov.net/bid. Collier County does not discriminate based on-age, race, color, sex, religion, national origin, disability or marital status. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA, BY: /S/ Joanne Markiewicz Director, Procurement Services This Public Notice was posted on the Collier County Purchasing Department website: www collieraov,net/ourchasinq and in the Lobby of Purchasing Building "G", Collier County Government Center on October 16, 2015. 'ID!" c.L,,-:J!$SV •3:27 7,nrr.,, r.._,1.rin I. F1,33:34 i :1 xx-xxx RFP_Non_CCNATemplate_10152015 3 Packet Page -232- 1/26/2016 14.B.1 . Exhibit I: Scope of Work, Specifications and Response Format As requested by the Collier County Bayshore CRA Division (hereinafter, the "Division or Department"), the Collier County Board of County Commissioners Procurement Services Division (hereinafter, "County") has issued this Request for Proposal (hereinafter, "RFP") with the intent of obtaining proposals from interested and qualified Buyers in accordance with the terms, conditions and specifications stated or attached. . Brief Description of Property The site is currently zoned General Commercial District (C-4). The purpose and intent of the C-4 district is to provide the opportunity for the most diverse types of commercial activities for delivering goods and services, including entertainment and recreational attractions, at a larger scale than the C-1 through C-3 districts. As such, all of the uses permitted in the C-1 through C-3 districts are also permitted in the C-4 district.' The maximum allowable height for property zoned C-4 is seventy (70) feet. This area is also subject to the Gateway Triangle Mixed Use Overlay. District Mixed Use Sub-district (GTMUD-MXD). The intent of the sub-district is to provide for pedestrian oriented commercial and mixed use developments and higher density residential uses. Developments will reflect traditional neighborhood design building patterns. Individual buildings are encouraged to be multi-story with uses mixed vertically, with street level commercial and upper level office and residential.2 In order to qualify for the overlay district, applicants must submit for the Mixed Use Project (MUP) Process.3 The GTMUD-MXD allows a maximum of twelve (12) dwelling units per acre.4 The GTMUD-MXD allows a maximum height of one hundred twelve (112) feet. Drive-through businesses are not contemplated or desired as a component on these parcels. The Overlay and Zoning Regulations may be found in Attachment B. A detailed packet of information applicable to the parcels is available at the Bayshore Gateway Community Redevelopment Agency located at 3570 Bayshore Drive, Suite 102, Naples, F, (239) 643-115. Documents in the packet consist of, but not limited to, environmental reports, land development codes, current leases, and more. Background It is the desire of the Board of County Commissioners acting as the Bayshore Gateway-Triangle Community Redevelopment Agency Board (CRA) to seek proposals for the development the CRA property (5.27 acres) located in Gateway Triangle Area, located at the apex of Davis Boulevard and Tamiami Trail East. The parcels are more commonly described as 1965 Tamiami Trail East (Folio#00388480009), 1933 Tamiami Trail East (Folio#7751020006), 1991 Tamiami Trail East (Folio#0038840007), 2000 Davis Boulevard (Folio#77510280000), 2054 Davis Boulevard (Folio#77510320009), and 1936 Davis Boulevard (Folio#77510240008). The parcels are depicted in Attachment A. The County adopted the Collier County Community Redevelopment Plan for Immokalee and Bayshore Gateway Triangle Redevelopment Areas at the March 14, 2000 Board meeting. Section 5.7 of the Redevelopment Area Goals (page 82) articulates the redevelopment goals for the Bayshore and Gateway Triangle Area. The development components were designated as a "Mixed Center/Corridor Development Concept" through the public participation process. The recommended land use pattern for the Triangle Area was intended to establish a basic regulatory framework in support of the redevelopment of the project area. 1 Collier County Land Development Code,Section 2.03.03.D. 2 Collier County Land Development Code,Section 2.03.07.N.4 3 Collier County Land Development Code,Section 10.02.15 4 Collier County Land Development Code,Section 4.02.16.B. xx-xxx RFP_Non_CCNATemplate_10152015 4 Packet Page -233- 1/26/2016 14.B.1 . The intent of the plan is to create a Catalyst Project that will foster the revitalization of the surrounding Gateway Triangle area. Proposers are encouraged to be creative and to develop the property in a way that is aesthetically pleasing and of high architectural quality. Detailed Proposal Submission All proposals should address, at a minimum, responses to Questions 1 through 8 below. The proposal should thoroughly explain your project. The proposal and backup material shall identify size and scale of the completed project, include any unique features or functions to be constructed, the possibility of incorporating any adjacent non-CRA parcels, any anticipated obstacles in purchase or development, and will outline generally how the project will benefit the community. The following guidelines should be used to clarify the viability and nature of each proposal: 1. Project scope. The proposal should provide a written description of the project, accompanied by a conceptual site plan showing proposed buildings, parking areas and how the development will interface with the surrounding areas. In addition, and, at a minimum, the proposal must clearly identify each land use within the development footprint, such as, residential, hotel units, office, retail/restaurant, public, or other space that would complement the site. 2. Community impact. The proposal must describe how the proposed project fits with the adjacent parcels, meets the intent of the CRA Catalyst Project expectation, and would generally benefit the CRA, surrounding areas and the County as a whole. Include as many conceptual visuals as possible such as site plans, renderings, and elevations, if applicable. 3. Zoning. The proposal must identify if the applicant will utilize the existing C-4 zoning district, a MUP for the GTMUD-MXD or a specific rezoning that will require a comprehensive plan amendment or other special zoning relief. If the proposal requires additional zoning other than GTMUD-MXD, the proposal must include a detailed explanation of what must be changed and why in order for the project to be successful. Be as specific as possible and provide documentation as needed to substantiate the request. 4. Financing. The proposal must provide a general financing plan. The proposal must identify if the project will be a straight purchase (if so, what is the purchase price?), a request for public dollars (if so, how much and from what funding source?), require financing (if so, is the expectation that the County will defer the purchase price until the completion of construction and/or contribute to the financing package?), or ask for a repayment back to the proposer from the project tax revenue after completion (if so, how much and when is rebate expected?). All proposals will require a nonrefundable down payment of ten percent (10%) due upon the Board's acceptance and approval of the purchase and development agreement. The financing plan shall demonstrate the proposer's financial ability to successfully purchase and complete the redevelopment of the parcels. 5. Total Project Value. xx-xxx RFP_Non_CCNATemplate_10152015 5 Packet Page -234- 1/26/2016 14.B.1. Include an approximate construction value and ending taxable value. This will assist the CRA Board in understanding the upfront contribution to the local economy and the ending benefit to the overall tax base upon completion. Consider any component of the project that may be for public use that would not generate property taxes but may have secondary benefits to the community. Please state if your entity holds tax exempt status and if the project is eligible for tax exemption. 6. Timeline. The proposal must clearly identify approximate milestones that will be included in the purchase and development agreement such as the due diligence period, zoning process, if required, site development and building permit period, through the Certificate of Occupancy. 7. Team Experience. The proposal must include a description of the firm/team, including locations of offices, the person responsible for contracting services, and the location of the contracting authority. Include a list of the qualified professional team members and qualifications of associates proposed to perform and/or assist with the work to oversee the project. Identify the names and provide resumes of proposed management members that will supervise the project, including an organizational flow chart, if available, showing the working relationship of the management structure. The proposal shall submit a portfolio of projects of similar size and scope completed by the firm or team. 8. Any Additional information The prupuaal should include any additional information that the proposer would like to present to the Board in support of the proposal. The intent of this phase of the screening process is to identify a project that a majority of the Board can support moving forward to a detailed purchase and development agreement. Should your proposal be selected, the purchase and development agreement will incorporate specific milestones in the development process. The Board's acceptance of a proposal shall not constitute approval of future zoning, if needed for the project to be developed. Please note that Florida Statutes, Chapter 163, Part III, governs the use and disposition of the property acquired for community redevelopment purposes. Projected Solicitation Timetable The following projected timetable should be used as a working guide for planning purposes only. The County reserves the right to adjust this timetable as required during the course of the RFP process. Event Date Issue Solicitation Notice 10/16/2015 _Issue Date for Receipt of Written Questions 12/1/2015, Noon, Naples Local Time Addendum Issued Resulting from Written Questions or Pre- 12/3/2015 Proposal Conference (Include if applicable) Solicitation Deadline Date and Time 12/15/2015, 3:00PM, Naples Local Time Anticipated Evaluation of Submittals January 2016 Anticipated Completion of Contract Negotiations (Include if February 2016 applicable) Anticipated Board of County Commissioner's Contract February 2016 Approval Date xx-xxx RFP_Non_CCNATemplate_10152015 6 Packet Page-235- 1/26/2016 14.B.1. Response Format The Vendor understands and agrees to abide by all of the RFP specifications, provisions, terms and conditions of same, and all ordinances and policies of Collier County. The Vendor further agrees that if it is awarded a contract, the work will be performed in accordance with the provisions, terms and conditions of the contract. To facilitate the fair evaluation and comparison of proposals, all proposals must conform to the guidelines set forth in this RFP. Any portions of the proposal that do not comply with these guidelines must be so noted and explained in the Acceptance of Conditions section of the proposal. However, any proposal that contains such variances may be considered non-responsive. Proposals should be prepared simply and economically, providing a straightforward concise description of the Vendor's approach and ability to meet the County's needs, as stated in this RFP. All proposals should be presented as described in this RFP in PDF or Microsoft Word format with Tabs clearly marked. If outlined in this RFP, the utilization of recycled paper for proposal submission is strongly encouraged. The items listed below shall be submitted with each proposal and should be submitted in the order shown. Each section should be clearly labeled, with pages numbered and separated by tabs. Failure by a Vendor to include all listed items may result in the rejection of its proposal. 1. Tab I, Cover Letter/ Management Summary Provide a cover letter, signed by an authorized officer of the firm, indicating the underlying philosophy of the firm in providing the services stated herein. Include the name(s), telephone number(s) and email(s) of the authorized contact person(s) concerning proposal. Submission of a signed Proposal is Vendor's certification that the Vendor will accept any awards as a result of this RFP. 2. Tab II, Land Proposal Checklist answers: In this tab, include: • Detailed plan of approach of how you intend to utilize the subject property using the questions attached in attachment C • Detailed time line for completion of the project. • Include with the Business Plan or as an attachment, a copy of a report as an example of work product that you have successfully built in similar situations prior. This should be for one of the projects listed as a reference. 3. Tab Ill, Return to the County: In this tab, include: • Provide if you intend to Purchase the property and what amount your firm will offer xx-xxx RFP_Non_CCNATemplate_10152015 7 Packet Page -236- 1/26/2016 14.B.1 . • When will you close and take possession? • Will you require a change in Zoning for your project to be successful? • What is the projected value of the property once your construction is complete? 4. Tab IV, Experience and Capacity of Firm: In this tab, include: • Provide your experience in developing similar property. • Describe the various team members' successful experience in working with one another on previous projects. 5. Tab VI, References: In order for the vendor to be awarded any points for this tab, the County requests that the vendor submits five (5) completed reference forms from clients whose projects are of a similar nature to this solicitation as a part of their proposal. 6. Tab VII, Acceptance of Conditions Indicate any exceptions to the general terms and conditions of the RFP. 7. Tab VIII, Required Form Submittals • Attachment 2: Vendor Check List • Attachment 3: Conflict of Interest Affidavit • Attachment 4: Vendor Declaration Statement • Attachment 5: Reference Questionnaire • Other: i.e. signed addenda, licenses or certifications, promotional materials, etc. xx-xxx RFP_Non_CCNATemplate_10152015 8 Packet Page -237- 1/26/2016 14.B.1 . Exhibit II: General RFP Instructions 1. Questions Direct questions related to this RFP to the Collier County Purchasing Department Online Bidding System website: www.collierciov.net/bid. Vendors must clearly understand that the only official answer or position of the County will be the one stated on the Collier County Purchasing Department Online Bidding System website. For general questions, please call the referenced Procurement Strategist noted on the cover page. 2. Delivery of Proposals All proposals are to be delivered before 3:00 PM, Naples local time, on or before December 15, 2015 to: Collier County Government Bayshore Gateway Triangle CRA 3570 Bayshore Drive; Suite 102 Naples FL 34112 Attn: Elly Soto-McKuen The County does not bear the responsibility for proposals delivered to the wrong location past the stated date and/or time indicated, or to an incorrect address by Consultant's personnel or by the Consultant's outside carrier. However, the Procurement Director, or designee, reserves the right to accept proposals received after the posted close time under the following conditions: • The tardy submission of the proposal is due to the following circumstances, which may include but not be limited to: late delivery by commercial carrier such as Fed Ex, UPS or courier where delivery was scheduled before the deadline. • The acceptance of said proposal does not afford any competing firm an unfair advantage in the selection process. Vendors must submit one (1) paper copy clearly labeled "Master," and seven (7) disks (CD's/DVD's) with one copy of the proposal on each disk in Word, Excel or PDF. List the Solicitation Number and Title on the outside of the box or envelope. 3. Validity of Proposals No proposal can be withdrawn after it is filed unless the Vendor makes their request in writing to the County prior to the time set for the closing of Proposals. All proposals shall be valid for a period of one hundred eighty (180) days from the submission date to accommodate evaluation and selection process. 4. Evaluation of Proposals: Proposals will be evaluated by the Board of County Commissioners in Public Session. 5. References The County reserves the right to contact any and all references pertaining to this solicitation and related proposal. xx-xxx RFP_Non_CCNATemplate_10152015 9 Packet Page -238- 1/26/2016 14.B.1 . 6. Acceptance or Rejection of Proposals The right is reserved by the County to waive any irregularities in any proposal, to reject any or all proposals, to re-solicit for proposals, if desired, and upon recommendation and justification by Collier County to accept the proposal which in the judgment of the County is deemed the most advantageous for the public and the County of Collier. Any proposal which is incomplete, conditional, obscure or which contains irregularities of any kind, may be cause for rejection. In the event of default of the successful Vendor, or their refusal to enter into the Collier County contract, the County reserves the right to accept the proposal of any other Vendor or to re-advertise using the same or revised documentation, at its sole discretion. 7. Lobbying All firms are hereby placed on NOTICE that the Board of County Commissioners does not wish to be lobbied, either individually or collectively about a project for which a firm has submitted a Proposal. Firms and their agents are not to contact members of the County Commission for such purposes as meeting or introduction, luncheons, dinners, etc. During the process, from Proposal closing to final Board approval, no firm or their agent shall contact any other employee of Collier County in reference to this Proposal, with the exception of the Procurement Director or his designee(s). Failure to abide by this provision may serve as grounds for disqualification for award of this contract to the firm. 8. Public Records Compliance The Vendor/Contractor agrees to comply with the Florida Public Records Law Chapter 119 (including specifically those contractual requirements at F.S. § 119.0701(2) (a)-(d) and (3)), ordinances, codes, rules, regulations and requirements of any governmental agencies. 9. Certificate of Authority to Conduct Business in the State of Florida (Florida Statute 607.1501) In order to be considered for award, firms must be registered with the Florida Department of State Divisions of Corporations in accordance with the requirements of Florida Statute 607.1501 and provide a certificate of authority (www.sunbiz.orq/search.html) prior to execution of a contract. A copy of the document may be submitted with the solicitation response and the document number shall be identified. Firms who do not provide the certificate of authority at the time of response shall be required to provide same within five (5) days upon notification of selection for award. If the firm cannot provide the document within the referenced timeframe, the County reserves the right to award to another firm. 10. Single Proposal Each Vendor must submit, with their proposal, the required forms included in this RFP. Only one proposal from a legal entity as a primary will be considered. A legal entity that submits a proposal as a primary or as part of a partnership or joint venture submitting as primary may not then act as a sub- consultant to any other firm submitting under the same RFP. If a legal entity is not submitting as a primary or as part of a partnership or joint venture as a primary, that legal entity may act as a sub- consultant to any other firm or firms submitting under the same RFP. All submittals in violation of this requirement will be deemed non-responsive and rejected from further consideration. xx-xxx RFP_Non_CCNATemplate_10152015 10 Packet Page -239- 1/26/2016 14.B.1 . 11, Public Entity Crime A person or affiliate who has been placed on the convicted vendor list following a conviction for a public entity crime may not submit a bid, proposal, or reply on a contract to provide any goods or services to a public entity; may not submit a bid, proposal, or reply on a contract with a public entity for the construction or repair of a public building or public work; may not submit bids, proposals, or replies on leases of real property to a public entity; may not be awarded or perform work as a contractor, supplier, subcontractor, or consultant under a contract with any public entity; and may not transact business with any public entity in excess of the threshold amount provided in s. 287.017 for CATEGORY TWO for a period of 36 months following the date of being placed on the convicted vendor list. 12. Conflict of Interest Vendor shall complete the Conflict of Interest Affidavit included as an attachment to this RFP document. Disclosure of any potential or actual conflict of interest is subject to County staff review and does not in and of itself disqualify a firm from consideration. These disclosures are intended to identify and or preclude conflict of interest situations during contract selection and execution. 13. Prohibition of Gifts to County Employees No organization or individual shall offer or give, either directly or indirectly, any favor, gift, loan, fee, service or other item of value to any County employee, as set forth in Chapter 112, Part Ill, Florida Statutes, the current Collier County Ethics Ordinance and County Administrative Procedure 5311. Violation of this provision may result in one or more of the following consequences: a. Prohibition by the individual, firm, and/or any employee of the firm from contact with County staff for a specified period of time; b. Prohibition by the individual and/or firm from doing business with the County for a specified period of time, including but not limited to: submitting bids, RFP, and/or quotes; and, c. immediate termination of any contract held by the individual and/or firm for cause. xx-xxx RFP_Non_CCNATemplate_10152015 11 Packet Page -240- 1/26/2016 14.B.1 . Caller County Administrative Services Department Procurement Services Division Attachment 2: Check List IMPORTANT: THIS SHEET MUST BE SIGNED. Please read carefully, sign in the spaces indicated and return with your Proposal. Vendor should check off each of the following items as the necessary action is completed: ❑ The Proposal has been signed. ❑ All applicable forms have been signed and included, along with licenses to complete the requirements of the project. ❑ Any addenda have been signed and included. f The mailing envelope has been addressed to: Collier County Government— Bayshore CRA Bayshore Gateway Triangle CRA 3570 Bayshore Drive; Suite 102 Naples FL 34112 Attn:Elly Soto-McKuen l The mailing envelope must be sealed and marked with Solicitation 16-6548 Sale of Gateway Triangle Parcels and December 15, 2015. The Proposal will be mailed or delivered in time to be received no later than the specified due date and time. (Otherwise Proposal cannot be considered.) ALL COURIER-DELIVERED PROPOSALS MUST HAVE THE REP NUMBER AND TITLE ON THE OUTSIDE OF THE COURIER PACKET. Name of Firm: Address: City, State, Zip: Telephone: Email: Representative Signature: Representative Name: Date xx-xxx RFP_Non_CCNATemplate_10152015 12 Packet Page -241- 1/26/2016 14.B.1 . Cot , Administrative Services Department Procurement.Services Division Attachment 3: Conflict of Interest Affidavit By the signature below, the firm (employees, officers and/or agents) certifies, and hereby discloses, that, to the best of their knowledge and belief, all relevant facts concerning past, present, or currently planned interest or activity(financial, contractual, organizational, or otherwise) which relates to the proposed work; and bear on whether the firm (employees, officers and/or agents) has a possible conflict have been fully disclosed. Additionally, the firm (employees, officers and/or agents) agrees to immediately notify in writing the Procurement Director, or designee, if any actual or potential conflict of interest arises during the contract and/or project duration. Firm: Signature and Date: Print Name Title of Signatory State of County of SUBSCRIBED AND SWORN to before me this day of 20 by , who is personally known to me to be the for the Firm, OR who produced the following identification Notary Public My Commission Expires xx-xxx RFP_Non_CCNATemplate_10152015 13 Packet Page -242- 1/26/2016 14.B.1 . Gorier County Administrative Services Department Ptvcurement Services Division Attachment 4: Vendor Declaration Statement BOARD OF COUNTY COMMISSIONERS Collier County Government Complex Naples, Florida 34112 RE: Solicitation: 16-6548 Sale of Gateway Triangle Parcels Dear Commissioners: The undersigned, as Vendor declares that this proposal is made without connection or arrangement with any other person and this proposal is in every respect fair and made in good faith, without collusion or fraud. The Vendor agrees, if this proposal is accepted, to execute a Collier County document for the purpose of establishing a formal contractual relationship between the firm and Collier County, for the performance of all requirements to which the proposal pertains. The Vendor states that the proposal is based upon the proposal documents listed by Solicitation: 16-6548 Sale of Gateway Triangle Parcels. (Proposal Continued on Next Page) xx-xxx RFP_Non_CCNATemplate_10152015 14 Packet Page -243- 1/26/2016 14.B.1. PROPOSAL CONTINUED IN WITNESS WHEREOF, WE have hereunto subscribed our names on this day of , 20 in he County of , in the State of Firm's Legal Name: Address: City, State, Zip Code: Florida Certificate of Authority Document Number: Federal Tax Identification Number CCR# or CAGE Code Telephone: FAX: • Signature by: (Typed and written) Title: Additional Contact Information Send payments to: (required if different from above) Company name used as payee Contact name: Title: Address: City, State,ZIP Telephone: FAX: Email: Office servicing Collier County to place orders (required if different from above) Contact name: Title: Address: City, State,ZIP Telephone: Email xx-xxx RF P_Non_CCNATemplate_10152015 15 Packet Page -244- 1/26/201614.B.1 . Cofer County Administrative Services Department Procurement Services Division Attachment 5: Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: (Name of Company Requesting Reference Information) (Name of Individuals Requesting Reference Information) Name: Company: (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) Email: FAX: Telephone: Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisifed (and would hire the firm individual again) and 1 representing that you were very unsatisfied (and would never hire the firm/indivdival again). � � p g y very (and a ). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored "0." Project Description: Completion Date: Project Budget: Project Number of Days: Change Orders - Dollars Added : Change Orders- Days Added: Item Citeria Score 1 Ability to manage the project costs (minimize change orders to scope). 2 Ability to maintain project schedule (complete on-time or early). 3 Quality of work. 4 Quality of consultative advice provided on the project. 5 Professionalism and ability to manage personnel. 6 Project administration (completed documents, final invoice, final product turnover; invoices; manuals or going forward documentation, etc.) 7 Ability to verbally communicate and document information clearly and succinctly. 8 Abiltity to manage risks and unexpected project circumstances. 9 Ability to follow contract documents, policies, procedures, rules, regulations, etc. 10 Overall comfort level with hiring the company in the future (customer satisfaction). TOTAL SCORE OF ALL ITEMS xx-xxx RFP_Non_CCNATemplate_10152015 16 Packet Page -245- 1/26/2016 14.B.1 . Please FAX this completed survey to: By xx-xxx RFP_Non_CCNATempfate_10152015 17 Packet Page -246- 1/2R/2016 14.B.1 . REAL ESTATE I — r L a f a ��,�? � �.� IN FRn�tlriON,� 1. HC 1415 Panther Lane 1 Naples,FL 34109 Ph:239-514-4001 FAN.239-514-4005 w'r'w.reprrs.mm I � ^t�,T a s , r � a Ii e 4"° �. . $ ;e.SYa' %,,,, .,..101, G a "i � pa f +; a irli «`i � s,,:z.-7.*::,:- C � d "# � .mod! �i . �,> ,C4' `h't+r ",.'.d .- y :� 1 �1 a =,x # � � I Y s :'3r.✓ r a ,= ' `. y,, \3.\4, �.` ''Lti�y, i - �-at rk r PROPOSAL SOLICITATION 16-6548 SALE OF GATEWAY TRIANGLE PARCELS DECEMBER 15.201 Packet Page -247- 1/26/2016 14.B.1 . C� -ter c.011141/47 f�. q `■ 11 , .r x,,"-., , az� {,,'., . .pM^ �i^s a'1 _ S Request for Proposal Solicitation I6-6548 Sale of Gateway is Tangle Parcels December 15,?015 Cover Letter/Management Summary Land Proposal Checklist Answers Return to the County Experience&Capacity of Firm References Acceptance of Conditions Required Form Submittals REAL ESTATE NTEr\ATI0NALIIC Packet Page -248- 1/26/2016 14.B.1. REAL ESTATE INTERNATIONAL, LLC )ERR, STAf2KY December 15, 2015 Chief Bxe:utsve Qfjneer 1415 Panther Lune Mr. Scott D. Johnson, Procurement Manager Naples,Florida is 41 J9 Collier County Government, Purchasing Department 3327 Tamiami Trail E Tct: 239.514.4001 Naples, FL 34112 Rzx: 239. 14.4005 35; r;�,.s. ,,,, HAND DELIVERED DECEMBER 15, 2015 WWr,:a.rCp 2rs.corn Re: Solicitation 16-6548 Sale of Gateway Triangle Parcels Dear Mr. Johnson: This Proposal is presented by Real Estate Partners International, LLC ("REPTRS") and its affiliate Project Principals for this RFP, Jerry Starkey and Fred Pezeshkan, in response to the referenced Solicitation. Starkey and Pezeshkan may be referred to herein individually as `Project Principal" and collectively as "Project Principals" or the "REPTRS Group". The REPTRS Group reflects the values and integrity of Jerry Starkey and Fred Pezeshkan and embodies the decades of experience each bring to this collaborative venture to acquire and develop the 5.27 Acre CRA site (CRA Site) offered as referenced above. On a combined basis Starkey. Pezeshkan, and the companies they have previously led as principals and chief executives, have developed and built thousands of residences, hundreds of planned communities. scores of office buildings. and a number of successful mixed use developments. luxury hotels and resorts. As illustrated in Tab 4. the properties the Project Principals have been affiliated with, as developer, designer, builder, general contractor principal and operator are some of the most successful in the nation, the state, and Southwest Florida. A few notable mixed use and hotel developments that were catalytic in their own right and successful in changing the character of development and values in their respective neighborhoods include Five Points Sarasota (Downtown Sarasota's first luxury vertical mixed-use highrise), Tiburon and the Ritz Carlton Golf Resort. The Hyatt Coconut Point Resort, The Ritz Carlton Residences of Sarasota. One Hal Harbour Luxury Hotel and Residences in Bal Harbour, and the Singer Island Resort Hotel and Luxury Residences in north Palm Beach. to name a few. Many more examples are found in Tab 4 as a part of the Project Principals' Bios. The collaboration to transform the CRA Site into a legacy mixed-use community that becomes the catalyst-project to set in motion a decade or more of re- development and infill for the Gateway Triangle and surrounding area (think big: from the Apex of Davis and 41 all the way to Airport Rd) is both an exciting and sobering venture having observed the several miss-queues of the past relating to the REPTRS Proposal Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-249- 1/26/2016 14.B.1 . Gateway Triangle. Being Naples residents Starkey and Pezeshkan have a deep passion and commitment beyond the simple commercial motivation underlying most business ventures. Setting in motion the foundation of a new vision and development plan that will help improve the landscape and property values for decades and generations to come is both a heavy burden and a welcomed journey when the location is so important and close to home. If selected the REPTRS Group will enthusiastically pursue the vision and mission outlined in the Gateway Triangle Mixed Use Overlay District. The Plan presented in this Proposal envisions a mixed-used community that incorporates almost every use category permitted in the Overlay including Hotel, Residential, Retail & Restaurant, Entertainment, Office and public areas including park-spaces and other gathering areas. The retail and commercial components are sufficient to accommodate public uses that may be identified during the pre- development planning phase, but generally anticipate the creation of an active and exciting destination to bolster the dynamic lifestyle that is the foundation of the Plan while also serving as a shopping, dining and entertainment destination for the broader Collier/Naples population. Most parking is accommodated in structured parking that is wrapped and hidden by the residential, retail, hotel and office uses; however street parking is also provided to also achieve a neighborhood vibe. Pedestrian walkways provide connectivity within the Plan and along with the internal roadways have been designed to connect to adjacent property, outside the CRA Parcel to accommodate future development. The over-all success of the redevelopment of the CRA Parcel and the larger Gateway Triangle depends upon connectivity and the introduction of mixed uses including- more urban residences and facilities to support living, working and playing in the extended area on a human scale. The site plan and architectural renderings included in Tab 2 illustrate that in addition to a very specific plan for the CRA Parcel, much thought has been devoted to envisioning a top-level redevelopment beyond the CRA Parcel to demonstrate '`what might be". Of course the ultimate development plan must. incorporate the views, values and needs of the broader community while remaining true to the goals of the Overlay District, and embracing such is at the core of the development approach to be taken if selected. Questions about this Proposal should be directed to Jerry Starkey at the letterhead mailing address, email address or telephone number. We look forward to answering, all questions regarding the Proposal accompanying this cover letter and hope to be selected to continue the process and ultimately purchase and develop the CRA Site. Respetfiillubmitted. REPTRS Proposal Soiicitatio- "Fr:,,,-, y Triangle Parcels 2 Packet Page -250- 1/26/201614.B.1 . Collier County Tab II Land Proposal Checklist Answers EXECUTIVE SUMMARY Real Estate Partners International, LLC ("REPTRS"), Jerry Starkey and Fred Pezeshkan ("Project Principals") are collaborating to acquire and develop the 5.27-Acre CRA Parcel ("CRA Parcel"). REPTRS is a Delaware Limited Liability Company authorized to conduct business in Florida that provides real estate management and advisory services and also pursues the development of residential, mixed-use, master plan and resort communities. The Project Principals have decades of experience in the real estate and construction industries as detailed in their Bios in Tab 4. REPTRS and the Project Principals are collectively referred to in this Proposal as the"REPTRS Group". Starkey and Pezeshkan have collaborated on projects previously and have assembled a talented team dedicated to assist in creating the Plan presented herein which will serve as the catalytic project to ignite re-development of the Bayshore Gateway Triangle area and beyond. The vast experience of the individual members of the consulting team is summarized in their individual resumes and bios in Tab 4. The Plan presented and discussed in this Proposal is visually iconic and will immediately attract the curiosity of those traveling by the site and signal a new vibrant era has arrived for the Gateway Triangle neighborhood. The Plan combines hotel, residential, retail, restaurant, entertainment and office uses to create a hub of activity that will serve as the foundation of a new neighborhood identity and vision for re-development of the broader Bayshore Gateway Triangle. The Plan will function well as a stand-alone mixed-use community, but its overall design and vision was derived from re-imagining the broader neighborhood and therefore the Plan also anticipates and provides for connectivity to adjacent properties so the core vision of the Plan may be expanded efficiently once the re- development spark extends to neighboring parcels. In addition to being visually iconic and a vibrant hub of activity, when developed the Plan will created tremendous value for the County's tax base and also the surrounding area. It is estimated that the value of the improvements in place when the Plan is fully developed will be about$250 million. Additionally several hundred jobs will be created to operate and staff the hotel, retail, restaurant and entertainment venues, while hundreds will also arrive to work at the office daily. Over a hundred full time or seasonal residents will live on site and the daily tabulation of visitors, customers and patrons to the site will also significant. During construction and when complete the mixed-use community presented in the Plan and this Proposal will have a very favorable economic impact. The REPTRS Group is committed to the principles outlined in the Gateway Triangle Overlay District and the responsible development of the CRA Parcel to create an iconic and catalytic mixed-use community that will spark re-development of the area to drive higher property values and a more pleasing streetscape. PROJECT SCOPE The mixed-use planned community presented in this Proposal ("the Plan") incorporates a vertical and horizontal mix of uses and activities designed to become a vibrant destination for residents and visitors of Naples and Collier County. Located on the 5.27-Acre CRA Parcel ("CRA Parcel"), the Plan will create a new identity for what has become known as the Gateway Triangle and serve as a catalyst for redevelopment of the broader neighborhood and pathway into East Naples. The Plan stems from re-envisioning the entire swath of property bounded by Davis Blvd. and the Tamiami Trail, from their western apex all the way to their Commercial Drive intersections and beyond— approaching even Airport Rd. Extended visioning beyond the CRA Parcel was necessary for overall community context and to assure the achievement of the published goals of the GTMXD-MUD Overlay District ("Overlay District"). As a result of this broader visioning, the Plan for the CRA Parcel is viable not only as a stand-alone community in the beginning but also designed to facilitate connectivity to the adjacent parcels and beyond, once the redevelopment spark spreads beyond the CRA Parcel. An excellent example of the favorable impact on lifestyle and property values achieved through re-imagining a community development plan unfolded over the past two decades in Downtown Naples and surrounds as a result of the catalytic plan facilitated by Andres Duaney and adopted by the leaders of the City of Naples in the early 1990s. Not without early controversy, it is clear in perfect hindsight that the visionary Downtown Naples Plan has continued to drive property value increases and motivate redevelopment, which has helped to define Naples as one of the most desirable destinations to live, work and visit. The Plan REAL ESTATE PAGE 4 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-251- December 15,2015 1/26/2016 14.B.1 . 'Co 1eT County Tab II Land Proposal Checklist Answers presented in this Proposal offers the prospects of sparking decades of redevelopment and value creation moving eastward. After all, the CRA Parcel is less than a mile from downtown Naples and one day the separation may appear seamless. The Plan for the CRA Parcel embraces and incorporates each of the principles and objectives published in the Overlay District, although the residential density in the Plan stretches beyond twelve units per acre and will require a Small-Scale Amendment to the Comprehensive Plan. The increased residential density included within the Plan is one of the primary drivers incorporated to assure the broad mix of uses in the Plan have the synergy to create a vibrant destination and hub of activity and entertainment that is consistent with the market demand and financially sustainable. On balance, the increased residential density coupled with the all-suite hotel provides a sustainable baseline of on-site population that will augment those arriving to the site from origins throughout Naples and Collier County to work and play—which combined provides the critical mass to assure the Plan will successfully serve as the "Catalyst Project that will foster the revitalization of the surrounding Gateway Triangle area." As previously noted, the Plan incorporates many compatible uses and was designed to operate as a stand-alone mixed-use community initially, while also accommodating connectivity for future expansion of redevelopment beyond the CRA Parcel. Illustrations and graphic representations of the proposed site plan, architectural renderings, and aerials are provided following page 4. The table below summarizes the various uses, densities, and relative height incorporated in the Plan, as follows: Land Use Density Relative Height Hotel 133 suites 10 story Residential 131 units 18 story Retail & Restaurant 34,767 square feet 1 story Boutique Cinema 25,444 square feet 2 story Office 60,000 square feet 11 story Structured Parking 299,547 square feet Variable The mixed-use community resulting from The Plan will immediately garner visual identity and signal a new high standard for the Gateway Triangle and surrounding area. Approaching from either direction the massing and variable heights of the buildings will provide a new skyline and set a new tempo for redevelopment of the property between Tamiami Trail and Davis Blvd. The visual character of the Plan will at once signal a new vision and migration away from the status quo of old strip centers, garages and parking lots in need of repair that dominate the streetscape presently. Prominent entryways on Tamiami Trail and Davis will serve as green vistas into the vibrant lifestyle and activities along the interior roads and walkways. As the CRA Parcel and the extended triangular area is well defined by high-traffic roadways (Tamiami Trail, Davis Blvd, Commercial and Airport), it is appropriate to acknowledge the more urban character of this relatively narrow swath of land and plan to internalize the activity by incorporating more vertical density and emphasizing connectivity that is pedestrian- friendly including pocket parks and other public gathering spaces with outdoor dining and other aspects of healthy lifestyles. In this regard, the Plan connects cafes, boutique storefronts, the hotel, residences and offices through walkways, greenways and public focal points landscaped with native plantings, shade trees and ample public art. The majority of off-street parking will be provided in under-building parking structures, minimizing the amount of the site devoted to surface parking. However, limited on-street parking is provided to contribute to the urban vibe created within The Plan's core, but not to the extent of causing congestion. Consistent with the PAGE 5 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-252- December 15,2D15 1/26/2016 14.B.1 . eo ter Cot4-nty Tab II Land Proposal Checklist Answers objectives and guidance of the Overlay District the core of the community is a pedestrian scale urban space. The internal roadway and pedestrian circulation is protected from the traffic of Davis and Tamiami Trail and also designed to facilitate vehicular and pedestrian connectivity to adjacent properties and ultimately Commercial Drive when surrounding property owners embark upon redevelopment. It is anticipated that several restaurants will be a part of the Plan, including a rooftop restaurant incorporated on the top floor of the hotel. Also planned is an upscale cinema and discussions are planned with a goal of incorporating CineBistro as key attraction for the community. Please visit http://cinebistro.com/to understand the unique positioning of this luxury cinema experience. The hotel is potentially an all-suite hotel comprised of studio, one and two bedroom suites. In addition to the rooftop restaurant mentioned above, the hotel will offer indoor and outdoor event space, with the ultimate size of the event spaces to be determined in the diligence period if selected as the contract purchaser of the CRA Site. The guests of the hotel are obviously key patrons and supporters of the retail, restaurant and entertainment aspects of the Plan, as are the residents of the Plan. The Plan provides for 112 condominium residences in an 18-story tower that will share parking infrastructure with the hotel. This common mixed-use hotel/condominium configuration is particularly desirable for professionals, empty nesters and second-home owners who enjoy the privacy of a separate tower that also offers the services of an adjoining hotel. In addition to the highrise condominium residences, the Plan incorporates 19 residential unites to be located atop the retail and will be ideally designed for the professional, entrepreneur or artist who may be attracted to living above her boutique shop or gallery. Once the Plan is under development it is anticipated that its popularity, aesthetics and success will provide the catalyst and value proposition for the neighboring property owners to consider the highest and best values for their property. Overtime many of these property owners will hopefully become re-developers, partners or land sellers in order to capture the newly created value sparked by the development activity of the Plan. Simply put, the Plan is the first piece of a grand puzzle to transform the character and value of the surrounding property and the REPTRS Group is prepared to work with the community and neighboring owners to assist in achieving the highest and best values by expanding the Plan beyond CRA Parcel when mutually beneficial. Graphic illustrations of the Plan and proposed building improvements are included on the following pages. REAL ESTATE PAGE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -253- December 15,2015 1/26/2016 14.B.1 . ilk tf)- c. EE . 8 8 , - .,.... ..,?.- .._.. .. 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Co rie-r County Tab II Land Proposal Checklist Answers COMMUNITY IMPACT The Bayshore/Gateway Triangle Redevelopment Area was established by the Collier County Board of Commissioners on March 14, 2000 (Resolution No. 2000-82). On June 13, 2000, the Board of County Commissioners, having made a finding of compliance with the County's Comprehensive Plan, adopted a Community Redevelopment Plan encompassing the Bayshore/Gateway Triangle Redevelopment Area (Resolution No. 2000-181). The Community Redevelopment Plan designated the "mini-triangle" bounded by Davis Boulevard, The Tamiami Trail and Commercial Drive as the location for a "Catalyst Project" intended to stimulate "further redevelopment and improvement on surrounding properties". The Community Redevelopment Agency has acquired approximately 5.27 acres within the mini-triangle and has sought proposals for its acquisition and development. As discussed above in the Project Scope, the proposed development will serve as a catalyst not only for the mini-triangle, but also for the entire Gateway Triangle and its surroundings. The project will establish a new identity to the area, using vertical massing (i.e., building height) to draw attention to the triangle area from all directions. Multi-story building massing will create a strong streetscape image, differentiating the Plan's mixed-use community from its surroundings. Open parking areas and detached single story structures will be replaced by an integrated development featuring internal vehicle and pedestrian circulation, structured parking and opportunities for connectivity with its surroundings.A mix of residential, hotel, commercial, office and entertainment uses will generate activity throughout both daytime and evening hours. The cinema, restaurants and shops will create a sense of"place" that is absent within the Gateway Triangle area. Physical impact associated with the project will be minimal. The area is well served by utilities, roadways and other infrastructure. The property has been previously developed and is virtually devoid of landscaping. Therefore, despite the project's urban characteristics, open space and landscaping will actually be increased. The community will benefit from streetscape improvements along the perimeter of the Plan, roadway and access improvements, including reduction in driveways and the replacement of curb cuts with the Plan's well-marked and pleasing entries served by deceleration lanes, and landscaping. The mixed-use community will generate substantial tax revenue that can be reinvested into the neighborhood. The current Assessed Value of the CRA Site is approximately $2.3 million and the completed value of the mixed- use community in the Plan is expected to approximate $250 million, which would result in an Assessed Value of about$165 million. Such an Assessed Value would generate a tax increment of about$593,000 with 95% of those funds to benefit the CRA. The hotel will also generate significant tourists taxes as its annual revenue is estimated to exceed $12 million. Beyond the County taxes generated annually once the development is complete, hundreds of jobs will be created during the construction phases and ultimately these jobs will be replaced by hundreds of full-time permanent jobs. Employees and professionals who operate the hotel, provide the retail and restaurant services or arrive daily to work at the new office building will number several hundred. It is easy to envision the buzz and vibe that will exist at the mixed-use community each day when the number of onsite employees are added to the number of daily hotel guests, residents and patrons of the retail, restaurant and entertainment attractions in the Plan. When completed this mixed-use community will be a very busy hub of activity and provide a tremendous economic stimulus to the broader neighborhood. However, perhaps the most important impact of developing the Plan will be the NEW IDENTITY and WELCOME STATEMENT for both east and westbound travelers in and out of Naples and Collier County. ZONING The proposed development will comply with the development standards set forth in the Collier County Growth Management Plan and the Gateway Triangle Mixed Use Overlay District Mixed Use Sub-district (GTMUD- MXD)with the exception of residential density and building height.A small-scale amendment (encompassing an area of less than ten (10) acres) to the Growth Management Plan and an amendment to the GTMUD-MXD REAL ESTATE PAGE 12 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -259- December 15,2015 1/26/2016 14.B.1 . Co le' er County Tab II Land Proposal Checklist Answers will be required increase the permitted residential density from twelve (12) residential unit per acre to twenty- six (26) units per acre.Amendment to the GTMUD-MXD will be required to change the permitted building height for residential and hotel uses from 112 (ten stories)feet to 200 feet(eighteen stories). Petitions for these amendments, and for approval of a Mixed Use Project within the Bayshore Gateway Triangle Redevelopment Area in accordance with Section 10.02.15 of the Land Development Code, are proposed to be submitted and processed simultaneously. Section 2.03.07.N. of the Collier County Land Development Code states: The purpose and intent of this District is to encourage the revitalization of the Gateway Triangle portion of the Bayshore Gateway Triangle Redevelopment Area with human-scale, pedestrian oriented, interconnected projects that are Urban in nature and include a mix of residential types and commercial uses. The Collier County Growth Management Plan states that: The intent of the redevelopment program is to encourage the revitalization of the Bayshore/Gateway Triangle Redevelopment Area by providing incentives that will encourage the private sector to invest in this urban area, and The intent of this Overlay is to allow more intense development in an urban area where urban services are available. The Growth Management Plan provides that: The "mini-triangle" catalyst project site is eligible for the maximum density of 12 units per acre, with development standards as contained in the Gateway Triangle Mixed Use district zoning overlay... Mixed Use Projects within the GTMUD-MXD are subject to the GTMUD site development standards set forth in LDC Section 4.02.16.B.1. (Dimensional and Design Standards for the GTMUD-MXD) and to the MUP approval process set forth in LDC Section 10.02.15 (requirements for Mixed Use Projects within the Bayshore Gateway Triangle Redevelopment Area. Section 10.02.15 provides that a Mixed Use Project may be approved administratively in accordance with the requirements and procedures for site development plan approval provided that it meets all site development, standards contained within Section 4.02.16 (subject only to the MUP Deviations that may receive administrative approval pursuant to LDC Section 10.2.15.B.), contain only uses permitted with the GTMUD-MXD, and does not seek additional density through the Density Bonus Pool established within the Bayshore/Gateway Triangle Overlay District. The proposed development plan, as illustrated by the conceptual site plan, is intended to comply with the above requirements, and be eligible to administrative approval, with the exception of building height and residential density.As discussed elsewhere in this proposal, greater residential density is necessary to achieve the catalytic goals and objectives of the Overlay District and can only be accommodated with additional building height. Ultimately the increase in density will provide visual identity, enhance the Plan's feasibility and generate significant additional tax revenue. Therefore, in accordance with the terms described herein, we propose to seek amendments to the Growth Management Plan to permit increased residential density and amendments to the Land Development Code to permit increased residential density and increased building height for the residential and hotel components of the Plan. Specifically, this Proposal respectfully requests amendments to provide for an increase in permitted building height for residential and hotel uses to eighteen (18) stories and an increase in the maximum residential density to twenty-six (26) units per acre. PAGE 13 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-260- December 15,2015 1/26/2016 14.B.1. Co ,ev Co- €-zty Tab II Land Proposal Checklist Answers FINANCING The REPTRS Group intends to purchase the property for$6,372,959 cash upon the satisfaction of all conditions of closing and is not seeking public financing to accomplish the CRA Parcel acquisition. If during the contract negotiation phase the County determines it would prefer to receive the acquisition consideration through the use of a Long Term Ground Lease (50-99 Years), the REPTRS Group is willing to accommodate the County and entertain a Long Term Ground Lease as it recognizes that such a structure may offer long term benefits to the County without significantly impacting the development and success of the Plan. It is anticipated that the ongoing capital required to develop the property beyond the CRA Parcel acquisition will come from sources typical to developments of significant scope and costs including Project Principals, Private Equity and Institutional Real Estate Funds, and traditional bank financing. While no public financing is requested in this Proposal, it is respectfully requested that the Utility and Impact Fees to be generated from the development of the Plan (estimated to exceed $5 million) be directed and utilized for like-kind improvements to the Plan consistent with the principles of the Overlay District and the Redevelopment Plan. Examples for the allocation of these funds would potentially include relocating overhead electrical lines on the perimeter of the CRA Site to underground locations along the perimeter of the CRA Parcel, and allocation to the construction of parks, green space, drainage and road improvements associated with the Plan. This Proposal to acquire the CRA Site is intended to comply with all provisions published in the RFP relating to the contract, unless mutually agreed otherwise by the Purchaser and Seller during contract negotiations. Deposit: 10% of Purchase Price Diligence Period: 120 Days Conditions Precedent to closing on the purchase to include: • Clear Title • Amendment of the Comprehensive Plan Amendment to permit the development of the improvements illustrated in the Plan. • Amendment of the GTMUD-MXD to permit the development of the improvements illustrated in the Plan. • Successful negotiation with AT&T for commitment to relocate the communication tower described in the lease contained in Addendum 2 to the RFP at no expense to the REPTRS Group. Either permanent relocation in advance of building construction or temporary removal during construction with relocation to the top of the 18-story building is acceptable if such may be accomplished in an aesthetically pleasing fashion and at no additional cost to the project or the REPTRS Group. TOTAL PROJECT VALUE The Plan comprising this Proposal is expected to result in overall costs and values as follows: • Total Construction Costs: $180,000,000 • Other Related Costs: $ 30,000,000 • Completed Project Value: $250,000,000 • Estimated Assessed Value: $165,000,000 • Estimated Tax Increment: $ 593.000 Annual The REPTRS Group is not a tax-exempt entity and would not anticipate a significant portion of the retail or commercial space being leased or sold to tax exempt entities. REAL ESTATE PAGE 14 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -261- December 15,2015 1/26/2016 14.B.1 . Cote' o er eoU Lty Tab II Land Proposal Checklist Answers TIMELINE The time for planning, permitting and developing the Plan proposed herein is expected to span between forty-eight and sixty months. The estimated schedule is illustrated graphically on the following page and anticipates concurrent processing of the Small Scale Comprehensive Plan Amendment and zoning amendments to the GTMUD-MXD. Once the applications for amendment are prepared and submitted, eleven months are allocated for processing the concurrent amendments. If the amendments are not processed concurrently, the overall schedule could expand by nine months or more. Upon completion of the Comp Plan and Zoning Amendments, the various buildings incorporated in the Plan will be permitted and construction will commence. It is anticipated that construction will be accomplished in three phases and that the overall construction period will span three years or more depending upon market and building conditions. Timeline on following page. PAGE 15 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-262- December 15,2015 1/26/2016 14.B.1 . ,..1 CD i 1 A. 0'1- 01 , Lit i .. C co . ' O Cf) CV ;-.:.•-•• ' .. ■-- F-1=4 CO < U •• up 5 N. cy . L) ,..T.-1 CO CV C. 0 Lo —, CV z O I= N i '•:" E----,' E—' E—, < CV .: CV W 7 .- • C cv — CD C -M ,— , ■ C AIL 0 CO Z 0 r.... =1 ,— 161WIN4 a) CD i= ,n — — ,- a) aiTi.-07, E ' 0.. — 11`* 42 co u.) — > a) CI CV • .,_ 0 L Z co Ti r-- co ,,,,,,,41 '''.4is? co *34 CV 1..., r4) 0 t'.. C/ Cr.) = (4161 5 Ta o u) _ a) TC3 = 7,;-,-- co c O. ,-.- r c...) Ws --. — _ ._ O. CO ..." ,... cu ---- a) 71) ° a imooN a. M 4) = •= a) ..., = 0_ 0,... CL (1) (1) e) CL C M ..„.... .-.. 0 < ..x E > — oo 0 u ch < E' s:L c -- g4 . . .._. . , , , ct, 1_ ._ 0 0 0 ..., 7, , ;.—., 0 ry_ cc3 -E —a) ";"c,) g . _ u .- :._ ct = CO ,- > 112( Ets "6 ez, 6- 6 ci .--- 2 0 ,_ = ,_ o a) a) .., 0) '-` cc — E (_) '- CI ''''' 0 u) u) 4) cf) ,.... ..., ' C a) a) „,c- ,...,:',2 0 0 > c 0 c :-- CZ = :::: c (...) ...J L.L.i '''' 0 CT.) 0 o 0_ w — U) 0 0 0 -... Packet Page -263- 1/26/2016 14.B.1 . Cater County Tab II Land Proposal Checklist Answers TEAM EXPERIENCE The REPTRS Group has assembled a very experienced and talented team with significant and prior success with projects of significant scale. The team is comprise of the following companies and individuals: • Developer: Real Estate Partners International, LLC • Developer& Project Principal: Jerry Starkey • Developer& Project Principal: Fred Pezeshkan • Architect: Zyscovich Architects (Bernard Zyscovich and Suria Yaffar) • Contractor: Manhattan Construction • Engineer: Hole Montes (Robert J. Mulhere, W. Terry Cole, Thomas M. Murphy) • Urban Planning and Parking Expert: Charles J. Thomas The Bios and Resumes of the Team are included in Tab 4. Several of the team members have worked extensively together in the past including Jerry Starkey and Fred Pezeshkan during Starkey's tenure as President and CEO of WCI Communities when Pezeshkan's Kraft Construction Company was the general contractor for several WCI highrises built in Bonita Springs, Collier County and Marco Island. Jerry Starkey has led the development and sale of more than forty thousand homes during his career valued at more than $10 billion. Most of these residences were contained in large-scale master planned communities, resorts, and highrise condominiums developed by the companies he previously led including WCI Communities and its predecessor, Florida Design Communities—mostly in Florida, but also in New York, New Jersey, Connecticut, Maryland, and Texas. Many of the developments throughout his career have created a spark for new growth in areas previously considered "pioneering". Fred Pezeshkan has enjoyed an illustrative career over thirty years as a developer and also as a large and successful general contractor known as Kraft Construction. Pezeshkan's Kraft Construction was ranked by Inc. as One of the Fasted Growing Companies in the Country in 2003. Kraft reached annual volumes of more than $650 million in construction under Fred Pezeshkan's leadership and was one of the largest general contractors in the state of Florida. Pezeshkan serves as the Florida Chairman of Manhattan Construction. Hole Mantes and Mr. Thomas have collaborated in the past with Fred Pezeshkan. The professionals comprising the team have high ethical and professional standards and share a common vision of collaborating to build significant value and an iconic mixed-use community under the direction of the REPTRS Group. PAGE 17 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -264- December l5,zo15 1/26/2016 14.B.1 . _ � M m w N y x U Q1 N N Q N Q O Em y a CO CO N ¢ N CC) 0 O C U) , w N w N H. 0 E w O W O W W < W <CO w O U CO 2 Y w N In CO F CD F- w K a7 N w w F- a act U) y L CS N o -C .= N N m U) Q V �J N x L a) RS _E C ~ °m uCOi °o °o �v i LO N N 1 O O N N(1) 12 O N VJ O ch V O 7 0 E Ts C o CO co cc CO l 2 er co U N o N L 0 ti N w 0 Q w a JW>� o O O 2 I` O> >Qu)x a. >'na ,WI- Z Y� . < O U 2 a w 0 g o�m W U m° > , t6 y al a) 0) N _ _ ca— 0 = U O a s O .0 c N o V N= = K .p-r 0 Cn R ~ 2 K c i0 (13 9 .L.. N p N N :, d ..+ O U 0 E O .O W W 0 Q) W N O E N a1 C O 0 O F- 'O^ U a y /�� ..c-. C m 2 U w 0 •u `a N �O•, R C a3 C c V! O L. a3 0 2 U .'c. 'a c U > >.L a c CJ c R p a 3 U 5- m c E ° °- a (n N o a a m 0 o o ac o o Y 15 'c n E p t >, O p L N at C N a 2 y p N rn U 7 `O �MCI5 .' m"= 3 w a a a c ° c O Q e r L of 2 c .2 y ct O N O O y w U W c a) p m ;o tie) 0 u E ___,=-,..c 2 m E d t C v co` a= Z y aa' .- Ca ' .0 '— w O 0 0 m a .0 w a fq '� E' y U `. c as `) J 7: O E C a 2 O. U co N U N JIU ! it U p >`7 •y X. .co c' 7 3 R !9 ea" w U La , -0 •"c U 0 O E m a a = • -. E rn a , L °:U :° o •m y 2 a a N y v o c 6-2-, 7„. c N L 6: 5::-' d X a) N p p y C c d p 0. O E N o •m :° Ei it mg a y pN a > a F E `a v 3 O O m F - I— p Q O Z -E. Packet Page-265- 1/26/2016 14.B.1 . eo -te-r Co-tiv ty Tab III Return to the County PURCHASE SUMMARY The REPTRS Group intends to purchase the property for$6,372,959 payable in U.S. Dollars at closing, to occur upon the satisfaction of the closing conditions listed below. This Proposal to acquire the CRA Site is intended to comply with all provisions published in the RFP relating to the contract, unless mutually agreed otherwise by the Purchaser and Seller during contract negotiations. The proposed purchase structure is summarized below: Deposit: 10% of Purchase Price Diligence Period: 120 Days Closing: 30 days after conditions precedent satisfied (estimate 14-18 Months) Conditions Precedent to closing on the purchase to include: • Clear Title • Amendment of the Comprehensive Plan Amendment to permit the development of the improvements illustrated in the Plan. • Amendment of the GTMUD-MXD to permit the development of the improvements illustrated in the Plan. • Successful negotiation with AT&T for commitment to relocate the communication tower described in the lease contained in Addendum 2 to the RFP at no expense to the REPTRS Group. Either permanent relocation in advance of building construction or temporary removal during construction with relocation to the top of the 18-story building is acceptable if such may be accomplished in an aesthetically pleasing fashion and at no additional cost to the project or the REPTRS Group. If during the contract negotiation phase of the process the County determines it would prefer to receive the acquisition consideration through the use of a Long Term Ground Lease (50-99 Years), the REPTRS Group will consider such an accommodation for the County and entertain a Long Term Ground Lease as we recognize that such a structure may offer long term benefits to the County without significantly impacting the development and success of the Plan. As stated in the above conditions to closing and as discussed in the Zoning Section of the Project Summary contained in Tab 2, the catalytic mixed-used community presented in the Plan and this Proposal will require a Small Scale Comprehensive Plan Amendment and an amendment to the GTMUD-MXD zoning. It is estimated that the value of the fully developed mixed-use community described in the Plan will be approximately $250 million. PAGE 19 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels December 15,2015 Packet Page -266- 1/26/2016 14.B.1. eo -eer County Tab IV Experience&Capacity of Firm TEAM EXPERIENCE The REPTRS Group has assembled a very experienced and talented team with significant and prior success with projects of significant scale. The team is comprise of the following companies and individuals: • Developer: Real Estate Partners International, LLC • Developer& Project Principal: Jerry Starkey • Developer& Project Principal: Fred Pezeshkan • Architect: Zyscovich Architects (Bernard Zyscovich and Suria Yaffar) • Contractor: Manhattan Construction • Engineer: Hole Montes (Robert J. Mulhere, W. Terry Cole, Thomas M. Murphy) • Urban Planning and Parking Expert: Charles J. Thomas The Bios and Resumes of the Team are included in Tab 4. Several of the team members have worked extensively together in the past including Jerry Starkey and Fred Pezeshkan during Starkey's tenure as President and CEO of WCI Communities when Pezeshkan's Kraft Construction Company was the general contractor for several WCI highrises built in Bonita Springs, Collier County and Marco Island. Jerry Starkey has led the development and sale of more than forty thousand homes during his career valued at more than $10 billion. Most of these residences were contained in large-scale master planned communities, resorts, and highrise condominiums developed by the companies he previously led including WCI Communities and its predecessor, Florida Design Communities—mostly in Florida, but also in New York, New Jersey, Connecticut, Maryland, and Texas. Many of the developments throughout his career have created a spark for new growth in areas previously considered "pioneering". Fred Pezeshkan has enjoyed an illustrative career over thirty years as a developer and also as a large and successful general contractor known as Kraft Construction. Pezeshkan's Kraft Construction was ranked by Inc. as One of the Fasted Growing Companies in the Country in 2003. Kraft reached annual volumes of more than $650 million in construction under Fred Pezeshkan's leadership and was one of the largest general contractors in the state of Florida. Pezeshkan serves as the Florida Chairman of Manhattan Construction. Hole Montes and Mr. Thomas have collaborated in the past with Fred Pezeshkan. The professionals comprising the team have high ethical and professional standards and share a common vision of collaborating to build significant value and an iconic mixed-use community under the direction of the REPTRS Group. Bios in following pages. REAL ESTATE PAGE 20 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -267- December 15,2015 1/26/2016 14.B.1 . coltier County Tab IV Experience&Capacity of Firm- - ..__., --, ,.. ,-, -.1 — . . Ro,_.EAL, Ep,S,TrAT,E.,, ,: , ,,,,_, -----„,,, 1 INIERNATI . , I LC C) Nt■ , 1 Fax:1415 Panther Lane I Nap F •239-514-40(h> I les,FL 34109 I Ph:239-514-4001 - ' www.reptrs.com >4 • - ' - • "'",ty " ' •'-1 ''-''',',.4.,:.,,,,,'4',,Y 1,..,.:.-•I"..*'4,:,:t 4:-„';;.'-.,,'4'-L7',i,ea,,'.s'4;t'■„I.,`.4,'',,,',,,.,,t.i7,„'';A.7r;,,,',,'„.4:'4%.,1.:C 1,-;.7,..y 4.11;;':"e''.„;k„1 T:'.,3/4.4't'.",:,,r,'.,,9..''4;..',,•,,t[4,,,.”A,.,.'.; p,,",Y,r,";N,•,;„,,.--1A.,'.Z,,r'r 07-,-,,,,”„f,4*”!,',,-„,-._. '-',--.,.. ti;,:,;,,".„,'Y T,,,'•;.;•S'1,4,1(1,-rti '''' 54'‘/,,:' l fi,,l,i l (-.-1,!;(:7!",y,,,,#41..,: =',„=!....:,.'..N.,1,‘.. ..f.'"4,!',•,,,';'. -;:t-:liEtf;..-....-tl:',...,7,- kgZ ., . 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'.,,,,-4.'"**, - ''' ,-,,,,.: -,,,,--- , --- , --,. f, ,' ' ' -''* ',-.'f r*"",;''','-",:.',,,, ;1 ',"1: i,■,.- - ... 48 IOOSNA L16-65 SOLICITATION SALE OF GATEWAY TRIANGLE PARCELS DECEMBER 15, PAGE 21 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-268- December 15 2015 1 1/26/2016 14.B.1 . € per Co-cinty Tab IV Experience&Capacity of Firm- 127 REAL ESTATE j • INTERNATIONAL, LI.0 � r I I Company Overview Real Estate Partners International, LLC is a private company that provides real estate management and advisory services and also pursues the development of residential,mixed-use,master plan and resort communities.Many of its advisory engagements entail re-imagining and repositioning existing development plans and communities. Members of our teary,has e spent decades building value in the real estate industry and have acquired,developed and sold over 810 billion of real estate over the last few decades.The real estate previously developed or managed by our team while key executives at WCl Communities and its predecessor Florida Design Communities comprises over 40,000 residences,65 luxury high-rise condominiums,40+golf courses and a host of luxury resorts,hotels,marinas, lifestyle and mixed-used communities, as well as senior living communities, commercial and mixed use buildings, and industrial parks of commerce. A%1%e are developers, value creators, innovators of lifestyle communities, and proprietary marketing systems. A listing of mauo' nt the legacy communities developed under the direction of Jelly Starkey during his tenure as President and CEO of\VC1 is included as examples the high quality developments he has been associated with over the years.Additionally,images of prior developments,resorts and highrises may be viewed by clicking through the categories of development on the following link:www.reptrs.con-r Some of our recent or ongoing advisory engagements include: • Land planning product deg elopinene, and ongoing general management for large mixed-use community it Panama(Former ITS Air FUrCe Base) • Investment analysis and strategic plan for repositioning a one million square foot mixed-use Florida asset for a Chinese'coner • Re-Em-ision and reposition a 4,S00 acre Mississippi nixed-use community development comprised of over 15,000 homes and 2 million sqft of commercial,retail and industrial uses. • Sales,marketing and operating restructure for a Canadian destination golf resort • Acquisition diligence and market planning for an international developer/homebuilder • Sales and marketing services for two luxury Caribbean Island destination resort communities • Re-imagining,re-planning and rezoning a fifty acre parcel in Lee County for its non-profit owner. 1415 Panther.Lane Naples,FL 34109 i Ph:239-514-4001 l Fm_:239-514-4005 www.reptis.core REAL ESTATE PAGE 22 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -269- December 15,2015 1/26/2016 14.B.1 . Co %er County Tab IV Experience&Capacity of Firm- Rea a '.o - s.� �� II REAL -ESTATE PART INTERNATIONAL, LLC JERRY L.STARKEY—CEO&PROJECT PRINCIPAL Jerry Starkey has spent thirty years in the Real Estate and related industries.Prior to founding Real Estate Partners International,he was Chief Executive Officer of WC1 Communities,a company that he helped lead and grow over a twenty year period from less than $25 million in annual revenue to over$2.6 billion in annual revenue.Builder Magazine and The National Association of Homebuilders recognized WC1 as America's Best Builder in 2004. WCI and its predecessor company,where Mr.Starkey also served as President,developed highly amenitized master planned communities serving primary,second home and active adult consumers.A leading developer of luxury and resort communities serving an affluent clientele,WCI was consistently a top ranked US homebuilder,community developer,and one of the country's leading developers of luxury high rise condominiums during ;\1r. Starkey's tenure.During his career,i\lr.Starkey has led the acquisition,entitlement and development of tens of thousands of acres,of land,created hundreds of subdivisions and communities constructed over 40,000 single and multi-family homes inchrdina more than 65 luxury hiyhrise condominium buildings. hie has developed several unarm hotels, developed and operated over 40 golf courses and comma- dubs, and a variety of deep-water marinas and boat storage facilities. Mr.Starkey has also led the creation and growth of large real estate services businesses,including a retail real estate brokerage firm with over 2,000 agents and annual transaction volume in excess of$4 billion,and mortgage banking and title insurance brokerage firms,each with annual transaction volumes in excess of$500 million. Starkey also served as the founding President of Aston Care Services, a developer and operator of independent and assisted living campuses. Mr.Starker resides in Naples,Florida and is active in children and educational charities.He has been a Trustee of the Naples Children and Education Foundation since 2004 and is also on the Board of Healthcare Network of Southwest Florida.Starkey has served on the hoard of the Florida Justice Reform Institute since 2005, and is also the Chairman of -Integral Ltaliw Care. Mr. Starkey previously served on the Board cif Florida Gulf Coast IJniversin'from 2001 through 2011 and was a member of the Florida Council of 100 from 2005 through 2010. Starkey is a member of the State Bar ofTexas. RLAL HIM} Naples,Flondr S PAGE 23 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-270- December 15,2015 1/26/2016 14.6.1. Co ter County Tab IV Experience&Capacity of Firm- REAL ESTATE LEGACY PROJECTS 0, r- PRIOR-COMPANY N T E 2 N A�. I iy A L, L1,C AFFILIATIONS HIGHRISE CONDOMINIUMS COMMUNITY UNITS PRICEPOINT CCMMUNtTY UNITS PRICEPOINT CaVMUNRy UNITS PRICEPOINT `it:fie:Invest ,10i6tt Tiburon ortibeast i-`on v, 1 The Colons Ventanas 82 $ 515.000 Costa Verano 100 $ 950,000 1 Sorrento 72 $520.000 Naples Cast Hammock Dunes Palermo 71 $950.000 The Seasons 43 $3.300.000 Portofino 58 $ 875,000 La Scala 64 81.600.000 Savona 35 $ 825,000 Treviso 76 8975.000 S`F t*f t I(rbt,ttt Cambria 60 $ 975.000 Bona 100 "t605-1-100 J he Resort at Sinner Island Tuscany 64 $1,280.000 Casa at Castella 24 $ 977.000 The Residences 66 $1.600,000 Lc Jardin 26 82.575 000 ',. .Mansion at Castella 24 $ 977.000 Toe Resort) 239 $ 675.000 Villa at Castella 24 $ 977.000 t'so ,; r,gg4 One Bal Harbour Florencia 118 $1,060.000 The Residences 185 $1,900000 Watermark on the Hudson 206 $1.000.000 Has Colony The Regent,Hotel states 124 $ 925.000 Bi5more 75 $1.065,000 Williams Island Mansion La Patina 26 $ 590.000 Belle Mare 210 S 850,000 Windsor 31 $3.150.000 Tos_:ma r,5 $ 780.000 Deering Bay Salerno 69 S 830.000 Verona 40 $ 685.000 Trieste 106 52.260.000 Siena 42 5 885.006 Pelican B,,, Aliiano 43 $1.065.000 ,4i::rbcl:a 110 ' 615,000 Jupiter Yacht Club Coronado va 5!0.000 Monteuern 133 $4000 000 The Pointe 48 0 525.000 Cove't'aweec 'Me Mariner _> $ 795.000 Aruba 50 $ ;45.000 The Admiral __ $ 800,000 Begtaa 50 $ 378000 The Commodore 22 $ 955,000 Caribe 56 S 406.000 7 h Ancltorage 34 S 935,000 Mtanego 58 e 743.000 Grande Isle'lowets III __ S 640,000 '.. Nevis 58 s 795.000 Grande Isle Towers IV 40 $ 650,000 I-lamnutck Bay Other South Florida Condos At cattalo II; $ '00.000 Mosaic 01 51.400.000 Senate, 116 S 509•0(10 One Watermark Place 48 52.700400 Leso,a 1)1 51.120.000 Oceanside 180 $130(1.000 Cape Marco One otter,Island 15 $3?00.000 1>ehze 148 $1.550.000 Veracrue 1 23 $2,000.001 .., Ritz(';triton Sarasota COMMUNITY UNITS PRICEPOINT Tower Residences 80 $1,900.000 Burnt Store Marina Westshore Yacht Club HarhorTowersI 60 $ 170.000 Castillo 80 $ 905.000 };arbor Towers II h0 $ 205.000 Vista Del Sol Resort 60 $ 300.000 . _ - Grande Isle Towers I 49 $ 540.000 Lost Key ',. Grande Isle Towers Il 63 $ 540.000 Galia at Lost Key Marina 70 S 475,000 RLAL k'I • ....1 z1l,c rlaridn 2 REAL ESTATE PAGE 24 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -271- December 15,2015 1/26/2016 14.B.1 . Co#er County Tab ItT Experience&Capacity of Firm- -... F_ ,.. _ i `' i. _.. ii.,!.:xi REAL ESTATE LEGACY PROJECTS __`1 --; _ TM, c7 PRIOR-COMPANY I N R N AFFILIATIONS GOLF COURSE&MARINA COMMUNITIES COMMUNITY UNITS PRICEPOINT COMMUNITY UNITS PRICEPOINT Sititi255 est 1 Westshore YachtClub 650 $ 950.000 Gulf Barbour Yacht&Country Club 800 $ 750,000 149 slip Marina.Fitness.Dining Club&Spa 18 holes Golf.Tennis.186 slipMarina Walden Lake Polo&Country Club 2,000 $ 350.000 I Burnt Store Marina&Golf Club 900 $ 500.000 27 holes Golf.Tennis,Fitness,Polo& 27 holes Golf.600 slip Marina,Seafood Restaurant Equestrian Facilities 1 Gateway 1.100 $ 350.000 Waterlefe Golf&River Club 650 $ 500,000 '.. I 18 holes Golf.Tennis.Finless& 18 holes Golf.60 slip marina,River Club '.. Community Parks.Park Tidewater Preserve 980 $ 700.000 The Colony Gulf and Bay Club 1.000 $ 950.000 149 slip Marina.Tennis&Clubhouse IS holes Golf.Tennis,DinintClub, Venetian Golf and River Club 1.300 $ 450.000 ' Private Island Beach Club 18 holes Golf,Tennis,Fitness&River Club Pelican Sound 1.200 $ 450,000 27 holes Golf Tennis&Fitness 'Ybntir' it'ff0 Pelican Landing 1.400 $ 500.000 Parkland Golf&Country Club 900 $ 900,000 I 27 holes Golf.Tennis.Private Island Beach Club 18 moles golf Tennis Wildcat Run 400 S 500.000 Heron Bay 2_000 $ 750.000 • 18 bolas Golf 18 holes Golf Tennis.C'otnmunih Pelican Marsh 1.500 S 750 X100 Clubhouses&Recreation 18 holes Golf.Tennis&Fitness Old Palm Golf Club sigi 52-000.000 Estates of Huy Cblom 80 $1.500.000 18 holes Golf.Fitness&Spa 1 C(toles Golf 1-enui_s&leach Club Harbour Isles 105 S3.000.000 Deco Water CanallICD Stoic Homes With Private Dockage Hammock Bay Golf and Country Club 800 $ 800,000 Keys Gate Golf&Country Club 1,000 S 250.000 I1,holes self-Tennis&Fitness 18 holes Golf,Tennis&Fitness Sun City Center I O.000 S 290.000 host Kee Golf&Beach Club 1,000 $ 650.000 198 holes golf Tennis&os ei 200.000 sq.f1, I8 holes Golf Fermis&Fitness' onroot loci Catiau LOS(Key Marina&h a<I Club 7o S 4'5 000 150 Slip Manna Yacht Club&Manna Retail .__...- l L y L %`1 A .._ .. Vales,FIm too 4 PAGE 25 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-272- December 15,2015 1/26/2016 14.B.1 . co -rer ,County Tab IV Experience&Capacity of Firm- ._ _a _ REAL ESTATE• LEGACY PROJECTS «•. PRIOR-COMPANY • ��` AFFILIATIONS INTERNATIONAL. LLC RESORT,HOTELS,VACATION&RESIDENCE CLUBS COMMUNf1Y UNITS PRICEPOINT CogMUNITy UNITS PRICEPOINT $451IlliweSd A tf3 nil Il�' �'ttft 15 itt9 4(tttl Tiburon 750 $ 750,000 The Mayfair Grand Residence 36 holes Golf,Spa&Fitness Ritz Carlton 295 Fractional OwnershipApartments 49 Golf Resort.Naples Hotel Rooms&Suites Fractional Ownership Interests 588 $ 12.000 Myatt Regency Coconut Point Resort&Spa 454 The Edinburgh Residence 18 holes Golf.Private Island Beach Club Timeshare Apartments _ Hyatt Coconut Plantation—A Hyatt Vacation Timeshare W eeks 1,650 $ 12.000 Club Resort The Glasgow Residence Timeshare Condominiums Timeshare Apartments 31 Timeshare weeks Timeshare Weeks 1.550 $ 12,000 Ccii1T0i1 19 700 et Signature Resorts-Orlando The Paris Residence Timeshare Condominiums 300 Timeshare Apartments 31 imeshare Weeks 15 000 S 12.000 Timeshare Weeks 1.550 S 12.000 Sun City Center Inn Active AdulvResort Hotel Golf:lead e ntv 100 Borgo di(olleoli of Tuscany Imeshare0 liiis .0 The Resort at Singer Island Timeshare Weeks 1 500 $ 12.000 Stanwood l_baur<ColCcuon I'lotel Spa&Beach Glob 239 $ 675.000 Whole Onaierhip S lias 30 Luxury Condominium Residences 60 S1.600.000 One Bat Harbour .... Five Still Condo-Hul&J Spa K Brach Club 124 $ 925,000 Fairmont Heritage Place - Luxury Condominium Residences 185 $L9011.1)00 Private Residence Club Homes 26 Signature Resorts—South!Beach Fractional Ornership Interests 260 S 200.000 Timeshare C<11dOnlimilnns 80 imcsharc Weeks 4.000 $ 12.000 Signature Resorts—Hilton Head -1-iimshare Condonniniun,. 120 l imeshare V. 0000 $ 110!10 Aap/et.Florida 5 PAGE 26 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels December 15,2015 Packet Page -273- 1/26/2016 14.B.1 . Go t-ter eo'.nty Tab IV Experience&Capacity of Firm- . Y - ,_ REAL ESTATE LEGACY PROJECTS ,., 1 ry A € : PRIOR-COMPANY __ i 1NTERNATIONAL, LLC AFFILIATIONS MASTER PLAN COMMUNITIES ACTIVE,ADULT&SENIOR LIVING COMMUNITY UNITS PRICEPOINT COMMUNITIES Florian Evergreen COMMUNITY UNITS PRICEPOINT Clubhouse,fitness.walking trails 950 S 750.000 ,t'io idu Parkland Isles ]0,000 £ 350.000 Clubhouse,tennis.fitness 182 S 450,000 Sun City Center Age Restricted,198 holes Golf,Tennis&Fitness, • Hampton Park Clubhouse.pool,fitness,walking trails 750 5 500.000 200.000 Sq.Ft.Indoor Recreation Artesia Pelican Preserve 2.760 S 350;000 Clubhouse,pool,fitness 725 S 450.000 Age Resnieted,27 holes Golf Tennis 8 Fitness. Heron Preserve 50.000 Sy Ft Town Center Clubhouse.pool,fitness 84 S 400.000 Revs Gate 1.000 $ 250,000 '', Tarpon Bay Age Targeted.18 holesgolf Clubhouse.fitness 150 S 350.000 The Courtyards at Sun City Center Age restricted retirement living with meals A.services. '.. Independent Lis ng Apartments 300 Rental Four Corners :Assisted Living and blcntoiy Impaired 100 Rental • Clubhouse.pool,fitness 261 S 600.000 Aston Gardens at Sun City Center Rivington Age restricted tetirement living with meals C services. C lubho use.pool,fitness 1.215 S 550,000 Independent Living Apartments 300 Rental The Marbella at Pelican Bay 118 S 615.000 Age.Restricted w•Alca)s l Sevices.Respite Suites G reenmill Preserve Community pool 108 S 900.000 , • Poplar Park Encore Atlantic Shores 244 S 600.000 Community Park.ssalking trails 38 S1.400.000 Age Restricted_Clubhouse fi Fitness Kensington Parc Encore Lake Grove 271 S 700.000 Conummit■Park ;4 S L00000 Aec Restricted.Clubhou' Fitness Occoquan Reach Encore Monroe 39"' S 410900 • C lubroom_fitness _; S (116 0,0 ._Age Restricted Clubhouse&Fitness ----- ."�h s[4 f�. ._ _...... .. ._ m.. 1 _r�....�.,\afl/es.FlmiAa 6 PAGE 27 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -274- December 15,2015 1/26/2016 14.B.1 . eo Ter County Tab Di Experience&Capacity of Firm- , s _ _" REAL ESTATE LEGACY PROJECTS j-A FiT T , C PRIOR-COMPANY 1 NTER'NATLC) NAL, I,LC AFFILIATIONS y 1 URBAN INFILL&MIXED USE COMMUNITY UNITS PRICEPOINT E.;o rICO '. Westshore Yacht Club 650 $ 950.000 Brownfield Slanufacturin€Mitigation.Two IIi€h Rise Condos,Single&Multifamily Residences. 149 Slip Marina.Dining Club&Spa The Watermark 48 82,700.000 '.. Commercial Demolition.High Rise Condominium. '. 18 Slip Marina City Side 180 $ 300.000 Brownfield Mitigation.Multifamily Jupiter Y-achtClub 150 $ 800.000 Five High Rise Condominiums.99 Slip Marina, Mixed Use Retail.Commercial&Hotel One Hal Harbour Five Star Condo-Hotel Spa&Beach Club 124 S 925.000 I usars Condominium Residences 185 SI 000.000 The Mosaic 91 $1.400.000 Beach Front High Rise Gateway 1.100 $ 350006 Singie&:Multi-Family Residences,18 holes G*+It& Community I'luhhouses,Mixed Recall.Commercial & industrial Uss Watermark on the!Judson 206 $1.00 000 Brownfield Ititi cation_Hietuise Condominium Rivington 1.215 S 550.000 • Former l;nion Carbine Comorate Campus REAL LS i l L Naples,Florida ? REAL ESTATE PAGE 28 Request for Proposal-Solicitation 16-3548 Sale of Gateway Triangle Parcels Packet Page -275- December 15,2015 t 1/26/2016 14.B.1 . Co per a ts--pity Tab IV Experience&Capacity of Firm- tG . FRED PEZESHKAN - PROJECT PRINCIPAL Fred Pezeshkan is a graduate of Ohio State served on or chaired many civic and charitable University with a degree in civil engineering. He boards. He has been active in the Heart Ball, has been a resident of Southwest Florida for Hospital Ball and many other fund-raising over 35 years and currently serves Manhattan events. He served as the Co-Chair for the Naples Construction Company as Florida Chairman. community Hospital Capitol Campaign, raising over$35 million. He served on the boards of Prior to Manhattan Construction Company Fred many business organizations and have served I served as President and CEO of Kraft Construction as the Chairman of the Collier County Economic Company, 1979—2008, prior to Kraft, Fred owned Development Council and has served on the board a large multi-discipline construction management of Naples Community Hospital Foundation Board. company in Germany and the Middle East, Fred, is an active member of The Florida Council which designed and managed large turnkey of 100. CEOs invited Fred into the Council projects ranging from $1 million to$100 million. which represent a cross-section of key business His experience is as diverse as the types of leadership in Florida. In addition, Fred is on the construction performed by Manhattan Construction, Advisory Board of Business Incubator, Chair of giving the company a wealth of experience upon Healthcare Network and on the Board of Sanibel which to draw because of his zealous approach to Captiva Trust Company. business development. One of Fred's passions is a commitment to provide an education to people of all ages. He has Kraft Construction Company served the entire chaired the Community School of Naples Angel state of Florida with offices located in Tampa, Fort Ball and World Class Polo, and also successfully Myers, Naples and Sarasota. Recognized for a chaired the first Renaissance Ball for Florida Gulf high level of experience and quality within a diverse Coast University. For the last 15 years, Fred has construction market of high-rise condominium, co-chaired the Annual Celebration of Reading, institutional, medical and government construction. benefiting the Governor Bush Family Literacy Company's exceed a volume of over$650 million Initiative. Fred also is the Past-Chair of the Florida plus. Under Fred's leadership, his construction Gulf Coast University. company has received national recognition. In 2003, ranked by INC. 500 as one of the Fastest In 2001, Fred was named Laureate for the Junior Growing Companies in the country. Engineering Achievement Business Leadership Hall of Fame News Record (ENR) Magazine ranked Kraft and has served as Chair on the Advisory board for among the top 100 Construction Management at the Hall of Fame. In 2005, Fred was awarded the Risk companies and among the top 400 General Holland T. Salley Leadership in Fostering Education contractors in the country. In 2005, Florida Trend (LIFE) award by Edison College in recognition of ranked his company among the top 200 Private his contributions to education. Companies in Florida and the highest ranked general contractor in Lee and Collier County Fred is one of the original founders of the 30 year by Gulfshore Business Magazine. Southeast old Community School of Naples that has grown Construction magazine ranked then Kraft from 50 students in 1982 to its current 800 students Construction No. 10 in the Top 100 Contractors in 2014/2015. The Community School of Naples, is in the Region (the highest ranked"Florida-only" now one of the top schools in Florida. builder) in 2005. Fred's commitment to education and involvement Fred is married to Stephanie and has two sons: in the construction industry inspired his vision and Kourosh (KP)and Alexander and two daughters, realization of Florida Gulf Coast University's Real Karina and Sophia. Estate Development MBA program. Through Kraft Construction, Fred established the Fred is very active in the community and has Kraft Construction Company, Inc. Scholarship Fund PAGE 29 REAL ESTATE Request for Proposal-Solicitation 16-6546 Sale of Gateway Triangle Parcels Packet Page -276- Decennsr 15,2015 1/26/2016 14.B.1 . Cot; County Tab IV Experience&Capacity of Firm- FRED PEZESHKAN - PROJECT PRINCIPAL to be administered by Florida Gulf Coast University. a million dollars annually, and 95% of that money This scholarship fund allows the employees and stays and works here locally. children of employees at Kraft to be given first consideration for a scholarship award. Fred's hobbies are tennis, fishing and skiing. He loves to travel and to meet new people. In During the past 20 years, Fred has been personally Southwest Florida, Fred can certainly be counted as involved in raising over$100 million for various an outstanding citizen as evidenced by the positive non-profit organizations in South Florida. In impacts of his efforts that reach throughout the entire addition, Fred's Construction Company's charitable State of Florida. contributions have totaled more than one quarter of F. FRED PEZESHKAN PROJECTS AS A DEVELOPER 365 Fifth Avenue South(3 story commercial–3rd Kraft Office Center(Off of Pine Ridge Road offering floor 7 apartments) Class A office space) 375 Fifth Avenue South (3 story commercial–3rd Metro Daniels Building (corner of Metro& Daniels in floor 5 apartments) Fort Myers offering Class A office space) 405 Fifth Avenue South (2 story commercial building) Plaza Five Points (mixed use 16 story tower building in downtown Sarasota offering 100,000SF of Class 625 Fifth Avenue South (3 story condominium A commercial space&50 luxurious condominium project) units, also contains a 400 space parking deck within the tower) 780 Fifth Avenue South (3 story retail& residential condos–14 Res units on 2nd&3rd floor) Ashley Court(residential condominium project located within Olde Naples) 900 Fifth Avenue South (3 story mix use(3rd floor 3 Res units) (1st&2nd Commercial) Devon Court(residential condominium project located within Olde Naples) La Majorca Condominium (6th Street South &4th Avenue South) The Crescent(condominium project within the Pelican Bay community) The Naples Bay Resort& Marina (mixed use resort community offering hotel, residences. cottage Bellerive (condominium project within the Vineyards units, marina, retail shoppes, restaurants, amenity golf course community) clubhouse) Medical Arts Building—located on 2nd Avenue Esplanade on Marco Island (waterfront mixed use North, City of Naples project offering retail, commercial, & residential units) Chanteclair at Pelican Bay Audubon Center&Audubon South (strip mall with retail&commercial tenants) REAL ESTATE PAGE 30 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -277- December 15,2015 1/26/2016 14.B.1 . co ier Tab IV Experience&Capacity of Firm- F. FRED PEZESHKAN PROJECTS AS A CONTRACTOR The Naples Bay Resort& Marina (mixed use resort Madeira on Marco Island Condominium community offering hotel, residences, cottage units, marina, retail shoppes, restaurants, amenity Cozumel at Cape Marco clubhouse) Marco Island Yacht Club Esplanade on Marco Island(waterfront mixed use project offering retail, commercial, &residential Regatta at Vanderbilt Beach units) Collier County Courthouse Plaza Five Points(mixed use 16 story tower building in downtown Sarasota offering 100,000SF of Class Collier County Courthouse Annex A commercial space&50 luxurious condominium units, also contains a 400 space parking deck within Treviso at the Colony the tower) Monterrey at Cape Marco Ave Maria University Collier County Emergency Operations Center North Naples NCH Hospital Naples Jail Center Expansion Naples Community Hospital Marina South at Cape Harbour I & II Moraya Bay Beach Tower Moorings Park Buildings L,M,N The Dunes Condominiums Florida Gulf Coast University South Village Student Florida Southwestern State College Collier County Housing Campus Florida Gulf Coast University Engineering Building North Collier Regional Park Florida Gulf Coast University Academic Building 7 Gulf Coast High School Florida Gulf Coast University Academic Building 8- Golden Gate High School Marieb Hall High Point Place I & II Florida Gulf Coast University North Lake Village Student Housing II -VII Downtown Fort Myers Streetscape&Utility Replacement Florida Gulf Coast University Alico Arena Jasmine Bay Condominiums Naples Beach Hotel &Golf Club Belize at Cape Marco Condominium Veracruz at Cape Marco Condominium PAGE 31 REAL ESTATE Request for Proposal-Solicltation16-6548 Sale of Gateway Triangle Parcels Packet Page-278- December 15,2015 1/26/2016 14.B.1 . Collier Comyrty Tab IV Experience&Capacity of Firm- , : - ZYSCCtV6CH ARCHITECTS FIRM PROFILE __-_--__---- -------------____--I Zyscovich Architects is a leading provider of world-class architecture,interior design and urban planning services.With more than 100 employees and offices in Miami,West Palm Beach,Orlando and New York City.the firm serves a broad range of clients representing both the public and the private sectors.Over the past 38 years the firm has been consistently recognized for both our innovation and our practical approach to design.Our extensive portfolio includes multi-family housing,entertainment.retail,transportation,hospitality,corporate,governmental,financial and educational facilities throughout the United States,the Caribbean and South America. Zyscovich's team approach as planners,architects,and interior I designers is to rationalize and facilitate the process from a project's inception through its successful completion. We `a, offer a comprehensive scope of services by partnering with the client,consultants,and construction manager to develop ;" ' r solutions that will be thoroughly integrated with the client's , vision The quality of our staff,coupled with our size:,and proven i i `s+ �t expertise, enables us to understand each mission from the ��1!r.1 °{r �" .. client's viewpoint and to provide solutions that are of the highest 'i' t i a F r.. e g r ,rt design quality.Our customized approach can help shorten the ,, r i � efr o 1 7 <ver oil timeline of a project while maintaining the integrity of ` _ J r 1,' " a --i,^1.. ` `� tae i the design.This process also facilitates the design and delivery ,' ' +., th; ' a i c t 1 xt of excellent indoor and outdoor environmental quality,and we i �r t m are committed to the incorporation of sustainable and LEED t-^ ,`; . .,.,_, ,.,�,�- „�,; ,� v I principles within our designs. j ,� pow Vbe approach urban planning and design projects by identifying opportunities to create a f r baIl15 rl ix sense of place.We have termed this design philosophy Real Urbanism'.Real Urbanism'is a 1 concept hat supports sustainable development by understanding how a city came to be and t = considers past and present development patterns. local needs for better communities.and u 0 t .Z economic c-bstacles and opportunities. Based on firs philosophy.our team creates authentic environrrrents specific to each community by providing design solutions for livable places i -' fi z�sl,ey: with diver populations,cultural a^,enities,and economic vitality.This design philosophy is 1� featured in two book_. Getting Rea/About Urbanism:Contextual Design for Cities,written �t by Bernard Zyscovich and published by the Urban Land Institute and I'ARCAEDIZIONI's 4 `.• ' monograph,Zyscovich Architecture and Real Urbanism,with a preface by Frank O.Gehry. The firm has produced varied scales of urban designs and - 7 k§zii mast er plans that successfully' integrate design c ar cpts with , i the needs of the immediate environment and the desires of th corm,unity,including_the development of plans for CRA driven ti,-.Tii7t,ttii4iii3r:ii.l'i,,,,,,,l rode velopment plans sans oriented development areas, t r , t' st y`*.., evil ration of existing plans to 3 comrnodate market changes. . , 'r` t� .� `ywirde master plans zoning guladons, and or ecls that ":• - �6 `' , ii to :ate public/private parr+e s p.,.Many of the firm's projects l� r y ill i ✓oi e challenging site planning and design solutions that '' i ' *% ` x-e rct !i olia r trapniti multiple a:elnoioersandcommunity ,4,..., � mennbc s.!.d�,onally.w_nave _ratednumerousclientswith �t zoning changes,grant writing,capital fundraising and complying with public-source funding requirements. As one of the largest architectural firms in Florida,Zyscovich has the resources and experience to expeditiously complete the work proposed for the Gateway Triangle parcels.Our ability to deliver as promised has established our firm as a leader. F°J-'../.,',I'E PEOPLE PLACES. F i-'k REAL- ESTATE PAGE32 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -279- December 15,2015 1/26/2016 14.B.1 . Go rer County Tab IV •Experience&Capacity of Firm- _a-. ZYSCOVICH ARCHITECTS KEY PERSONNEL ■ Zyscovich is a large urban planning,architecture and interior design firm,employing over ZYSCOVICH OFFICES Miami 100 professionals with vast experience and technical expertise in the requested services.The New World Tower planners,urban designers and architects proposed for this project have extensive experience 100 N.Biscayne Boulevard in visioning.urban design.master planning,large-scale mixed-use redevelopment,public/ 27"Floor i., private partnerships, economic development and rehabilitation,and the architectural Miam305.37i,2.5222 FL 33132 design of mixed-use,commercial,residential,hotel,retail and parking structure facilities. West Palm Beach t-•v,Z• -r r �' Clear Lake Plaza t"fir*mx« ,.?` r ;}wz r. s", z?5 500 Australian Avenue '-w�" 7,-c• 1. t = 1 Suite 634 .w ..�"' "�.," .a : '�.. �� fill t''C } `° w:e-�y ^z , 'rx.. ,'' "7-.wr+ a,. 'i+ r rl ,,y, - +r:; - .t,. I _�.= West Palm Beach.FL 33401 .a t .{F"' 3"'" ,s: v"� t 7 fi. S SF•s=".: 561.214.608'... r++x fi �,„--1, s,x.�W. ,1y, -r.r� fw '`'` �: , �m 1tF w - Orlando . fi ,t •✓ '4• Heritage Park Business Center 4"'� .. 1 �'s 1g . 941 W.Morse Blvd.Suite 135 0 a ' Winter Park,FL 32789 { 4 �4 .... " ""- Winter Midtown Miami:Existing Conditions,Implementation(as of 2007)&Proposed Build-out New York 270 Lafayette St. $uitc 905 l Our vast experience in both private and public sector planning and the importance we place New ,o�K City.NY 10012 on market feasibility help to ensure that our designs can be realized.For over 38 years,our 212.343.0 044 firm has developed creative solutions to stimulate and implement high quality redevelopment Bogota while protecting neighborhoods.We have been recognized for this level of dedication and Transversal 18A No.37-67 expertise in planning by the American Planning Association and the American Institute Bogota.D.C.Colombia +57(1)361.9390 of Architects and will bring this energy to the Gateway Triangle Redevelopment.The following pages contain resumes for our key personnel as follows: Ftt?M PRINCIPALS Bernard Zyscovick,FAIA BERNARD ZYSCOVICH,FAIA, Principal-in-Charge.will have overall responsibility }oy g i.tu !do.AIA,PEF T, and accountability for the performance of the entire Zyscovich team.including any required CEFP subcons,ultants. He will ensure that the team is staffed correctly and adequately. Ah, ,,, -,L are AIL,. __.D AP `Z UCI A YAFFAR,Assoc .sIA. LEED AP.Principal and Director of Design,will lead Sinn v:f•nr.t,_',-- s is__ EED the urban design effort to successfully achieve the vision and design requirements. Ap 4 MED A.LVAREZ.AAA,LEED A„F,Principal and Project Manager,will be responsible Ansbella So,lth,IL', for the management of the project and the day-to-day communication between all team Mario Suarez,Assoc AIA, LEED AP members. Michael Ehrling f s r 7LIE L. DE 0-iiilel'iqTE. Sr. Urban Designer/Project Architect.will provide support M!icn,,I F 1cGe ,..AlA.LFE^ for the urban design and architectural services involving visioning. pi ograrnming,and AP BD-C architectural massing and design. _any Rosenbloom.Al=, ' �:r 4 `i -!*"[mow "'#'u.. .+.5.t,,,. , _ y" _ - , '1"` t'I $ _ 'rte r Market Station TOD District Master Plan Cape Coral CRA Visioning and Zoning Master Plan ...._.____. 0 .,.N:E PEOPLE PLACES. .» I C ARCHI — FCTc_ PAGE 33 REAL ESTATE Request for Proposal-Solicitation 16-6546 Sale of Gateway Triangle Parcels �' 'r Packet Page -280- December 15,2015 1/26/2016 14.B.1 . Co -ter County Tab IV Experience&Capacity of Firm- BERNARD ZYSCOVICF@, FAR Principal-in-Charge Bernard Zyscovich is the founder of Zyscovich Architects and serves as its Managing EDUCATION Principal. With over 40 years experience,he has led creative teams on a wide range of Bachelor of Architecture Pratt Institute 1971 projects from the urban planning of major U.S.cities to the architectural design of high-rise residential, mixed-use,retail,and commercial buildings.As the visionary on many high- SUpecial Study Di A in Urban Design profile projects. Bernard draws upon his extensive work with multiple stakeholders and Veniceniversity,Italy 1969 rchitecture broad-based public input to create implementable redevelopment plans that are embraced by the community.stakeholders,developers and elected officials. REGISTRATIONS Registered Architect in Florida#AR0007a10 Bernard brings to each of the firm's projects an instinctive understanding of architectural context and the connection to the surrounding environment as a result of his years analyzing New York 4050993-1 the massing,forms and features of the urban fabric.This holistic approach allows our projects New Jersey e21A1o1705600 to enjoy a continuity with the essential aspects of the environment while establishing a Pennsylvania itRA403495 1 new,integrated expression of that uniqueness of the place. North Carolina arrss RELEVANT PROJECTS INCLUDE: GeoigiaaRAoi 5oa • Midtown Miami Master Plan, Zoning, Architecture & Entertainment Block: Tennessee 4103991 Midtown Miami, likely one of the largest urban infill development projects in the Illinnisar 018009 country, encompasses a 56-acre site formerly NCARB Certification.26130 used be the Port of Miami as a storage facility a ' * o,shipping containers. Identified by Zyscovich y fi RROLIATIO6t l AFFtbrATIONS as a potential mixed-use district in an early plan r r Fellow of the American for the City of Miami, the firm identified which r Institute of Architects(FAIA) blocks should contain retail,which commercials Member of tee American entertainment and which residential. It includes m. --, l4 x Planning Association(APA) two officejshowroom buildings with ground floor g pM j t"' 10 rob n/ti U ha L5 retail,di,ing,and shopping that are separated by a , 5 1 Y Institute one-acre park.as well as o condominiurn hotel w ith s abundant corner uses and commis;rit y theater t '« willcn will offer cultural activities. `GAGE T S Getting Rea/About 2 Midtown:A 28-floor tc;'.cot,modeled on the urban streetscape.comprises residential Urbanism.Urban Land and work;live s.p -e,rent rational and athletic amenities.ground level retail,and internal kitty:tire,o,I ar 2005 parking. IJurcerour PubI'cet;ons.n National Journals including • ParkSquare Aventura Mixed-Use Development: Master Plan and Architectural Arch,ectr,rai Dry st in e,ror Design of a 7.39-acre site containing the area's first pedestrian-friendly, mixed-use °s'4"a°°Archtteaure.U,6an and �; ea_Jrt ply community.The project includes a hotel.Gn assisted living facility,restaurants,retail commercial and medical o'fices, townhorries, apartments ra community park and Ll:_I`LGAuth Jr iies• A par king garages. C>. cisauonwithBernriid ✓scovl-k abou?Rea( • Grove Garden Mixed-Use Condominiums: Master Plan and Architectural i) sign or a 76.000 _,F, mixed use Ieside-'t ii complex wrth a a e ,ce' ' .c '3 S�mr rlannin a -'( _ F rg commercial component in a historic> - paw l Pe so u!'yin ale_, i�eK Yore � n a nboi ho c scone icn found t * "" f4 g�f! ' a contextual sutr it or the five- AI err a, tuteof 1 ii j`` r story Grove Garden -onaominium Arcot is L5,ge Fern •» d while preserving the Roundtcel'.Pea/Urbanise,`• y t"" ;11,1,1113411M1111.C gift . original historic La Casita Teahouse Philadelphia,PA • �%x,,.,t dcc.0 Af i-tip I (Taurus Bar). N.E.PEOPLE PLACES. `..w Os'1 H REAL ESTATE PAGE 34 Request for Proposal-Solicitation 16-6548 Salo of Gateway Triangle Parcels Packet Page -281- December 15,2015 1/26/2016 14.B.1 . Cote''r County Tab IV Experience&Capacity of Firm- -' . - SURIA YAFFAR.ASSOC.ALA, LEED AP Principal;Director of Design Suria Yaffar is a firm principal and the Director of Design.Suria has worked on a variety of EDUCATION Master of Architecture planning.urban design and architectural projects for public and private clients throughout Princeton University 1990 the United States.She is experienced in all phases of the planning process including Bachelor of Architecture community outreach,consensus building,strategic planning and urban design,as well as University of Miami 1987 all phases of land development.Suria has served on regional ULI Advisory boards and conducted university lectures on master planning and architecture,and her work has been REGISTRATIONS published in the ACSA Journal. LEED Accredited Professional PROFESSIONAL RELEVANT PROJECTS INCLUDE: AFFILIATIONS Midtown Miami Master Plan. Zoning.Architecture & Entertainment Block: Associate Member of Midtown Miami, likely one of the largest urban infill development projects in the the American Institute of Architects country,encompasses a 56-acre site formerly used by the Port of Miami as a storage facility for shipping containers.Identified by Zyscovich as a potential mixed-use district Member of the Urban Land Institute in an early plan for the City of Miami,the firm identified which blocks should contain retail,which commercial/entertainment and which residential. It includes two office/ PUBLICATIONS/ showroom buildings with ground floor retail,dining,and shopping that are separated SPEAKING ENGAGEMENTS by a one-acre park,as well as a condominium hotel with abundant corner uses and a Published in the ACSA Journal community theater which will offer cultural activities. Lecturer or,the Faculty of 2 Midtown:A 28-floor tower,modeled on the urban streetscape,comprises residential Architecture at the Univervty and work/live space,recreational and athletic amenities.ground level retail,and internal of Miami and Florida International University parking. Lectures Nationally on Issues , ;s t s- of Architect-we and Urban t d a Planning . . �sr� � '[a ac.t} based Regulation vs x s %,,,,,:,7160-_, ^ ,r any 'a 1..>a ,ly, 'a7a 5,w roan ua d Regulation r New �,,,,,; °r„ a n ,",p ,i,,�� -r � "i �d?t°�O.- ,. ri' = t, fo b res P31 beach at r„-lYg- "54 yr '''''''i'.2.'4.:" w `,e - 1, 3 r :,_ e� CAF Annual r e=rcc -,.a., ,r. e`xt . � *3i- ,`+.a, - o`tl t+rrei.a 4 .�_ a , �f 4 ,frs` s z t 44.4'..,±-4.7.:.'w,. LrA a,a=7 3 Li' I , ,, ' v r k-;. �* ".t 'Le o L_ainno in Holiyw000 `,. ry` a:' Elea at the 2006 Annual r' �. +: .. e_� ., c ,. • Mane Wynwood Special Area Plan:The Mane Wynwood Special Area Plan is an .,,.,oclatroe of Urban Planning integrated land development proposal that outlines a set of development standards Technical A istance Program intended to guide the development of Wynwood.The plan focuses on the southern of the Council of the Souti,er District of Florida and the edge of the warehouse district and calls for design standards that encourage a flexible Cal ibb=_an Institute of mix of building uses and the integration of public green space to create a vibrant � evelccn,ent community.Streets ots than were disconnected from the street grid when the warehouses Rca;Urbaron 'cyn:�ie were built will be reconnected.The finely-tuned mixture of buildings will accommodate o!the 2005 Gymposiunr commercial,hotel,retail,industrial and manufacturing uses with live-work options. 'Rev it g t;,c Re !e,el FT i,co Plan. Pu„r;cl,._t. .CentF r:.Fi r E-tla JnF�c,r • Grove Garden Mixed-Use Condominiums: ,— -.' { y fr/aster Plan and At chitectural Design of a ` - � s *5 e° r 14,. :'� Urbe werone f -.eY.-ar 76.J00 Sc. mixed-use residential complex a ," r„ 2oc A With a co^u•nercial coronc non` in a ?Zlstoric i.�-,'sz� . r h < .. .�"n,r n � _ neighbarhood ly sc ovich found a contextual "" r rgeyvmr° - ,,� ._ r n solution for the five-story Grove Garden `� ubr Condominium development while preserving f.; _ r the original historic La Casrta Teahouse(Taurus ..,.,:;,:',,,:1".:"-':"f. ".' 1 .r Bar). ,,E%14,KE PEOPLE PLACES. A., F _I = C T u__ PAGE 35 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -282- December 15,2015 1/26/2016 14.B.1 . Cotter County Tab IV Experience&Capacity of Firm- . _ . j CINEBlSTRO COBB THEATER 77477 NW 72"Street Dora!,FL 00172 The project was created as a prototype for a national chain of upscale mall-sited movie AWARDS theatres with the intention of providing a"red carpet"experience for adult movie-goers. IIUA Zoos Fusing the original lamour of early Hollywood with a 21st Century approach,the project Best Hospitality Project 9 glamour Y Y Y PP P 1 extends the movie-going experience into an indulgence in fine dining and lounging. Its KEY FEATURES primary challenge was to provide adults who wish to avoid the noise and commotion of the Restaurant mall experience with a luxe immersion in a sophisticated venue.The concept includes such Concept Creation/Branding unconventional theater amenities as an elegant 48-seat restaurant,bar and dining terrace Space Planning and plush movie seating in the five black boxes where viewers can enjoy a gourmet meal Interior Design as they watch the film in the comfort of a private-style theater. Each of the five theaters Millwork Design bears its own color theme.Additionally,valet parking,private entrances for clients,and a highly sophisticated interior design make the project an ideal venue for corporate events, Artwork Design exclusive fetes, film festivals and Oscar events, as well as simply for cocktails, relaxed EFSE Selection entertainment,and dining. Environmental Branding The firm custom designed every aspect of the 20,360 SF interiors.from the lighting,wall CLIENT/CONTACT cover ings.and floor coverings to the signage,bathroom decor,and graphics. In order to Cobb Theaters 2100-A Southbridge Parkway evoke the essence of Hollywood grandeur and the drama of a black box live theater,the Birmingham.AL35209 interiors are suffused with gold details, lush textures,and high gloss surfaces. Projection Robert Cobb _screens are draped with diaphanous tulle where custom printed wall coverings depict black 205.802.nea and white scenes from silent films as part of the bar concept. A sequence of oversized. gilded frames serves as wall panels on which a montage of movie imagery is embossed.A similar montage with verbiage relating to fine food surrounds the concession,which serves a connoisseur's selection of delectables.Similar elegance has been applied to the cutlery, dinnerware, and menus,and the bathrooms are appointed with beveled-glass framed mirrors and black walls as an extension of the black box. Furthermore, each of the five theaters bears its own color theme in such dramatic tones as crimson,indigo,and creamy cold. Floors are polished wood.and seating is richly upholstered. The project, the first of its kind in the nation. successfully projects a unique and highly sophisticated identity that is being reproduced in other locations with great facility and recognizability.Zyscovich has since helped Cobb extend the brand by designing theaters in Vail,Colorado and Atlanta,Georgia. . . . 44 Ii> F -_- sue'. _'•*� , a rs I r{r 1,iil Ijl , *s " :. 7 , i14q, t ? , "' �3 i t Y .i - r 31 t ,, ,. .1 � "„fir , i ,r. n _ �1 r 14,1 I F , .,,F ew' eqr y' w j$,.+a u a e+14, ir' .„g „�;i '�. � 1IY�Il � -n" A 1 I -7'77,4rniii. , . J4.4..!,-,00,:,, , . 1 -- _ ,,,,---F,-- _ 1 -c:1 fe4., ,. ,_ ,._,,,,,_,, ,,.:, , . , 1 - .--' . ' ' ' 'I '''. :-' ," c i-i,E"PEOPLE PLACES. ZYSCOV[ CH _ , _S REAL ESTATE PAGE 36 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-283- December 15,2015 1/26/2016 14.B.1 . Co per Go- my Tab IV Experience&Capacity of Firm- CAPE CORAL CRA VISIONING AND MASTER PLAN Cape Coral.FL Zyscovich created a comprehensive Vision Plan for Cape Coral's downtown—The South KEY FEATURES Cape CRA.The City of Cape Coral began as a land-sales subdivision in the late 1950's Vision and has grown rapidly as a bedroom community to nearby Ft. Myers and Naples.Today Long Tenn Visioning for Community Redevelopment the city is 120 square miles,making it the third largest city in Florida and the largest city in Area Southwest Florida.While less than 50%of that land area has been developed,the population G'eated New Regulatory already exceeds 150,000 residents and is projected to exceed 400,000.The vast majority Framework of the City is developed with single-family residential uses and,unfortunately,the original physical plan ing development of the City failed to plan for adequate commercial land uses.Today the City Recommendations possesses no true commercial center and relies heavily on suburban strip commercial patterns Market Based Solutions to support commercial growth. However.the original downtown area,the South Cape. public Outreach and possesses the framework to re-establish itself as the City's only true downtown district. Coordination Established in 1986,the Community Redevelopment Agency was created to address issues vehicular Circulation that directly impact the future development and quality of the South Cape. Infrastructui e Needs The Vision Plan establishes a strategic road map for the CRA to manage the future Assessment development of the South Cape with a focus on major transportation corridors and major Parcel Profiles areas of the city that are currently undeveloped or underdeveloped,and on opportunities Traffic Analysis and strategies for the inclusion of neighborhood amenities such as parks and open space. Streetscapes neighborhood gateways, improved connectivity, and appropriate transitions to nearby Open Space and Bicycle commercial and industrial areas.The Vision defines and reinforces the South Cape's unique Network characteristics and develops a viable economic strategy for revitalization.The process of Redevelopment Incentives creating the Vision involved close communication with the CRA Board, numerous City Commercial Facade Incentives agencies and stakeholders to ensure a coordinated.viable and practical approach to 'and Development F�egu!at ons pro — promoting the South Cape as a vibrant downtown district. The Vision Plan established redevelopment strategies,created lone-and short-term goals,and identified and prioritized Economic Development attainable capital improvement projects.Later phases of the project will include adjusting Cli.NTICONTACT land development processes and reculations to streamline revitaiization efforts. As part Cape Coral CRA of toe implementation of the vision plan,Zyscovich was hired to do a zoning regulations '.231Cre Coral"ai.'ay Lap ' FL 35094 analysis which led to the firm handling the update to the CPA's zoning regulations. ohn a-ouson :395,95015 ---- .. u"u '-� op � -..,/� y� ~ah m7 r�� yyss9i ,y.�� 1 •;_PEOPLE PLACES. ZYSCOVICH PAGE 37 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -284- December 15,2015 1/26/2016 14.B.1. -- . Collier Gou-iity .........„---%....---.....,,,...........--........ Tab IV Experience&Capacity of Firm- ",i:2 1.1'r,:':,,-..; -:--y,..:..-,,-,-, ------ ------------------ ---— - --------- -- -------------- , -i'Ati•- ,;17n7,:,:'''''5?-; ' ,_:::::;`-: :::::',-.'. ,--',..-'-.:',..-- 7i.ti,i...Y.,;;Eif'-.':::::-.= ' :.-.„.••• .„,Tii,-.-, . -:: t.,,,-,',:,x, , A i .."7,:Tro,R,,',4,'-',',.',-,',-,;; ""...,..-e■ ','-'''''.;:'''.?,.;,'":.;;.1:i. '.------'t. 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Sale of Gateway Triangle Parcels Packet Page -285- December 15,2015 1/26/2016 14.B.1 . Coffer eouvrty Tab IV Experience&Capacity of Firm- ,'"")= n Lit t n . t-rt t 1 smaHost nr:atiPQ„ With a national and international award-winning project portfolio, Manhattan is recognized for constructing some of the world's most highly regarded structures. he SUCCeSS Of th0Se truj a [iOt c.),J-s alone oring Ine technical kuovr-nov,t and proven pFoteci. Constructing a space with features that glve yO'J rnaniagernent, but,t\that.Lnsunguisries 33 maO e the most value by providing an envlion!'-nent vythere OU1 unigue collaboraTive approacn Our-trademarked people are comfortable and productive will pay Driven l-tre Constraction'll'F:ervice or oif for ,,teals co!'ne. v collabuffating\filth ypu : latteetiLer Peeigners. sutpconTractote ane yOUr ute:tectr■team, dey'eL1);:., . _ -.) Builder-Driven Pre-Cot staaction Manhattan PAGE 39 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels December 15.2015 Packet Page -286- 1/26/2016 14.B.1. eotrier County Tab IV Experience&Capacity of Firm- vi,1!...tslfaliteix:40:04.%44--01441-1441iatigtflfhWki3.-.M.VN,ViPiNt-Or :osottflvzFvitair.kroe:.Oat *ow F,.,,..ziomq;;I.,*,4f,402::v6iiiv:Algfoor31-tivt,z10401xiwirt,44t,.....;4:v.1,..:945i246iiiitiompiotos.*:r.:, - v ; the ,:::-" L L) past r • r I r r,21 -rat:an and ',-Ifemaf:or.:al a1,,ard-vv4,,nr.ig project Dortfolio, Founded boywLn.eHr..shr ];t,Rooney,f 'Inas necome re-2,c)gri:sed czinstrucling some of t remained rth:; ocnae y family G1 5: MO:87 jr i rega.,-jed 51,,JC,Li! generations. How IVIanhattan WasAlamed ane ! C"C-E2 Inc ITI`3"-Zt In 1896 the corriPan founderstraveledto incorporate tbecause Oklahoma'was, "Territory"elid would not become staterrt until::1907 thbari leg6e!d:-: clerk-stated t cizied a , ithe, a'name arid be6ause-..;:_i -.they were in the,rnidrilel: Of Manhattanqhat whe first thing ( • —A; ' 1; came to mind__hence :, the iiame1Vanhatta,-t. Manhattan hold the f- first torporate.cliartertry 41),eState:xlpilaliprn!agr. PAGE 40 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-287- December 152015 1/26/2016 14.B.1 . Co per. County t Tab IV Experience&Capacity of Firm- . CORPORATE OVERVIEVV Since 1966,Hole Montes,Inc.has held fast to the business is * z. l'.._.�? philosophies and professional practices handed down by - .,, our founders: to be one of the most trusted and reliable f i' 1 t. full-service engineering firms in Southwest Florida. gg r:" -r , Customer satisfaction and service; technical expertise; 4 gj ! ' quality of deliverables;and dedicated project management ' t.f ∎v q- � i are such principles. We ensure that every project you a f q;N r , ``,., entrust to us meets the high standard of excellence that 4°'', you have come to expect from Hole Montes. i(�i` , s+„> With full-service engineering offices in Naples and Fort /i ) Myers, Hole Montes is strategically positioned to provide 1f, �.- . , you with the design and management expertise necessary Zrlr' � ;.-�`''7 to achieve success for your projects. Whether your next ; '>! 'i1 . project requires environmental engineering, land planning, -1, =,fit "1-; '4.. permitting, zoning, storm water management design, Gateway Community transportation design, or surveying and mapping, our project managers are seasoned professionals who have the So much has changed since 1966 in Southwest expertise,training and availability to assist you in achieving Florida... but not the principles upon which our firm a successful conclusion. was founded. Full Service Engineering Tailored To Meet Your Expectations From conceptual land planning to zoning and growth management issues, we have the capability to formulate Land Development,and Site Engineering -Whether it is a strategies pertaining to Developments of Regional Impact fraction of an acre or thousands of acres, our team of (DRis),Comprehensive Plan Amendments and Planned Unit Developments. Hole Montes' Land Development Divisions seasoned and elnpment planners; and engineers can P convert a co ._s;ua' +.i=c Flan into Sr ergin,eered and are managed by George H. H srransur P E., Senior Vice economically t b _ Oesigri. From the earliest p.annung President a Principal c P al w th W Terry Cole, P.E. in our stages.throLjgh oreOminary design,pernhtirg final design Naples of rice ario in Fort Myers, e work s accomplished and production o`-.-nstsct+or drawings,all our engineers through the guiding banns of Richard E. B ylanski P.E.and Si d r_.,t-d sr..i<-:,_s have one goal—to meet your needs Thomas W McLean,P.E. and€s/,ecca lo, . Planning — Led by Robert J. N1ulhere, F.A.I.C.P. Planning Our ultimate design solutions must be sale, acceptable, Director, the firm provides expertise to both public and affordable, and an integral part of the long term plan for private sector clients, with significant expertise in public your community or aeveiopment project. We have one policy developntant and strategies and securing land use fundamental charge,to provide safe design work. Our goal r ism' far pro.ectfi resong in sire from just a few scr s r t, t l.M. t vou- _ o their 'Wi rea+l>,tion. Gur is area's to ,F''c'rai ,i'u5d!'d aLYCS. sp_c;f or 50" 0'. con moment to you Is to provide practical engineered 5 owtr ,t r ge rr poiicy, zoning and land solutions to reach this goal whine maintaning the health oeveloorn:+:t reps.l to r, economic development and and a?°`ar' c'the adjacent business community and the dit ,ficcton, n alr.Jal resourcc protection; urban design public and neii b r scrod planning, Incluc strategies for promoting infill devr n pr ent and redevedopment, cluster Hole fvlontes has been instrumental in tne planning of d compact mixed .0 develormen., rural land. and Sou tw est Flonda since its inception providing the agricultural is,ues transfer of development;1[d-its and ether framework 505 infractit.cture .o prestigious communities + dvetivv iilc6nti.e driven and ;r_foimar,re .;aced sue, _" C''`'''''''''''"Y• y'irry_ ds, C cis Cypress. Quail nest: regulator ,rogra, , site planning, design, and -Ida, _eel., _.c .u, Ponte, and many others. ve:velopment consultation; ordinance writing; ant conflict resolution,expert testimony,and public facilitation. PAGE 41 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-288- December 15,2015 1/26/2016 14.B.1. Co -per coer.-t4ty Tab IV Experience&Capacity of Firm- , , _ ',...+ ...1 RATE O RViE Hole Montes is a full service firm and offers our Clients the benefits of a staff of 56 top notched professionals that Your project is not just another number for Hole Montes... provide land development, planning and these other Your project is always our priority. ancillary services: Survey and Mapping -From the beginning, our Surveying and Mapping division has also been instrumental in the growth of Southwest Florida. Over the years,the Surveying and Mapping division has provided professional services ,.,,° i ranging from residential surveys,boundary and topographic surveys, construction surveys, right-of-way route and `,,: p- design surveys, specific purpose surveys, hydrographic '_ surveys, legal descriptions and subdivision platting. The .r k I , Coconut Pointe field crews are equipped with the latest technology to , rl ilf e Regional Mall & ensure accuracy and efficiency. g ` Lifestyle Center Transportation Engineering — The division has been e,r recognized as one of Southwest Florida's leading providers of transportation engineering design and inspection k` i H- f services for ryiny years. The division has provided professional design and management services for some ofd` the area's most populated roadways and for every - y'l i =, municipal airport in Lee and Collier counties, including *,,5 r �-- Southwest Florida International and Naples Municipal ,mod Airport. a z A 74 " e .e Naples Bay Engineering —The veteran teary of water, , e.. f `, �'A so a wastewater and water reuse design professionals who, , individuals;', are leaders in tn.'ir profession anC as a t.eam offer unparalieled pacal cleHgr. ezportise. ■- pros cts designed and managed by the E P vin nnrnenta Engineering °i r ar,e an ice f- m retnnnal w es .v. t r reatrrment facilities to cn n ea municipal c w .r at treatment plants, �r F ^7 r r'aj r utility relocations and r tan i , n for water v. s er and �* ' reuse distribution systems. Currently, Hole Mantas serves a 4 T,%-,,-..,,,,- ^,t as the General Engineering Consc itant/Engineer of Record -,� `7� for four of the largest public utility providers in Southwest *r �� ' , , . � •^`� - ,c,can Sound Florida including Collier and Lee counies. i 4 - Construction Enaineering inspection — hounding otis Hole Mons' range of professional service options is Lie firm's Construction E nameerinp Inspection (CEI) di v n. :his I �: ;ivis on -s provided a b c d ran-a uf CEI services tor bott, t .; arg sal and in tuout Coli.er,Lee. t 8 /4 ■Sara o Hendry ci:)e Soto co Hole Hier offers c "T€ ..,„iii el a vas y of rip r nc r so: r ..:,,atilt o tract r te ope a i, co s.ma on and bid prep i i, CPM r _ lr` bed ii ii , matnnals procuren,ent, se_tection and o ., �� a � n er n t o i o r st i co dl nt quality assurance and � t � TPe iantati0 rprate t yep nn , cos support for conceptual design io,,,� !,,. ;� a,. ,t,. studies; preliminary design review detailed conrl, u_tcnility reviews: contract review and _,orations; development of financial reports; document control arid administration; and defense and negotiation of claims, including litigation,mediation and arbitration. REAL ESTATE PAGE 42 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -289- December 15,2015 1/26/2016 14.6.1 . Co ler. Couvnty Tab I1 Experience&Capacity of Firm- . EXPERIENCE At Hole Montes our objective is to develop strategic alliances f x with our clients—relationships that will enable our staff to x r r 41. '_a C` serve as an extension of your staff,thus making it possible for " 'L' ��a Hole Montes to adhere to pre-determined schedules and ' budgets, and reduce the opportunities for surprises during ;w ' f design and construction. 1 f, ' . t � MiromarLakes This objective has made it possible for our design teams to .r , rya �Ce� 't- develop and manage more than 4,000 individual projects with — —°` # and Goff Club a value in excess of four-billion dollars in construction over the 't ,. i;:`r f past 45 years. Additionally, this objective has been a critical factor in our ipf� ,� y I,, firm's ability to remain true to our Vision—to provide clients 1�` to `;'j with innovative, yet practical, effective, and economically ? `' i , ++!AN. !/ sound, design solutions that allow for the enhancement of a r "!+ „� project while satisfying the expectations of the project's i "`-"' -,,,; '\"! stakeholders and our Client Commitment—to staff every ` project with experienced professionals who are skilled in the ' Gateway latest technological advancements in engineering, planning, ,. ,�s s;", "- and sustainable design; professionals who are dedicated to meeting your expectations for communication, accessibility, competency, and scheduling; and professionals who are knowledgeable of local, state and federal regulations arid ordinances, skilled in expediting the management and Local knowledge,experienced approval of these processes, and are qualified to provide staff,and the ability to draw sound solutions. upon the lessons learned from the management and design Go Green from the Ground Up of more than 4,000 projects m _ ;citron to Hole iraon vast experience in traditional Civil en enog(resign,members of Hole Mantes'Highly qualified staff are LEFT') (=--,de'ship in Energy and 'Environmental project:which has been nominated for certification must meet Design) Accredited .r rres,iorals who rrter able to hung certain o-.requisite. and oetforrnance benchmarks,inclucinp fiustainhorst Dscign cite a so roCrir next project at least,one LIED Accredited Professional'5 Cd on ou oour n team. With a very limited number of such professionals in the Hole iv!ontes certification by both the United States Geer Southwest Florida market, Hole Montes can help you roach Building Council (LIED) and the Florida Green Building sow sustainable design goals and objectives." Coalition allow the firm to provide clients with designs that are -_ -e to the protection of the environment and oar natural in order to achieve -EED certification, a design proiect must resources,as v_i as the health, safery,,,,rd welfare of otiose merot :o,ic criteria 'o site sel:sction and I.e,,nalc,; ,no v, ut.il c<tF sie■ o.ries,is nla• _ct m; unginee'ec by c_. , n.- 1 denst,, c.;mrrasis, corn _ vity; preset <lic', Ho e !vicatiSs2S anci our r_ieast. add ressokmiun of c space, 'r cc ration of ....ale , dated giavvrater are anci brach:voter stomtwoter T., r rD ,ca_, rvt;an arm rhoricto Green Burding s it, .,d urre areas v, ,o,'vs ia',o 'r; r, Ccaloson _..0. ,r.r, ''Cr'' r _ a .t-;i_advent and r,i . a.Ireed s_ acs a,' Hnle t p ea can d, ',n. . a -r ter riuz r __ r-arket s, t:,tine cu ent sir ._,.,,. ,_various leveis of certi ratio t a a arose ., votae s"_-a,,a„-lit, locus in the mar;_tprd,e," said Tnomas M. Ira 0r o:eo and in 7.aase its marketinr sot entlal. C - _ and _ d_,,dent S Ino 'ions' 't' PAGE 43 REAL. ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-290- December 15,2615 C. 1/26/2016 14.B.1. Co Yer Coi-rtty Tab IV Experience«Capacity of Firm- ,,, f & � kx �'' ro '•? .0 ! � 7'; ad 4 f m cs aA d ' -yu:` '" 1A?'e 1 I'n RY -C "\ • y , ° 1 , t '` !'ar''T w � .r >r,--•r' ,,p x .,a�-+P. k -' +�C i cn Iv rn.a+b+ort �,Gurl Roy Group f r mn e Y ". �. 7.i$ '�1 �' fv " .x 14 Aaokv+d hn is.- n r ;. 33 � mJ T 1 .� 4 s s . ` n 3 ss a s ' • ry A* , r7'...77,: ',..;,...,:....-" , """.''"' "�x, a :'7 : ,.te - ':1 , '',x,,, Pr q.. ,E asr +Y's % .„....,.3.,... 1 % „g ,�y ��''{''"m"+.+yi j,,,'py}}s`.syy0 ..r �r `SS,i}` S , 4`x '!. '.} [: ,RtrffY 4 'h¢Y, ` i.2''�ICr, * -,r4,1 !i .(mewCz.r m.r'"' sC "7."'C C Kt G «k,.. A.' .d ils',i'',1 e v EaR"uWf '. %`'';. Fiddle's Creek Residential Community: Naples,Collier County,Florida This 6,000 unit resiclentit%golf course cor7murerty encompasses 0.932 acres located In so athern Coiner County.Hole Mosses.Inc.has provided e;Setsve angineering and surveying rc,?sandti r napeted le pia nningerlcrenvirenmentat p i1t9ngof is ongoing v>ie �.. ill f id.11=r's t. •i, n-r:, ! ;N^.; o. e on!'{ue and coral rr'novB srrtnikrmEart b,'fwk'en CLIENT:Gulf BAY DrvnI.OPMENT .,.u_� r,_ and y sate �,d local re_wz.lz'c zf.- _.u. Urd ,l, , 'C_rnen?, C)tSCIPLINLS: '''Cn,.^ 1:n'. CI SC :?'li t7 '-, icr't,r,:rn E'-'clinveLopmross rlz TO ,CIVIL'N'GI rEnlri ,__er-:itivc En\noon•an a 9s aYa rata cc Iss3,10. ..,, stir .,le a, __L2nl se I.d;Teu SITE DEVELOPM EN7 . ' SURVEI SEn VICES, .. 0 dev>i 1 P.'^ r tp�V t!�y,!$) t,-JOb&' ?OVe='P .„enCO was :LANDSCAPE ARCHITECTURE "0 I r e d nee c''c-p':Jt ,a nrve-iC_.'leru. KEY PED.EONNEL: Exrenswe cor On,on's,..y-t_ro,_luirea„tr.,s_It r,Fi;5 era Jae Ser e C.Crnequealiy, vv.TERRV COLE,P.E. a a e.u!ly c, ,,- ued w' dlae h,a 4,'a'.Ind r rs. _n va_ccN”-3 -d,auploved and FRANI'J.FEENEY,P.E. Inc ,,. ^a-.ed :rr. ryCc:r-. ih:,ce ,,t_Toe ti li!ttehabtOt=tea un�'5 THOMAS M.MORPH`;P.S.M. of nc ar;p 220 Ceres at?h_sautit ena of the project ANZL.,c aside ac a habitat for wading d, -.rd a t r 1 e-_'e nc „r.i+.e. .t i;ie,H or�?tta-t J •.n'cst ,h 'nl'�:, START DATE .L9A0 nnr-nP n-nrde cIII.Ek va th IS sire rn+ a.nOr,g bird area Ire ;receive SO' _ _ COMPLETION VOTE:ONtioir5c, si a .V u a II,r,Si ,_.,LC r .1,.1 u'lc Ls, ,,C \ ,. -;LI 1 ai, CONOTRU I Ora COST 5130-' MILLION Hc ISC.r*eS aNn -. ,^r-.. r,c 0;f'1,7;r rsTec_r tor Me Ce-rar :rity De el-.p-nen' stncts ve 1. ,s eT ^i ',I.. ,k r. i-:,':- t,l'ns r ,, ,rc?ud d OSONsnsOrnF,Oror la _'r ro a io•;10 16 _rrf'ii cinoNso, :Bri Cnc—''-s, rno: 'Id:r:,r ,_f'he CF,.rict , REAL ESTATE PAGE 44 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -291- December 15,2015 1/26/2016 14.B.1 . Co ter eol4 ty Tab IV Experience&Capacity of Firm - V ';'+r a! �.111,. ter='1'^^"" rasm- � f + t 'i s>� ' ... .�� .fir,,+ .' . "`P' �«. - r Kv 3 j �, i x•," �£a1i, . TeX r t 2,414 ¢r L � `, `,,, '!e t: i". 44 y,t. fir. ' " _ �' ti.it. 'i0.` �ry .-y�'".. Naples Bay Resort and Marina: Napies,Ccliier County,Florida Naples Bay Resort and Marina project Includes the 97-slip full service marina with fuel dock and the expansive hi by amenitized mixed-use residential and retail ne16hf%orhood and a luxe-v S u el. CLIENT:ANTARAMIAC DEVELOPMENT GROUP The( .1 S G KCsbi:I _'me E iderld-c Es-defeinati„n c.herine ru- .os rearm DISCIPLINES: r r ot't a 5 .pnsioue kuites, n irl..S saris collets, fitness c n . SURVEYING izer ,N 1,6ri 1 klIY; ,. ) `Ci.3 0e le wk., Ilnn 1 ,oi v.t:ha .1,I r.ut SITE DEVELOPMENT ems„ Falls. PERM r II u SERVICES CONS-RUCTION I NSPECTION SERVICE` Ip,i ,_(ton r ,.e*PE ciiCctae3':a pole PF: .1e:,Inc.u •i; .,ed ate Inrova stosre, v 1,7,'146 m tt ev .:iloir 111 reee n .t; ;,i rl by i n .11 ile. Cfiin' LEY PERSONNEL: I -min _I_ubexinefi iiL,iv If Cuy of Napie, d I lug,a GEE. '3E050E H.SERIVANSON P.E. MICHAEL I.Rooals r s0 0.1+:0.irten>i c dk:doement of:h__l.e.eare`ul design and coordination was THOMAS M.MURPHY,P.S.M. i, ry c nenres"ST.I -T.,to iI,..Ire.3 c.omm odation Of all fecifi ie above ;T1RT DATE TF PT[ME-ER.2504 and b-lo•3,ground. COMPLETION DATE.2000 Corsi Ruceio':Cosi:S10G MILloe, PAGE 45 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels December 15.2015 Packet Page-292 1/26/2016 14.6.1 . Cotter County Tab IV Experience&Capacity of Firm- b srfi• W. Terry Cole, P.E. Total Years Experience: 31 Vice President/Shareholder Years with Hole Montes: 25 He managed a budget of $2 million per year for Mr. Cole has experience as Project Engineer and Project maintenance and utilities for base facilities. Manager on both civilian and military engineering projects. He has been involved in planning,designing,permitting and As resident officer in charge of construction at the Naval construction on a wide variety of facilities. Base in New Orleans, LA, Mr. Cole was a Contracts Administrator. He supervised coordination, planning, At Hole Montes,Inc.Mr.Cole has been Project Manager for inspection, change order negotiation and project many land development and municipal projects. He has acceptance for a wide variety of more than 100 projects managed projects from the design and permitting phases with a total construction value of $23 million. Projects through construction inspection and infrastructure included runway and taxiway improvements, drainage and acceptance. He has worked extensively with Naples sanitary sewer improvements for base facilities and Community Hospital since 1991, successfully completing construction and renovation of new and existing buildings. projects that range from parking garages to the expansion of Emergency Room facilities. Signature Projects Naples Community Hospital Downtown Campus Other major projects include drainage and roadway Naples Community Hospital North Collier Hospital improvements in Pine Ridge Industrial Park ($6 million Quail West construction cost); Quail West, a 1,200-acre residential Olde Cypress development including a 36-hole golf course; Fiddler's Palmetto Ridge High School Creek, a 3,930-acre residential golf course development; First Baptist Church of Naples(Church and Academy) Olde Cypress, a 470-acre residential golf course Seacrest County Day School Expansion development; Bridgewater Bay, a single/multi-family Fiddler's Creek development; the master planning and design for First North Naples Research and Technology Park Baptist Church and Academy(100-acre project); Longshore Pine Ridge Industrial Park Lake,a residential community. Education Mr. Cole has designed facilities on many other commercial/residential sites. They include: Radiation Bachelor of Science,Civil Engineering, Therapy Center,Sports Authority,Collier County Production Texas A&M University,1983 Park, North Naples Medical Park, World Tennis Center, Briarv,00d and Safe Harbor. He also serves as the District Professional Registration Engineer for the Lely Community Development District and Fiddler's Creek Community Development District. Professional Engineer,Florida#42347 As staff civil engineer and head of facilities management at the Naval Hospital in Newport, RI, he was responsible for maintenance and construction of hospital facilities. He directed a Public Works maintenance department and coordinated the design and construction of base facilities. - —9 0 Encore Way Naples.a{es Florid, 341.10. 230.254.2000 . t200 t'ktisi: y Creek D;lye Fort!t yers,Florida 33919 235.985.1200 HE3LE FVIONTES REAL ESTATE PAGE 46 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -293- December 15,2015 1/26/2016 14.B.1 . Co Ter County Tab IV Experience&Capacity of Firm- _ `- Thomas M. Murphy, P.S.M. Total Years Experience: 29 Vice President/Director,Survey Division/Shareholder Years with Hole Montes: 28 Mr. Murphy is a Vice President with Hole Montes, Inc. and Signature Projects manages the company's Survey and Mapping Division. As a • LCU/BSU Emergency Interconnect;Lee County Florida licensed Professional Surveyor and Mapper(P.S.M.),he has been • Minnesota Twins Expansion Parcel,Lee County responsible for several various types of surveys including • Boston Red Sox Spring Training Facility,Lee County Boundary, Topographic, Right-of-Way Mapping, Mean High • Gladiolus Drive widening,Lee County Dept.of Transportation(DOT) Water Line, Hydrographic Surveys and Construction layout on • Picayune Strand Restoration Project,US Army Corps of Engineers many large residential developments including multi-family (USACE) condominiums. • Merit Island Pump Station,USACE • Carrell/Winkler Utility Improvements,City of Fort Myers During Mr.Murphy's years of surveying for Hole Montes, he has • Extension of Via Coconut Point/Sandy Lane,Lee County DOT surveyed thousands of acres in Southwest Florida. He has • The Widening of Alico Road,Lee County DOT managed major surveying projects for both public and private • The widening of Immokalee Road,Collier County DOT clients including, Collier County Transportation, Collier County • The Widening and Extension of Livingston Road,Collier County DOT Public Schools, Fiddler's Creek, Quail West, Lee County • Southwest Florida International Airport,Lee County Port Authority Transportation, Miromar Lakes Beach and Golf Club and Naples • Page Field Airport,Lee County Port Authority Community Hospital. • Private developments including Coconut Point Regional Mall& Lifestyle Center,Miromar Lakes,Fiddler's Creek,O,uail West and Sandy Lane/ Via Coconut Point and Coconut Point Lifestyle others Center and Regional Mall,Estero,Florida Professional Registration Mr.Murphy's department completed survey and mapping for the extension of Sandy Lane/Via Coconut Point.The project involved Professional Surveyor and Mapper,Florida#LS5628 three sections of new four-lane roadway totaling 3.8 miles in length. It was designed with a 100 foot right-of-way corridor and required a "fast track" approach due to a new Coconut Point Professional Affiliations regional shopping mall, also designed and surveyed by Hole Florida Society of Professional Land Surveyors, Montes, which accelerated the need for the new roadway Lee Chapter corridor. This segment of Sandy Lane / Via Coconut Point provides a north-south corridor from the City of Bonita Springs to National Society of Professional Surveyors Alico Road. Coconut Point is a 500 acre parcel which includes 90,000 square feet of office condominiums, residential units and up to 1.2 million square feet of retail space. The District School Board of Collier County Over recent years, Mr. Murphy has conducted Boundary / As- built surveys of four schools in Immokalee and four in Naples. The surveys of these schools were required to include a 50 foot grid topo, location of trees, buildings, adjacent right-of- ways and utility indicators including inverts, pipe types and sizes to be used in the design of expanding the facilities. 950 Encore'Nay Naples,Fiorida 34110 239.254.2000 — — --- — — HOLE fVfONTES 5200'Wh'skey Cre r,Drive Fort Myers,Florida 33919 239.983 120E PAGE 47 REAL ESTATE Request for Proposal-Solicitation 16-6548 �., Sale of Gateway Triangle Parcels Packet Page -294- December 15,2015 1/26/2016 14.B.1. Co -rer County Tab IV Experience&Capacity of Firm- [ ' HOLE MONTES ENGINEERS•PLANNERS,•SURVEYORS 950 Encore Way•Naples,Florida 34110•Phone 239.254.2000 Fax:239.254.2099 Robert1.Mulhere,FACIP Director of Planning 0:239-254-2026 M:239-825-9373 Email:bobmulhhere @hmeng.com Robert 1. "Bob"Mulhere is the Director of Planning for Hole Montes,'Inc. a full services consulting firm with offices located in both Naples and Fort Myers and providing services to public and private sector clients throughout the State of Florida. Mr. Mulhere has more than 25 years of professional planning experience. Prior to working at Hole Montes, Mr. Mulhere operated his own consulting firm. Between 1989 and 2001,Bob was employed by Collier County Government and was the Director of Planning from 1997 through 2001. Mr. Mulhere holds a B.A. in Political Science from St. Michael's College and a master's degree in Public Administration from Florida Gulf Coast University. In 2010 Bob was named a "Fellow"of the American institute of Certified Planners,an honor bestowed on fewer than one percent of certified planners. PROFESSIONAL EXPERIENCE: November 2012—Present:Director of Planning Hole Montes,Inc. November 2009—November 2012: Founder,President and CEO of Mulhere and Associates,a full service multi-disciplinary consulting firm,providing services to a wide range of both public and private sector clients,primarily throughout the Sta e of Florida. April 2001—November 2009:Principal, RWA, Inc., Naples, Florida. Responsible for firm marketing and business development, as well as initial development and ongoing oversight and growth of the firm's planning and public sector divisions March 1989-April 2001:Planning Director,Collier County Government, Community Development and Environmental Services Division, Naples, FL.Responsible for all aspects of Growth Management,Zoning, Environmental and Engineering Review,and all related activities. EDUCATION: • Postgraduate-MPA-Florida Gulf Coast University,FL(May 2001). • Undergraduate-B.A.Political Science-St.Michael's College,Vt.(May 1977) PROFESSIONAL-CIVIC AFFILIATIONS: • Member American institute of Certified Planners(AICP)(1994—Present) • Member American Planning Association(APA)(1989—Present) • Appointed by Governor Christ,and then for two additional terms by Governor Scott,to the Southwest Florida Regional Planning Council(Presently Chair) 1. REAL ESTATE PAGE 48 Request for Proposal-Solicitation 16-6548 „ •_,_ Sale of Gateway Triangle Parcels Packet Page -295- December 15,2015 1/26/2016 14.B.1 . eo ler Co- ty Tab TV Experience&Capacity of Firm- IrOk HOLE MONTES 050 Ereore Way•Na,.!es Florida 34110•Phone 239.254.2000•Far,239.234 30 • Appointed to Collier County Development Services Advisory Council(2002—present,Chair 2005) • Chairperson,Promised Land Section of the Florida Chapter APA(2001-02) • Member,Untied Way of Collier County Board of Directors(2002—2008,President 2007) ▪ Member Economic Development Council(EDC)of Collier County Board of Directors(2007— Chair 2010/11) • Member Greater Naples Chamber of Commerce Board of Directors(2007—2014) • Member Leadership Collier Foundation Board of Director(2007—2014) • Marco Island Charter Middle School Board(2001-02,2005—present,Chair 01,02) • Past Member,Marco Island YMCA Board of Directors,(Pres.1996,1999) • Past Member,Tommie Barfield Elementary School Advisory(1996-2002) ACCOMPLISHMENTS: • Elected to AICP College of Fellows in April of 2010 • Named Man of Distinction"N"Magazine-2006 • Named Alumni of Distinction FGCU-2006 • Named 1997"Marco Island Citizen of the Year Award" -Naples Daily News • Named one of Marco Island's"Top 30 Leaders of 20th Century" • Received FAPA"Award of Merit"in 2000, • Received FAPA"Award of Excellence"in 1997,2001 • Lead Planning Consultant for Collier County's award winning Rural/Agricultural Assessment (2001—2004),(recipient of FAPA"Award of Excellence"in 2003,recipient of 2003 Sustainable Florida Award) • Received Distinguished Leadership Service Award from YMCA of the USA in 1997 • Received Distinguished Fundraising Service Award trom YMCA of the USA in 1998 • Presenter at numerous APA,FAPA,ULI,Chambers of Commerce Events. REFERENCES FURNISHED UPON REQUEST 2 PAGE 49 REAL ESTATE Request for Proposal-Sollcitafon16-6548 Sale of Gateway Triangle Parcels Packet Page -296- December 15,2015 �... 1/26/2016 14.B.1 . --,. Go ler Gu oty Tab IV Experience&Capacity of Firm CHARLES J THOMAS Real Estate Planning&Development Consultant OBJECTIVE Challenging and meaningful professional urban planning and real estate development assignments. 1 EXPERIENCE , 1970-Present Professional Planning and Real Estate Development Consultant Successfully completed a wide variety of assignments, including urban planning, zoning (land development code) recodifications, urban redevelopment and urban design plans, comprehensive plans, feasibility analyses, development conceptualization,planning and permitting,and project implementation. Northeastern United States Arkansas,Oklahoma.Mississippi Mainland China , 2013-Present Naples,FL Executive Director, Naples Downtown Stakeholders Coalition Creation and direction of a downtown stakeholders advocacy organization. 2008—2010 Naples,I''L Ozgani.�atiozzal Formation and Support Successfully completed creation of the fifth .Avenue South Business improvement District(BID)_ 1.982-200E Naples&.Marco island.i''i.,Newton,I'/L\ Director of Development, Intaranzian Development Responsible for feasibility analysis,development conceptualization,planning.design and permitting of a wide range of real estate developments including residential, commercial, manna and mixed-use projects. .• description of representative projects is attached. Responsibility has encompassed all preconstruction activities, including site reconnaissance and analysis, due diligence, conceptualization of development program, preparation of budgets and financing presentation, coordination of plan development and project design, entitlement process, including federal (I?S_AC01'., 1':1'.A, I'..\,A, UST WS, etc.), state (FIAT, SI'\V'MD, FOOT,etc.)and local (zoning,sne development plan (SDP),design review,parking allocations and agreements, etc.), preconstruction coordination including negotiation of construction contracts, presentations and documentation, preparation of condominium and other control documents, and preconstruction marketing activities. Responsibilities also included construction and budget monitoring during construction, change order review, preparation of applications for lender advances, sales and leasing coordination and project close-out,including settlement of construction costs,coordination of tenant improvements,completion of sales transactions and loan pay-offs. 1972-1982 Newton,MA Director of Planning and Development(197 2—1980) Commissioner of Public 11"s ks(1978— 1982) REAL ESTATE PAGE 50 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page-297- December 15,2015 1/26/2016 14.B.1 . Colfier C©m-my Tab IV Experience&Capacity of Firm- 1970-1972 Wellesley.MA PlanniT;Director EDUCATION _..� 1969-1970 University of Rhode Island Kingston,RI M.A.,Community Planning and Urban Development 1965-1968 Massachusetts Institute of Technology Cambridge,MA B.S.,Political Science CIVIC AChIVITIES AND OTHER INTERESTS Gordon River Paris Master Plan; participant in pro bono effort of community design,planning, landscape architecture and engineering professionals to create a master plan for the development of a new riverfront park adjacent to downtown Naples. Member, Fifth Avenue South Special Overlay District Staff Action Committee (SAC): SAC responsible for design review and approval of all new construction, renovations, signage and other physical improvements, and allocation of reserve parking,within the Fifth Avenue South Special Overlay Distract (,Appro.\ 10 tears service); Fifth Avenue South Business i\ssociation (Member of Board of Directors; President;approx.8 years service); United Arts Council of Collier County(Member,Board of Directors:2003 to 2010; Tennis; Cooking; 'fhcatre (served as Set designer, lighting designer. Construction manager. Stage crew,Business manager and Production manager for The New Reparatory"Fheatre, Newton,Massachuset ts): Producer:'1'he Maeine Barest Story based on Prom Chocolate liars In Caviar (a made for Television production featuring Maxine Barra t and Florence Il(Anderson) Iii]? • I'i :`1 \ 34 nitr Nt ' 31,-J�Ja PAGE 51 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -298- December 15,2015 1/26/2016 14.B.1 . Co ler County Tab IV Experience&Capacity of Firm - Current and Recent Assignments Retail Prover t z1 ai're.r,Naples and other Florida locations Analysis of properites for acquisition and development various retail commercial clients. ProjeaAnah'sir,Naples,Florida Analysis of potential acquisition of mixed use development in northern Collier County.Private client. 1075 Central Avenue,Naples,Florida Multi-family residential development in downtown Comunnit'Redevelopment Area.Client: Baldridge Properties,LI.C.Entitlement completed 2014. Naples Dssnztomvn Stakehnlderr Coalition Naples,Florida Executive Director.Ongoing. I illreation Support,Naples,Florida Analysis of governing documents to support litigation regarding ownership,management and control issues pertaining to a complex mixed-use development. Gm(idential Proem and Chew,Southwest Florida Zoning and land use analysis of premier property for potential mixed-use luxury residential development;preparation of acquisition and Cmat ice ngpresentation.Ongoing. UehtHnure Point,Naples,I'lorida Fifth-eight unit fee-simple townhome development on waterfront property adjacent to downtown. Client:Signature Development Group.Entitlement completed April,2013. Confidential Prrfierir and Glen!,Florida ''/.sting and land use analysis of premier property for potential mixed-use luxury residential development;preparation of acquisition and financitg presentation.Ongoing. I-"underbilt 13rdel,An,er/ltte,Naples,Flonds Zoning and land use analysis of potential multi-property assemblage.(:lion:NIl Ili Architecture and Pl.caning.Completed March,2102. )I'aivrrn 1)17.re,Naples,Florida Subdivision In split creating fee-simple lots for two attached Jo thing units.Private(,lient..1ppn ed June,2013. 1/erd S/,vi Parking Stud1,Naples i'londa Inventory and analysis of off-street parking requirements for multiple commercial properties in single uwna'ship.1 li-nt Ncapo litan 1-:nterpri;is.Completed,1'cbu t.,,2201 3. 719;BGre Pain/ 4,'enve,Naples,I"inrida Permit to permit dredging,and construction of new ce:IW;dl.t:Lent:Port N an.lrsdale(:onstrucuon, Approved Rlarch,2012. REAL, ESTATE PAGE 52 Request for Proposal-Solicitation 16-5548 Sale of Gateway Triangle Parcels Packet Page _299_ December 15,2015 1/26/2016 14.B.1 . Co -ter Bounty Tab IV Experience&Capacity of Firm - Fist 1iaulec 101 Court,Naples,Florida Development conceptualization and entitlement,four single family dwellings in multi-family district. Client:WBC Partners,LI,C.Subdivision Plat Approved April,2012. I,cnruria Condominium,Naples,Florida Project close-out.Client:Lemuria,LLC,The Sake Companies.Completed 2012. Fifth Avenue South Buanet,r Improvement Dirtrict,Naples,Florida Creation of Fifth Avaneue South Special Overlay District Approved by Naples City Council December 11,2011;Interim Distrrct Manager,2011-2012. Baylronllnn Fifth Avenue,Naples,Florida Parking Needs Analysis.Completed 2011. 500 Goodlette-Frank Road North,Naples,Florida Feasibilty and permitting analysis for 7-eleven.Completed 2011. PAGE 53 REAL ESTATE Request for Proposal-Solicitation 16-6540 -. Sale of Gateway Triangle Parcels Packet Page-300- December 15,2015 1/26/2016 14.B.1 . Co -ter Co County Tab IV Experience&Capacity of Firm - j I Representative Projects 503 Fifth Airtime South,Naples,Florida Development conceptualization, design coordination, and permitting of a mixed use project„ including the use of off-street parking credits to enable inclusion of the residential component. Fair/h hi inn,Naples Florida Development conceptualization, feasibility analysis, design coordination and permitting of the re- positioning of the Fairfield Inn, including the preparation of a Parking Needs Analysis supportin entitlements to add a 39,000 square foot office building to the property through utilization of shared parking. Zaara Gardens,Westborough,Massachusetts. Comprehensive Permit Review,low and moderate income housing project. Bachelor'Fount;Miami,Florida Entitlement,financing and development analyses of a proposed mixed-use high-rise project. Thermal Tin'Decomposition Financing analysis and presentation, 'Thermal Tire Decomposition, prepared for Naples Business Consultants. Misaon Park.,Shanghai,China Development conceptualization,leasibility analysis and financing presentation for the adaptive re-use of an historic property as a mixed-use hotel,commercial and residential development. I1-,Frith,Marco Island,Florda Project manager for a bcrchfront condominr u-n dcvclopmenr of The bTadr Croup. I it 'u'Renee.'' Various property reviews, including distressed, vacant, commercial, residential and mixed use properties in the Naples area. REAL ESTATE PAGE 54 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -301- December 15,2015 1/26/2016 14.B.1 . eollier County Tab IV Experience&Capacity of Firm - With ilntaramian Development) Remittance 1,illaee,Naples,Florida Fully entitled mixed-use development consisting of 300 residential units&205,000 square feet of commercial space.Development deferred due to economic conditions. Naples Bay Resort,Naples,Florida Completed mixed-use development consisting of a 84 key condominium hotel,108 residential cottages,30 luxury residential units,98 marina slips and club with fitness facilities,spa,three swimming pools and six tennis courts.Development completed. Fi.rbernran.c 17/lare,Naples,Florida Fully entitled 72 multi-family development consisting of 66 condominium units,6 detached residences and 42 boat slips.Development deferred due to economic conditions. The F_.yfalanade,Marco Island,Florida Completed mixed-use development consisting of 72 residential condominiums,50,000 square feet of commercial space and 65 marina slips.Development completed. 105. 1(5. 17.40i.625, 780 6900 HIM/renne.lnuth,Naples,Florida Mixed Use commercial,office and retail buildings Fif/i/Thirel Bank.Office 13nilrlior,Fort Myers,Florida Office building Timberland c'`Tiburnn Pkrnnar/Dercbmment,Estero,Florida Repositioning of large scale and development I.a.11,jorra,Naples,Florida Residential(:ondomnium I lamil/on C.bdr,Naples,Florida Residential Condominium ,11:rrn �'horr.r Goff and Ci//m r (irel+.Marco Island,Florida Repositioning and revised entitlement of residential,golf course development to permit reconfiguration of golf course and development of high-rise condominium towers. 11ar�o Idam'Yacht and Salina Club,Marco Island,Florida Expansion of boat basin and waterfront club facility I sties(ondr>mini1rm,Marcri lucmd,L;r)'1 a Residential Condominium PierR1 Condsv;reium,Marco Island,I i reds Residential Condominium PAGE 55 REAL ESTATE Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -302- December i5,2D15 1/26/2016 14.B.1. Colter County Tab IV Experience&Capacity of Firm- Merida, Tampico,Monterrep c'Cozumel Condominiums,Cape/Marco,Marco Island,Florida High-rise residential condominium towers in gated beach-front community. Eagle Cats Condominium,Marco Island,Florida Residential Condominium .Somerset Condominium,Marco Island,Florida Residential,beach-front Condominium Smoke/rouse Harbour Condominium,Marco Island,Florida Residential Condominium Dockside Condominium,Marco Island,Florida Residential Condominium Burroughs Vhari Boston,Massachusetts Residential,harborfront Condominium i Wage Falls,Newton,Massachusetts Residential Condominium Ledgebrook,Newton,Massachusetts Residential Condominium 400 Centro Street,Newton,Massachusetts Mixed-use residential,commercial complex 11"nterbrid;e,Watertown,Massachusetts Residential Condominium 1z�en'Park,Needham,Massachusetts Residential Contdominium..ldaptive Re-use of historic school 1047 Beacon Street,Newton,I-lassachusetts Office building lh'inchesterPath,Newton,Massachusetts Residential townhouse Condominiums REAL ESTATE PAGE 56 Request for Proposal-Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -303- December 15,2015 1/26/2016 14.B.1 . Gotiier CaU9 koministraii'e serificas.Department Pro;uremen'.Sri ws DMsior. Attachment 5: Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: R E—Ps -S r,� 5k k'A i (Name of company Requesting Reference Information) (Name of Individuals Requesting Reference information) Name: D r`( k CO( Company: +�} c u �Um rn l '47-C-5. FAX: c (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) q c , rq J0 Emaii:m(` f b y U Y � ��-�v '° Telephone: 3 1- r 13-c!t Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisifed(and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firmlindivdival again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0." +• i Completion Date: -l.O o ct Project Description: /V1 o r e;„. f C,... Project Budget: Project Number of Days: r /''�0' ii-Si Change Orders -Dollars Added : «`�I i i - Change Orders- Days.Added: t.-' �' 4-- Item ' Citeria�_. _ , Score 1 ( Ability to manage the project costs (minimize change orders to scope). ; 1 0 2 ' Ability to maintain project schedule (complete on-time, or early). , Quality of work. i 0 .t 7-Quality of consultative advice provided on the project. - 5 Professionalism and ability to manage personnel. ! Projectt administration (completed documents, fin al invoice, final product turnover: invoices;invoices, ea n uala or d tn l forward documentation, etc.) ! 1 Ci l ! I 7 ability to verbally communicate and Document information clearly and suocinc iy. /Q - 8 I Abiltitr to manage risks and unexpected project circumstances. 1 u� nE _ Ability to follow contract occtrments, policies, procedures rules, regu lations, etc. I — 100 Overall comfort level with hiring the company in the future )customer satisfaction). 1 I TOTAL SCORE OF ALL FTE€flS —_ xx-xxx RFP Nor! CCNATempiate 101520'IS 16 Packet Page -304- 1/26/2016 14.B.1 . Attachment 5: Reference Questionnaire Solicitation: 1G-G548 Sale of Gateway TrangIe Parcels ��------' ---------- Reference Quesüonnaire for: Fred Pzeshcan (Name o(Company RequesUmgRa�nancm |nhznnabon) l � / | (Name of Individuals Requesting Reference information) Name:Andrew Dorr Company: (Githier Development) ( Email:on FAX:NA Telephone: / � Collier County is impl in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work Please complete the survey. Please rate each criteria to the best of your onow/eoge on a scale of 1 to 10. with 10 representing that you were very satisfied (and would hire the firm/ individual again)arid I representing that you were very unsatisfied(and would never hire the firm/individual again).|f you do not have suffioie:tmnny(eudeof past performance ina particular area, leave/t blank and the item or form will be scored'0,' Project Description. Faza at Fve Points,Sarasota Florida Completion Qate:2036 Pnoec, BudRer, $65.030'O00 Project Number of Days Artprcx tIOD days ChandoOroars Do}|eraA,dded approz[3.0JO,OOO ChangeDruary ' Days Added' 20 days __ 1 , p.bifity to manacle tile pidiect costici,nitnimize change orders to soope). i l ILO ii i-dojecl administration (corinniteri ciciournents, forlai inyoicTe. final product turnover, i invoices: manuals or goins foh:isid dormirmaistaludni etc -; ID z-i 1 Ability to follow cor.tract Cocumemc, policles, croceclures, rules, reduiations, etc. I . l 0 ! Overall comfort level wi.th hiring the oorripany in the future (customer satisfaction). JO ' � �� \ // 16 ^~' Packet Page-305- 1/26/2016 14.B.1 . f-,dlm nisi;ati'e Services Depertment Pr y;xernen Set Attachment 5: Reference Questionnaire • Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: Real Estate Partners International RFP and Fred Pezeshkan (Name of Company Requesting Reference Information) Fred Pezeshkan Former CEO Kraft Construction (Name of Individuals Requesting Reference Information) Fred Pezeshkan Name:Former Mayor Jim Humphry Company:Knott Ebelini Hart (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) Email:,)Humphrey @knott-law.com FAX: 239-334-1446 Telephone: 239-334-2772 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisifed (and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firm/indivdival again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored "0." Project Description: City For Myers Down Town Completion Date: February 2010 Revitalization 'roject Budget: $55,000,000 Project Number of Days: Phased Project/ 1,277 Change Orders - Dollars Added :Used Contingency Change Orders - Days Added: Rain Delay 14 days Item Citeria Score 1 Ability to manage the project costs (minimize change orders to scope). 10 2 Ability to maintain project schedule (complete on-time or early). 10 3 Quality of work. 10 4 Quality of consultative advice provided on the project. 10 5 Professionalism and ability to manage personnel. 10 6 Project administration (completed documents, final invoice, final product turnover; 10 invoices; manuals or going forward documentation, etc.) 7 Ability to verbally communicate and document information clearly and succinctly. 10 8 Abiltity to manage risks and unexpected project circumstances. 10 9 Ability to follow contract documents, policies, procedures, rules, regulations, etc. 10 10 Overall comfort level with hiring the company in the future (customer satisfaction). 10 TOTAL SCORE OF ALL ITEMS 100 Packet Page -306- 1/26/2016 14.B.1 . Co.i er Aden r st-ram:Services Depart-non' rat;r:crrr+n±eWnic:�^>C;« :-n. Attachment 5: Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: Zyscovich Architects (Name of Company Requesting Reference Information) Bernard Zyscovich (Name of Individuals Requesting Reference Information) Name: John Jacobsen Company: Cape Coral Community Redevelopment Agency (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) Email: johnrjacobsen @hotmail.com FAX: 866-379-5348 Telephone: 239-945-2525 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey.Please rate each criteria to the best of your knowledge on a scale of 1 to 10,with 10 representing that you were very satisifed(and would hire the firm/individual again)and 1 representing that you were very unsatisfied(and would never hire the firm/indivdival again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0' Project Description: South Cape Vision Plan Completion Date: September 30, 2012 Project Budget: $426,426.38 Project Number of Days: 915 Change Orders-Dollars Added: $209,300.00 Change Orders-Days Added: $217,126.38 Item I Citeria j Score 1 Ability to manage the project costs (minimize chance orders to scope). 10 2 Ability to maintain project schedule(complete on-time or early). I 10 3 Quality of work. 10 4 Quality of consultative advice provided on the project. 10 5 Professionalism and ability to manage personnel. 10 6 Project administration (completed documents,final invoice,final product turnover; invoices; manuals or going forward documentation, etc.) 10 i 7 Ability to verbally communicate and document information clearly and succinctly. 10 i^ ri .Ahilti y t0 manage risks and unexpected project circumstances. 10 l � i 9 Ability to follow contract documents,policies, procedures,rules, regulations,etc. i 10 10 ' Overall comfort level with hiring the company in the future(customer satisfaction). L_ 10 TOTAL SCORE OF ALL ITEMS — too xx-xxx RF P_Non_CCNATempiate_10152015 16 Packet Page -307- 1/26/2016 14.B.1 . Co` e r Ca tv Admtnctrative Services Department Prcwtament Sc er:r*:,D vis:crt Attachment 5: Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: " C c�)c.1 t'c p` r7e''e f (Name of Company Reques g eference Info ation) 1- ,--'CV' ' . 5'CI(..I. (Name of Individuals Requesting Reference lnforlhation) Name: S7eC. e,.1 Si re/7_ep∎ Company: --�i re, '-`� -^ a .t`T..•i 'r-S (Evaluator completing reference questionn i re) (Evaluator's Company completing reference) Email:c_ ore-n.Svn -.L.9T,,e4Al.co"FAY: Telephone:)c 77v 0110 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company fisted in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey.Please rate each criteria to the best of your knowledge on a scale of 1 to 10,with 10 representing that you were very satisifed(and would hire the firm/individual again)and 1 representing that you were very unsatisfied(and would never hire the firm/indivdivai again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored "0,' J ,/ Project Description: li c',e,... 4i:X c 4'..r e Completion Date:— 1.';/` '� 1 l 7 Project l udget: /c ,.'Cs s-r ovd/�q4�-1 Project Number of Days: Change Orders Dollars Added s'-'4G.fi f J-c-t e, fin, Chance Orders Days Added- :•1-.1-4-- c3«s ,w7r`r-t sT r..4 i ten I Citeria <._ .e on . 1 r-Abit t to menage the project costs(minimize change orders to scope). - r 2 j Ability to maintain project schedule(complete on time or early). I _ 3 Quality of work /42 4 Quality of consultative advice provided on the project I 5 Professionalism and atail(ty to manage personnel. f l i S Project administration(complcicd documents, fianal invoice. fi al proifuet turnover,t � , invoices: manuais or going forward documentation, etc) ,��/.-- / 1 Ability to verbally CC n i ; , ,d document e ll Inf ornat,o n ci nr succinctly) f I � - i /tea, 8 i Ab:tity to manage risks and unexpected project circumstances. f f Abiity to follow contract dO Lments policies, orocerfures, rules, regulations, etc. if --...1__t --...Cl__ , 1veratl comfon levpi with hiring the company in ;tne future(customer satisracilon) _.._ TOTAL SCORE OF ALL ITEMS l _ xx-xxx RFP Non CCNATen1plate_1O152015 10 Packet Page -308- 1/26/2016 14.B.1 . __._ =� � �� ~�� December14' 2Cr5 E a (1. /T iiccc :c`�uu'pmcxT. /�( .� . ^ , Collier County Administrative Services Procurement Services Division Re:16-6548 Sale of Gateway Triangle Parcels Reference for Fred Pezeshkan Dear Procurement Services Division: Sarasota's downtown has been going through a positive multi-decade growth trend and continues to develop a wonderful walkable downtown. Behind much of his growth has been the effort of Fred Pezeshkan. As the former president of the Downtown Partnership and a current executive committee member of our Chamber, I continue to work daily with Fred on these efforts. Fred has contributed his leadership,investment,vision and hard work for the success of our community over many years. I recently chaired our City/County CR4 Extension Committee.As part of our committee's efforts we looked at the 28 years of projects we have accomplished. The most notable project accomplished was led by Fred, his team and our group.He did this while also constructing 8 other very significant project in our City,such as the Police headquarters,the federal building historic renovations,and six high rise condominiums. In 2002 we bought key parcels that had been in dis-repair for over a decade. We developed the largest mixed use complex in downtown Sarasota, known as the Plaza at Five Points. We undertook a 3 year effort to rebuild two City blocks that added 146 new residents,over 100,000 SF of retail space, a 40,000 SF Whole Foods grocery store,and 100,000 SF of Class A office and over 800 parking spaces including a 300 space public garage.This keystone effort included building the 100 Central Condominium as well. We completely rebuilt over 4 blocks of public right of way and infrastructure and made improvements to a downtown public park. \,tLe coordinated this with another developer and investor, Casto arid Co. We worked with the City and County to execute the 4 block long Lemon Avenue Mali and the SCAT downtown transfer station simultaneously, These projects represented over a 0200 Million investment n our City, �redpesona/iy bought propeeties, oversew design and construction efforts and operational challenges. He provided the leadership and risionwhzn others were riot interested in downtown Sarasota. He continues today to be one of the largest investors in our community, He does this quietly and professionally without seekine publicity. These projects were the cornerstone of the City's downtown redevelopment.The group of projects involved approx. $8.0 Million in CRA funds,The work done had minimal change orders,was done on time and on budget. Fred and his team made this happen and our City has now benefited from almost 10 years of operations including almost 400 full time jobs, 146 residences,a fine place to hold our 35 year old farmers market,a public garage, and downtown market that has caused lots of other devclopment. The tax increment investment has been made back 3-fold on this outstanding public—private investment. But for Fred, his vision and many years of tireless efforts,this amazing transformation would not have happened. I'm very proud to nave been a cart of it with Fred. Please let me snow if you have further questions. .. Anorewuorr /-~ S, Vice presideb1 ` Githler Development, Inc. andydorrI@Qmoi!.com i6o5 Nri,|n Si .ir=/ E Svio 9|u Er Sara^uid. Florida 342. '!,a E. CSA rhood 941-954-4G41 Packet Page -309- 1/26/2016 14.B.1 . ON 1 THE 1b� R :4 OFFICE OF THE CITY MANAGER TELEPHONE(239)213-1030• FACSIMILE(239)213-1033 735 EIGHTH STREET SOUTH• NAPLES, FLORIDA 34102-6796 December 10, 2015 To Whom It May Concern: As the former City Manager of Marco Island, I had the pleasure of watching Marco Island grow and prosper during my tenure as the City Manager from 1998 to the end of 2007. During my tenure, our organization was responsible for the PD Zoning and development of a project known as the Esplanade. The Esplanade is a mixed use p""i j ect, located on 9.26 acres along Smokehouse Bay on Marco Island. It features seventy-two multifamily residences as well as nearly 50,000 square feet of waterfront, retail, restaurants, office spaces, a five-story residential building, two mixed-use buildings, a three-story parking structure, retail and office building connected to the mixed-use buildings by a covered walkway. In addition an 1,100 square feet waterfront promenade with seventy-seven boat-slip marina and a waterfront amphitheater Mr. Fred Pezeshkan and his team should be commended for their vision, foresight, and dedication to developing what is considered the epicenter of Marco, the Esplanade. This is what Marco Island needed and this is what Fred Pezeshkan and his partners delivered. Fred has also been a great civic leader in the Naples community, and I have personally seen this town flourish with the foresight, meticulous planning, Fred and his team have delivered on each project over the years to ensure each and every project is a success for our community. I was reminded of the quality of the Esplanade development just this week when I visited two friends and residents of the Esplanade to view the Marco Island Boat Parade. The quality product has met the test of time, and my friends have never expressed concerns regarding the quality of the development. Sincerely, 4 A. William Moss City Manager Packet Page -310- 1y26/2016 14.B.1. LOU VLASHO 645 FIFTH AVENUE SOUTH NAPLES,FLORIDA 34102 December 11,2015 To Whom it May Concern Re Fred Pezeshkan This letter is a personal reference for Fred Pezeshkan,who I have known for 20 years.On a personal basis, Fred is a great friend and someone who has always been willing to step up on many community issues. He has devoted his time most generously and when dollars were needed,he could be counted on to contribute. On a development and construction basis,Fred has been a long time contributor to betterment of Naples and Collier County,He and his partners were key in the revitalization of Downtown Naples ie Fifth Avenue South.They developed and built six buildings on Fifth at a very critical time which kick started what has become the center of Naples as weli as Collier County.Their projects led to a dynamic business environment that created many employment opportunities for the residence of Collier County. Although I have been retired for three years,I am still very actively involved"on'Fifth and daily am reminded of Fred's initial developments which led to a wonderful place that is not only known locally and In Florida but throughout the United States,as well as internationally. From a business point of view, I had the pleasure to work with Fred as the Contractor,Kraft Construction at the time,on the building,which nis firm built at 700 Fifth Avenue South.Kraft did a great job and was easy so work with. Fred and his partnei's were also our landlords as vie rented several retail sites from them. One on Fifth Avenue arid three at the Espianade on Marco Island.Again Fred was lwayt pleasure to work with arid qic.k to rasciitre any ISsut F.-ed Peres-hi:En has many,many, individuals who would recommend him as an individual and as a deveiopr. I add roy name to tee list. On another note, i also add a personal reference and recommend Jerry Starkey as a developer and a community ieader, | 6ays'lot|:now,nor worked With nearly as long as have with Fred. but without hasitation / necommend Jerry. fl can be of any ha in,oleose contact roe, Packet Page-311- 1/26/2016 14.B.1 . �Eirpr-= :=1AN K co*x Rs��os�^�� KlayScbmeiyucr Senior Vice President National Real Estate 222 S. RUv�side9�az� �3 m Floor Chicago, IL 60606 December 14, 2015 To Whom It May Concern: Fifth Third Bank ("Fifth Third") has had a long-standing banking relationship with Mr. Fred Pezeshkan and related companies ("Mr. Pezeshkan``) for over fifteen (15) years. The credit relationship has spanned many property types (office, retail, land, condominiums, marinas, etc.) and many forms of credit including lines of credit. credit cards, construction loans, derivative contracts, land dcvelopruco1, and amortizing term loans. The current lending relationship encompasses four separate credit facilities which exceed S40,000,000 in commitments, and as of today, all loans are being paid as ogreed. In addition to the credit relationship, Mr. Pezeshkan also maintains an extensive depositor), relationship with Fifth Third. which encompasses over 60 business accounts, supported by many other treasury management products and services; all of which are also in good standing as of today. This depository relationship has been very substantial over the years. which is evidenced by the fact that in some of the more active construction yoars, hundreds of millions of dollars flowed through these accounts/construction escrows in order to finance/support the multitude of construction and redevelopment p jcc\s sponsored by Mr. Pezeshkan. Should you bak e any questions regarding my relationship vvlth Mr. Pczooblao, please do not hesitate to contact me at c312) 704'4032 or email: iduy.xc6nicisoer- 53.cooz. Regards,. Bank -~- Packet Page -312- 1/26/2016 14.B.1 . Knott • Ebelini • Hart Attorneys At Law 625 Hendry Street•Third Floor(33901 i George H.Knott*- P.O.Box 2449 George W.Gift,Ill Mark A.Ebelini Fort Myers.Florida 33902-2440 Kristie A.Scott Thomas B.Hart° Aaron A.Haak■ Telephone 1239)334-2722 James T Humphrey Asher E.Knipe Facsimile(239)334-1446 Of Counsel Hoard C ert ified Civil Tnal Lawyer ww'.knott-laW.COn 0 Board Certified Real,state Lawyer Michael E.Roeder,AICP + Board Certified Business Litigation 1.mutt, Director of Land Use 0 Board Certified Constitution LawTer December 14, 2015 Collier County Administrative Services Department Procurement Services Division 3299 Tamiami Trail East Naples, FL 34112 Re: Fred Pezeshkan and Kraft Construction To Whom It May Concern: I am pleased to provide reference information pertaining to Fred Pezeshkan and Kraft Construction. While serving as Mayor of the City of Fort Myers, we launched a very important and expensive project (555 million plus) in our downtown area. This project included removing and replacing water and sewer lines, digging up all of the roads in front of retail establishments and offices. We knew the importance of ensuring the work had to be done by a well-qualified and experienced company who could accomplish the work in a timely and professional manner. As a result, I personally checked with owners of other projects Fred and Kraft had completed for them and also personally interviewed Fred and members of his team. Knowing the importance of this project to the City and our citizens, we selected Kraft. We were very satisfied with the personal attention Fred and members of Kraft gave to this project and how they dealt with the merchants and property owners. As evidenced by the scores I gave, they deserve a 10 under each item and our City is still enjoying the completed project and I am proud of the quality of their work. As a result, I again am pleased to provide the attached reference and am agreeable to discussing their qualifications and abilities to manage a complex and important project. Respectfully Submitted, Jai -,i T. I irn'L r, `!Yrs uire JTHidi , Packet Page -313- 1/26/2016 14.B.1 . RE,AL ESTATE Tr1 r< — ice- r. L. C JERRY STARKEY December 15. 2015 Crici Ex..'crrrve Of'icer Mr. Scott D. Johnson, Procurement Manager 1415 Panther Lane Collier County Government,Purchasing Department Naples,Florida riel 34109 3327 Tamiami Trail E Tel: 239.514.4001 Naples, FL 34112 Rex: 239.514.4003 i.(ccvepirs.coin ieec.re%l YF.eo??? HAND DELIVERED DECEMBER 15, 2015 Re: Acceptance of Conditions Solicitation 16-6548 Sale of Gateway Triangle Parcels Dear Mr. Johnson: On behalf of Real Estate Partners International. LLC and the REPTRS Group the undersigned hereby acknowledges and accepts the conditions contained in the above referenced Solicitation; subject to the provisions provided in the Financing Summary outlined in Tab 2 and the Purchase Summary provided in Tab 3. Respectfuil�'st omitted. REPTRS Proposal Solicitation 16-6548 Sale of Gateway Triangle Parcels Packet Page -314- 1/26/2016 14.B.1 . Ccr ier Count, Admini tatve Services Department procurement s:)vson Attachment 2: Check List IMPORTANT: THIS SHEET MUST BE SIGNED. Please read carefully, sign in the spaces indicated and return with your Proposal. Vendor should check off each of the following items as the necessary action is completed: eThe Proposal has been signed. All applicable forms have been signed and included, along with licenses to complete the requirements of the project. 2/ Any addenda have been signed and included. Er The mailing envelope has been addressed to: Collier County Government— Bayshore CRA Bayshore Gateway Triangle CRA 3570 Bayshore Drive; Suite 102 Naples FL 34112 Attn:Elly Soto-McKuen E The mailing envelope must be sealed and marked with Solicitation 16-6548 Sale of Gateway Triangle Parcels and December 15, 2015. r J The Proposal will be mailed or delivered in time to be received no later than the specified due date and time. (Otherwise Proposal cannot be considered.) ALL COURIER-DELIVERED PROPOSALS MUST HAVE THE RFP NUMBER AND TITLE ON THE OUTSIDE OF THE COURIER PACKET. Name of Firm: REAL ESTATE PARTNERS INTEERNA T TONAL. LLC Address: 1415 PANTHER LANE City, State, Zip: NAPLES, FL 34102 Telephone: 239-514-4001 `mail: JS @@REPTtR .CAM I Representative Signature: Representative Name: JER --STARKEY, CEO Date December 14, 2015 xx-xxx RFP_Non_CCNATemplate_10152015 12 Packet Page -315- 1y26/2016 14.B.1 . Clter Corfratty Attachment 3: Conflict of interest Affidavit By the signature below, the firm (employees, officers and/or agents) certifies, and hereby discloses, that, to the best of their knowledge and belief, all re|evan tfacts concerning past, pregent, or currently planned interest or activity contractual, or0anizaUonG\, or otherwise) which relates to the proposed work; and bear onvvh h' rthefirnn (arnp|oyeea. offioeraand/orogento) hosoposoib|econflicthove been fully disclosed. Additiona||y, the firm (ernp|oyaea, officers and/or agents) agrees toimmediately notify in writing the Procurement DireCtu', or designee, if any actual or potential conflict of interest arises during the contract and/or project duration. International, �� /�PrV��ct��i��i�a} TerrySta[key Firm: RE cu��wc� ' Project Jerry � Signature and Date: � ' / �~ / � / |e�rn~Starkey Print Name ~— CEO and Individually as Project Principal Title ofSignatory Florida State of Collier County of t SUBSCR|BE[) AN[) SWORN to before me this H ' day of 20 � � by ' ' h is personally kno*/nio nne�to be the for the Firm, ' r e rnn. OR //y identification ~ Notary Pub l \ My Commission Expires ntSnn^e ULATE wmm,yp'mhc 'otamm Hood My Comm exv"ss wvvo 2016 30Mfilosmm # B649481 xx-xxx RFp_mvn_CCwaTomplate_10152015 13 Packet Page -316- 1/26/2016 14.B.1 . Co ter County Administrative Services Department Procurement Ser'i;zs Division Attachment 3: Conflict of Interest Affidavit By the signature below, the firm (employees, officers and/or agents) certifies, and hereby discloses, that, to the best of their knowledge and belief, all relevant facts concerning past, present, or currently planned interest or activity (financial, contractual, organizational, or otherwise)which relates to the proposed work; and bear on whether the firm (employees, officers and/or agents) has a possible conflict have been fully disclosed. Additionally, the firm (employees, officers and/or agents) agrees to immediately notify in writing the Procurement Director, or designee, if any actual or potential conflict of interest arises during the contract and/or project duration. Project Principal Fred Pezeshkan Firm: Signature and Date: e ` E Fre ezesl k- n-- Print Name Individu`aity as Project Principal Title of Signatory Florida State of Z,r, fc., Collier County of h.... a'-z SUBSCRIBED AND SWORN to before me this day of , c'c `�-4--.- , 20 ? �— by a. '` r c 7„....s, ',.�°'''c.`- -.1:1 is berso�na�lly Know -to me to be the for the Firm, OR-vv to produced th_e foflowing identification . Notary Public My Commission EY,pi vS ` �iiCHA13t7C,GRANT 3 1 44;ix xt tiWifi1G ,,Uly1N2017 I 4',p'k� � lhmhdiya Thu tbt&y ai blr tfnden hers a xx-xxx RFP_Non_CCNATemplate_1 0152015 13 Packet Page -317- 1/26/2016 14.B.1 . Cc3 ley County Aaministative Services Department Pror:Jremen:Setv;cs_pr:is,c;: Attachment 4: Vendor Declaration Statement BOARD OF COUNTY COMMISSIONERS Collier County Government Complex Naples, Florida 34112 RE: Solicitation: 16-6548 Sale of Gateway Triangle Parcels Dear Commissioners: The undersigned, as Vendor declares that this proposal is made without connection or arrangement with any other person and this proposal is in every respect fair and made in good faith, without collusion or fraud. The Vendor agrees, if this proposal is accepted, to execute a Collier County document for the purpose of establishing a formal contractual relationship between the firm and Collier County, for the performance of all requirements to which the proposal pertains. The Vendor states that the proposal is based upon the proposal documents listed by Solicitation: 16-6548 Sale of Gateway Triangle Parcels. (Proposal Continued on Next Page) xx-xxx RFP_Non_CCNATemplate_10152015 14 Packet Page-318- 1/26/2016 14.A.1. PROPOSAL CONTINUED IN WITNESS WHEREOF. WE have hereunto subscribed our names on this 14 day of DECEMBER 2015 in the County of COWER, in the State of FLORIDA. Firm's Legal Name: Real Estate Partner International, LLC Address: 1415 Panther Lane City, State, Zip Code: Nap|es, FL 34102 Florida Certificate of M14000004672 Authority Document Number: Federal Tax Identification 26-2077555 Number CCR # or CAGE Code N/A Telephone: 239-514-4001 FAX: 239-51 Email: jo@reptro.00m Signature by: L—\ (Typed and written) Jerry Starkey /' Title: CEO Additional Contact Information Send payments to: (required if different from abovei Company name used as payee Contact name: Title: Address: Chy, State,ZIP Telephone: __ FAX: - - - - Email: js@epos.00m Office servicing Collier County to place orders (required if differen from above) Contact name: Title: Address: City, State,ZIP xx-xxx e+p_wvn_comAr mplate_lD1mzo1a 15 Packet Page -319- 1/26/2016 14.B.1 . cattier Goliinty Administrative Serrices Deparirnen` Procurement tt•rviceL Division Attachment 5: Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: (Name of Company Requesting Reference Information) (Name of Individuals Requesting Reference Information) Name: i( G o tr C Company: (Evaluator completing reference questionnaire) (Evaluator's Company completing reference)) /Y,6'r j- (a MU r c+��c� c.�, A? Telephone: 3 1- 20 3-d 11 a Email: ,J1 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisifed (and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firm,indivdiival again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0.' p Completion Date: -. -L Project Description: }1�'1 o r<�.�ct. ��- I ✓ Project Budget: 1 Project Number of Days: /1"101').71-/45,; . Change Orders Dollars Added : nn f J Chance Orders- Days Added: i 1,--"'.i c Item ! Crteria Score 1 Ability to manage the project costs (minimize change orders to scope). ) l Ability to .7i,'.i ,tc.i i 'project schedule (complete on-time of arl'y - 1 i �rz , l./ Quality of work. rk. V!'� — 1 4 �Quality of consultative advice provided on the project. ofes;io clisi^ and ability t manage personnel. i i � Project admin Nation (completed documents, final i voce, final product turnover; invoices; manuals or going forward documentation,etc.) i cc--_— 7 Ability t verbally communicate and document information clearly and succinctly. /0 Abiltit} to manage risks and Liner'.pecteo project circumstances. ! 0 ..Ability to follow contract documents, policies, procedures, Niles, regulations, etc. I i r 1 1___ 0 i Overal comfort level with hiring the company 3n the future (customer satisfaction). f i J — TOTAL SCORE OF ALL ITEMS xx-xxx REP_Non_OCNATerpiate_10152015 16 Packet Page -320- 1y26/2016 14.B.1 . Attachment 5: Reference Questionnaire Solicitation: 166548 Sale of Gateway Triangle Parcels Reference Questionnaire for: Fred Pezeshkan / 1 . . (Name of Company Requesting Refe Information) , - - (Name mf|n��dm�m Requesting Reference Information) - - ` Name:Andrew Darr Company: (Githler ( Email: NA --------- Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete -~ survey. Please rate each criteria to the best of your knowledge on a scale of Ito 10, with 10 representing tha you wer very satisfied (and would hire the firm! individual again)and 1 representing that you were very unsatisfied(and would never hire the firm/individual again).If you do not have sufficient know/euJe of past performance in a particular area, leave it blank and the item or form will be scored"0." Project Description: Plaza at Five Points,Sarasota Florida Completion Dae:2006 Pno;eciBudRat �E,e.00O'DOO Froect Number of Days Aoprox1.1DDdays ChanDeOrcie'a Dollars Added i npproz�0,OO8.3OO Change Orours ~Days Amied• 30 days __ 10 4 i Quality of.consultative advice provided on the otoiect I 1 10 7 .-/T,N.Ity(O.,vert;s11.i7OOrriirMui:ri-Cato'aiairtio document information ciearly ano succinctly i / 0 l 9 l Ability to ;Dhow controct doctments, paiicies, procedures, rules, reguiations, etc i i 10 { Overall comfort levei with hiring the company in the future toustomer satisfaction). i syvi 1 .. ,,,i--.P_t-4c,,r.2,;:-;NA I erro;aze_10 152015 Packet Page -321- 1/26/2016 14.B.1 . Coder GouKty ?Admsnistrative Services Department Procurement Ser..ces Elm son n Attachment 5: Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: Real Estate Partners International RFP and Fred Pezeshkan (Name of Company Requesting Reference Information) Fred Pezeshkan Former CEO Kraft Construction (Name of Individuals Requesting Reference Information) Fred Pezeshkan Name:Former Mayor Jim Humphry Company:Knott Ebelini Hart (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) Email:JHumphrey©knott-law.com FAX: 239-334-1446 Telephone: 239-334-2772 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisifed (and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firm/indivdival again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored "0." Project Description: City For Myers Down Town Completion Date: February 2010 Revitalization 'roject Budget: $55,000,000 Project Number of Days: Phased Project/ 1,277 Change Orders - Dollars Added Used Contingency Change Orders - Days Added: Rain Delay 14 days Item Citeria Score 1 Ability to manage the project costs (minimize change orders to scope). 10 2 Ability to maintain project schedule (complete on-time or early). 10 3 Quality of work. 10 4 Quality of consultative advice provided on the project. 10 5 Professionalism and ability to manage personnel. 10 6 Project administration (completed documents, final invoice, final product turnover; 10 invoices; manuals or going forward documentation, etc.) 7 Ability to verbally communicate and document information clearly and succinctly. 10 8 Abiltity to manage risks and unexpected project circumstances. 10 9 Ability to follow contract documents, policies, procedures, rules, regulations, etc. 10 10 Overall comfort level with hiring the company in the future (customer satisfaction). 10 TOTAL SCORE OF ALL ITEMS 100 Packet Page -322- 1/26/2016 14.B.I. • dmnstrmtvc SeNices Dez Prccurem•n: Attachment 5: Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: Zyscovich Architects (Name of Company Requesting Reference Information) Bernard Zyscovich (Name of Individuals Requesting Reference Information) Name: John Jacobsen Company: Cape Coral Community Redevelopment Agency (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) Email: johnrjacobsen@hotmail.com FAX: 866-379-5348 Telephone: 239-945-2525 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10,with 10 representing that you were very satisifed(and would hire the firm/individual again)and 1 representing that you were very unsatisfied(and would never hire the firm/indivdival again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0." Project Description: South Cape Vision Plan Completion Date: September 30, 2012 Project Budget: $426,426.38 Project Number of Days: 915 Change Orders- Dollars Added: $209,300.00 Change Orders-Days Added: $217,126.38 item j Citeria j Score 1 Ability to manage the project costs(minimize change orders to scope). 10 2 Ability to maintain project schedule(compiete on-time or early). 10 Quality of work. 10 4 Quality of consultative advice provided on the project. 10 5 Professionalism and ability to manage personnel. 10 6 Project administration(completed documents,final invoice,final product turnover; invoices;manuals or going forward documentation,etc.) 10 7 Ability to verbally communicate and document information clearly and succinctly. 10 8 Abiitity to manage risks and unexpected project circumstances. j 10 9 Ability to follow contract documents,s,policies, procedures, rules, regulations,etc. � 10 10 Overall comfort level with hiring the company in the future(customer satisfaction). j -- _ 10 TOTAL SCORE OF ALL ITEMS I IOC xx-xxx RF P_Non_CCNATemplate_10152015 16 Packet Page-323- 1/26/2016 14.B.1 . Cotes , kriminEtrabve Servio s Department PrQC4rement Surnwi U:vit r n Attachment 5: Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: ! C C:+u �G. 'r?eei (Name of Company Reques, g eference Info afion) (Name of Individuals Requesting Reference Inforthation) Name: S f Gc)e.01 -SThin re e-7_5 ei, "40 Company: :277 7-279 r-`i ^�cf c 173.1.0.47-4. (Evaluator completing reference questionn ire) (Evaluator's Company completing reference) Email:SSare,,„Si.,,,-1nT,r4/ f.ao.,,FAX: Telephone ()//O Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey.Please rate each criteria to the best of your knowledge on a scale of 1 to 10,with 10 representing that you were very satisifed(and would hire the firm/individual again)and 1 representing that you were very unsatisfied(and would never hire the firm/indivdival again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0." Project Description: L-// ' j° i s e e Completion Date: .�"f� 7 --- Project Budget: Project Number of Days: C4 Change Orders- Dollars Added: � ��,r7 V Change Orders-Days Added: „ Item Citeria � 7— Score _ 1 Ability to manage the project costs(minimize change orders to scope). ..�_- i Ability t^Maintain project 5c e N Ule(complete on-time or early) 3 Quality of work. if f 4 Quality of consultative advice provided on the project_ 5 Professionalism and ability to manage personnel I 6 I Project administration(completed documents, final invoice, final product turnover, invoices: manuals or going for,, and documentation; etc.) 7 7 Ability [ verbally communicate c G document "1fG'r t I clearly and succinctly o Abiltity to manage risks and unexpected project circumstances, :a I Abhity to follow contract documents policies procedure, rules, regulations etc. +G Overall comfort level with hiring the company in the future(customer satisfaction). TOTAL SCORE OF ALL ITEMS _.`____ `'_ xX-xxx RFP Ron CCNATempiate_1D152015 16 Packet Page -324- 1/26/2016 14.B.1 . Decemher 14 2015 t:;1 TiTi Lei: Dr'.r.L r aL Collier County Administrative Services Procurement Services Division Re: 16-6548 Sale of Gateway Triangle Parcels Reference for Fred Pezeshkan Dear Procurement Services Division: Sarasota's downtown has been going through a positive multi-decade growth trend and continues to develop a wonderful walkable downtown. Behind much of his growth has been the effort of Fred Pezeshkan. As the former president of the Downtown Partnership and a current executive committee member of our Chamber, I continue to work daily with Fred on these efforts. Fred has contributed his leadership,investment,vision and hard work for the success of our community over many years. I recently chaired our City/County CRA Extension Committee.As part of our committee's efforts we looked at the 28 years of projects we have accomplished, The most notable project accomplished was led by Fred, his team and our group.He did this while also constructing 8 other very significant project in our City,such as the Police headquarters,the federal building historic renovations,and six high rise condominiums. in 2002 we bought key parcels that had been in dis-repair for over a decade. We developed the largest mixed use complex in downtown Sarasota, known as the Plaza at Five Points. We undertook a 3 year effort to rebuild two City blocks that added 146 new residents,over 100,000 SF of retail space,a 40,000 SF Whole Foods grocery store, and 100,000 SF of Class A office and over 800 parking spaces including a 300 space public garage. This keystone effort included building the 100 Central Condominium as well. We completely rebuilt over 4 blocks of public right of way and infrastructure and made improvements to a downtown public park. We coordinated this with another developer and investor, Caste and Co. We worked with the City and County to execute the 4 block long Lemon Avenue Mall and the SCAT downtown transfer station simultaneously. These projects represented over a 3200 Million investment in our City. Fred personally bought properties, oversaw design and construct on efforts and operational challenges. He provided the leadership and vision when others were not interested in downtown Sarasota, He continues today to be one of the largest investors in our community. He does this quietly and professionally without seeking publicity. , These projects were the cornerstone of the City's downtown redevelopment.The group of projects involved approx.$8.0 Million in CRA funds.The work done had minimal change orders, was done on time and on budget. Fred and his team made this happen and our City has now benefited from almost 10 years of operations Including almost 400 full time jobs, 146 residences,a one place to hold our 35 year old farmers market, a public garage,and downtown market that has caused lots of other development. The tax increment investi':'lent has been made back 3-fold on this outstanding public–priv to investment. But for Fred, his vision and many years of tireless efforts, his amazing,transformation would not have happened. en d. I'm very proud to have been a part of it with Fred. Please let me know if you have further questions. Sincerely, s```,, ii Andro'Hv vorr i— S.Vice preside t Githier Development, Inc. andvdorr1@gmail.com (,it maiiiii }t. _ St, a; - Saraseti, r r ic` .7dW_ _, E. USA ['hone 94L9 ,4-4041 Packet Page-325- 1/26/2016 14.B.1 . r�ia�PLE`rt yyi GULF /2 OFFICE OF THE CITY MANAGER TELEPHONE(239)213-1030• FACSIMILE(239)213-1033 735 EIGHTH STREET SOUTH• NAPLES, FLORIDA 34102-6796 December 10, 2015 To Whom It May Concern: As the former City Manager of Marco Island, I had the pleasure of watching Marco Island grow and prosper during my tenure as the City Manager from 1998 to the end of 2007. During my tenure, our organization was responsible for the PD Zoning and development of a project known as the Esplanade. The Esplanade is a mixed use project, located on 9.26 acres along Smokehouse Bay on Marco Island. It features seventy-two multifamily residences as well as nearly 50,000 square feet of waterfront, retail, restaurants, office spaces, a five-story residential building, two mixed-use buildings, a three-story parking structure, retail and office building connected to the mixed-use buildings by a covered walkway. In addition an 1,100 square feet waterfront promenade with seventy-seven boat-slip marina and a waterfront amphitheater Mr. Fred Pezeshkan and his team should be commended for their vision, foresight, and dedication to developing what is considered the epicenter of Marco, the Esplanade. This is what Marco Island needed and this is what Fred Pezeshkan and his partners delivered. Fred has also been a great civic leader in the Naples community, and I have personally seen this town flourish with the foresight, meticulous planning, Fred and his team have delivered on each project over the years to ensure each and every project is a success for our community. l was reminded of the quality of the Esplanade development just this week when I visited two friends and residents of the Esplanade to view the Marco Island Boat Parade. The quality product has met the test of time, and my friends have never expressed concerns regarding the quality of the development. Sincerely, raj ,, ' ?'l !:�,,-"'✓ ".°"_ / A. William Moss City Manager r/' ;z, :~•zr:x, �.. rrrrf��i„rr-/r'if�cr./..,�r/ Packet Page -326- 1/26/2016 14.B.1. LOU VLASHO 649 FIFTH AVENUE SOUTH NAPLES, FLORIDA 34102 December 11,2015 To Whom It May Concern Re Fred Pezeshkan This letter is a personal reference for Fred Pezeshkan,who I have known for 20 years.On a personal basis, Fred is a great friend and someone who has always been willing to step up on many community issues= He has devoted his time most generously and when dollars were needed,he could be counted on to contribute. On a development and construction basis,Fred has been a long time contributor to betterment of Naples and Collier County,He and his partners were key in the revitalization of Downtown Naples le Fifth Avenue South.They developed and built six buildings on Fifth at a very critical time which kick started what has become the center of Naples as well as Collier County.Their projects led to a dynamic business environment that created many employment opportunities for the residence of Collier County, Although I have been retired for three years,I am still very actively involved"on'Fifth and daily am reminded of Fred's initial developments which led to a wonderful place that is not only known locally and in Florida but throughout the United States,as well as internationally. From a business point of view, I had the pleasure to work with Fred as the Contractor, Kraft Construction at the time,on the building,which his firm built at 700 Fifth Avenue South.Kraft did a great job and was easy to work with. Fred and his partners were also our landlords as we rented several retail sites from them. One on Fifth Avenue and three at the Esplanade on Marco Island. Again Fre=d was 'always a pleasure to work with and quick to resolve my issues. Fred Pezeshkan has n; 1' many, individuals who would '-'ornnen❑ him as an Individual and as a ocveloper.I add my name to the list. On another note, I also add o personal reference and recommend Jerry Starkey as a developer and a community leader. i have not known wn or worked with Jerry nearly as long as I have with Fred, but without hesitation,I recommend Jerry, lf I can be of any heir,please me. I;IC°I€ { ,-'Lou Viasho 239-404-7876 Packet Page -327- 1/26/2016 14.B.1 . FTE THIFID MANK CC)1,4SVCRCIA1_RZ-LL Kiay Schrneisser Senior Vice President National Real Estate 222 S. Riverside Plaza, 33 rd Floor Chicago, IL 60606 December 14, 2015 To Whom It May Concern: Fifth Third Bank ("Fifth Third") has had a long-standing banking relationship with Mr. Fred Pezeshkan and related companies ("Mr. Pezeshkan") for over fifteen (15) years. The credit relationship has spanned many property types (office, retail, land, condominiums, marinas, etc.) and many forms of credit including lines of credit, credit cards, construction loans, derivative contracts. land development, and amortizing term loans. The current lending relationship encompasses four separate credit facilities which exceed $40,000,000 in commitments, and as of today, all loans are being paid as agreed, in addition to the credit relationship. Mr. Pezeshkan also maintains an extensive depository relationship with Fifth Third, which encompasses over 60 business accounts, supported by many other treasury management products and services; all of which ate also in good standing as of today. This depository relationship has been very substantial over the years, which is evidenced h. the fact that in some of the more active construction years, hundreds of millions of dollars flowed through these accounts/construction escrows in order to finance/support the multitude of construction and redevelopment projects sponsored by Mr, Pezeshkan. Should you have any questions regarding my relationship with Mr. Pezeshkan. please do not hesitate to contact me at(312) 704-4032 or email: kiay.schmeisser: 53.com. P — Kia:\ SehthrlS sTr. — ftl Third Bank- Packet Page-328- 1/26/2016 14.B.1. Knott • Ebelini • Hart Attorneys At Law 1625 Hendry Street•Third Floor(33901i George H.Knott*' P.O.Box 2449 George W.Gift,ill Mark A.Ebelini Fort Myers.Florida 33902-2449 Kristie A.Scott Thomas B.Hart° Aaron A.HaakO+ Telephone 1239)334-2722 Asher E.Knipe Facsimile(239)3.34-1446 James T.Humphrey Of Counsel • Board Certified Coll Trial Lawyer V,WU'.knott-Iasv.cotn G Board Certified Real Estate Lawyer Michael E.Roeder,AICP + Board Certified Business Litigation Lawyer Director of Land Use O Board Certified Commotion Lawyer December 14, 2015 Collier County Administrative Services Department Procurement Services Division 3299 Tamiami Trail East Naples, FL 34112 Re: Fred Pezeshkan and Kraft Construction To Whom It May Concern: I am pleased to provide reference information pertaining to Fred Pezeshkan and Kraft Construction. While serving as Mayor of the City of Fort Myers, we launched a very important and expensive project ($55 million plus) in our downtown area. This project included removing and replacing water and sewer lines, digging up all of the roads in front of retail establishments and offices. We knew the importance of ensuring the work had to be done by a well-qualified and experienced company who could accomplish the work in a timely and professional manner. As a result, I personally checked with owners of other projects Fred and Kraft had completed for them and also personally interviewed Fred and members of his team. Knowing the importance of this project to the City and our citizens, we selected Kraft. We were very satisfied with the personal attention Fred and members of Kraft gave to this project and how they dealt with the merchants and property owners. As evidenced by the scores I gave,they deserve a 10 under each item and our City is still enjoying the completed project and I am proud of the quality of their work. As a result, I again am pleased to provide the attached reference and am agreeable to discussing their qualifications and abilities to manage a complex and important project. Respectfully Submitted, Jai ►T. Iitm,ahr °°•wire • JTH/di Packet Page-329- 1/26/2016 14.B.1 . Godlier County Email: scottjohnson @colliergov.net Administ-alive Services Didsion Telephone: (239) 252-8995 Procurement Services FAX: (239) 252-6588 Addendum 1 Date: October 20, 2015 From: Scott D. Johnson, Procurement Manager To: Interested Bidders Subject: Addendum# 1 Solicitation# and Title 16-6548 Sale of Gateway Triangle Parcels The following change is made to the above mentioned Collier County solicitation: • Add copy of Appraisal for Parcel • Add copies of Surveys • Add copy of Title Insurance Policy • Land Use document for Approvals Change(s): 1. Delivery of Proposals All proposals are to be delivered before 3:00 PM, Naples local time,on or before December 15, 2015 to: Collier County Government Collier County Procurement Services 3327 Tamiami Trail East Naples FL 34112 Attn: Scott Johnson, Procurement Manager The County does not bear the responsibility for proposals delivered to the wrong location past the stated date and/or time indicated, or to an incorrect address by Consultant's personnel or by the Consultant's outside carrier. However, the Procurement Director, or designee, reserves the right to accept proposals received after the posted close time under the following conditions: • The tardy submission of the proposal is due to the following circumstances, which may include but not be limited to: late delivery by commercial carrier such as Fed Ex, UPS or courier where delivery was scheduled before the deadline. • The acceptance of said proposal does not afford any competing firm an unfair advantage in the selection process. Packet Page-330- 1/26/2016 14.B.1. Vendors must submit one (1) paper copy clearly labeled 'Master." and seven (7) disks (CD's/DVD's) with one copy of the proposal on each disk in Word, Excel or PDF. List the Solicitation Number and Title on the outside of the box or envelope. If you require additional information please post a question on the Online Bidding site or contact me at the information noted above. C: Project Manager Please sign bet ow and return a copy of this Addendum with your submittal for the above referenced solicitation. / (Signature) Date r '� 4„t„.'e- Lr (Name of Firm) t Packet Page -331- 1/26/2016 14.B.1 . C ' 9 Email: scottjohnson @colliergov.net Telephone: (239) 252-8995 /administrative SeNC.,°S DINSIOn p � ) Procurement Services FAX: (239) 252-6588 Addendum 2 Date: December 9, 2015 From: Scott D. Johnson, Procurement Manager To: Interested Bidders Subject: Addendum# 2 Solicitation # and Title 16-6548 Sale of Gateway Triangle Parcels The following change is made to the above mentioned Collier County solicitation: • Add copy of Tower Lease Agreement Clarifications(s): Deposits: Deposits are due and payable upon award by the Board of County Commissioners. The Deposit is non-refundable after the due diligence period has expired. If you require additional information please post a question on the Online Bidding site or contact me at the information noted above. 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',/ _ v\ _ �Vi, / _ h/vI\ �L 1. /1 y.I .} 1�H\'.r I � i / I � \ /I / � I r x' / h I.r / 1 _1 �� v I / 1 �1 V•1 / \ ,/ \y/ 1 I 1 rtv � i/ Iv y,, v / v _ / /� �/ II/ / �/V Ni / / I '� / ` V� Ate_ �,� 7 A �\ A Packet Page -378 � - ,v j �j✓ i _// l '/y ix >' '\/1><1 ICI j ` ;�/I A/ H _ IX ice'y, �,�I �X !T - .nv' -I. 1/26/2016 14.B.1 . MASTER COPY December 14, 2015 16-6548 Sale of Triangle Gateway Parcels Please find attached detailed proposal for above mentioned parcel and all supporting documention, with highlights below: Bidder: Banyan Development Price: Our anchor tenant requires 2 acres of land, so we have a 2 tiered proposal: Option 1:We purchase only the 2.33 acre parcel at 1936 Davis Blvd (parcel ID 77510240008)for $2,350,000 and work with the adjacent property owner or developer to enhance cross access and functioning of all 6 parcels. We would pay a premium for this parcel and possibly allow the CRA to achieve more for the entire property now or once we have developed this piece. Option 2: We purchase all 6 parcels for$3,850,000 and look to develop a supermarket or other combination retail which could include a national credit supermarket/sit down restaurant/QSR/national automotive parts distribution (eg: Advanced Auto Parts/O Reillys) or other complimentary retail uses. Part of our Due Diligence will include the ascertaining what the highest and best use is for this property, as well as what the local community needs and wants, including the desires of the CRA and local municipality. Due Diligence Period: 90 days Closing:45 days thereafter Packet Page -379- 1/26/2016 14.B.1. The items listed below shall be submitted with each proposal and should be submitted in the order shown. Each section should be clearly labeled, with pages numbered and separated by tabs. Failure by a Vendor to include all listed items may result in the rejection of its proposal. 1. Tab I, Cover Letter/ Management Summary Provide a cover letter, signed by an authorized officer of the firm, indicating the underlying philosophy of the firm in providing the services stated herein. Include the name(s), telephone number(s) and email(s) of the authorized contact person(s) concerning proposal. Submission of a signed Proposal is Vendor's certification that the Vendor will accept any awards as a result of this RFP. Banyan Development is a real estate development company focused on retail development and real estate investment in the Florida marketplace. The principals have extensive experience in various markets in the US over the last 3 decades and between them have developed over 3 million square feet of retail, office, industrial and residential real estate. Some examples are: University Commons, 2200 Butts, Mission Bay Plaza (Boca Raton, FL), Wellington Green Square and Commons (Wellington, Florida). For over 30 years, the Banyan principals and parent entity of Schmier & Feurring Properties (see www.sfrealty.com) have built their reputation as one of the leading retail and office developers in south Florida. Since its first project in Boca Raton, Florida in 1981, we have developed over 3 million square feet of retail, office, industrial and residential real estate throughout Florida and Michigan. The success of recent projects including University Commons (Boca Raton, Florida), Wellington Green Commons (Wellington, Florida) and Gateway Center (West Bloomfield, Michigan) illustrate our expertise in retail development along with our steadfast and long term commitment to quality and community. With its depth of experience, reputation and financial stability, we are well positioned to capitalize on new opportunities and continue its history of success. This development will be handled by the affiliate Banyan Development (see www.banyandev.com). Contact Information: Brian Zolotor: brian @banyandev.com 954.748.5735 Jason Sher: jason @banyandev.com 561.716.6476 Ross Fuerring: ross @banyandev.com 561.488.5109 Doug Fuerring: doug @banyandev.com 561.488.5109 Banyan Development: 2200 Butts Road, Suite 300, Boca Raton, FL 33431 2. Tab II, Land Proposal Checklist answers: In this tab, include: • Detailed plan of approach of how you intend to utilize the subject property using the questions attached in attachment C - see completed form: Packet Page-380- 1/26/2016 14.B.1 . c Detailed time line for completion of the project Due diligence after the proposal bid is awarded will be as follows: 90 days due diligence (Phase 1, Phase 2, Geotechnical Reports and existing environmental conditions.; 6-9 months for permitting and zoning approvals and 4 months for site development and building permit approvals. Once all permits are received - 2 months for site work and 5 months for vertical build and C of 0 @ 2 years for full development • Include with the Business Plan or as an attachment, a copy of a report as an example of work product) that you have successfully built in similar situations prior. This should be for one of the projects listed as a reference. We maintain a long term investment strategy that seeks to create value through development and acquisition. The principal's diversified portfolio of high quality assets has helped us prosper through all phases of the real estate cycle. The company has successfully done business with prominent names including Whole Foods Market, Publix, Albertsons, Barnes & Noble, Bed Bath & Beyond, Waigreens, Toys R' Us, Nordstrom Rack, Home Depot/Expo Design, PF Chang's, Office Depot, Fidelity Investments, Starbucks, Bealls, TJ Maxx, Michaels and Loehmans, among others. Some examples of developments by Banyan principals include: Wellington Green Commons is located on US 441/State Road 7, just south of Forest Hill Blvd, adjacent to the Wellington Green Mall. The property has easy access, generous parking and high quality national anchors including Whole Foods Market, Chili's, Macaroni Grill and BP Amoco. Shoppes of Wellington Green is located on Forest Hill Blvd just west of US 441/State Road 7, in front of the Wellington Green Mall. The property has easy access, generous parking and high quality national anchors including Barnes & Noble, Pier 1 Imports, Panera Bread and Starbucks. West Boca Place Retail is a neighborhood retail and office project is ideally situated on the northwest corner of Glades Road and the Florida Turnpike. Renovated in 2002, the property offers easy access (traffic signal), generous parking, pylon signage on Glades Road and strong national and local co-tenants. 3. Tab III, Return to the County: In this tab, include: Provide if you intend to Purchase the property and what amount your firm will offer: The proposal submitted will be a straight purchase and will not require any request for public dollars. Banyan Development principals have developed over Packet Page -381- 1/26/2016 14.B.1 . 3 million square feet of retail, office and residential product over the last 3 decades and will have no problems purchasing and developing this site. When will you close and take possession? Due diligence after the proposal bid is awarded will be as follows: 90 days due diligence (used for Phase 1, Phase 2, Geotechnical Reports and evaluate existing environmental conditions, meet with CRA and city; 6-9 months for permitting and zoning approvals and 4 months for site development and building permit approvals. Once all permits are received - 2 months for site work and 5 months for vertical build and C of 0 @ 2 years for full development • Will you require a change in Zoning for your project to be successful? No. Collier County zoning regulations - page 55 item # 60 does permit gas service stations with services. Additionally, page 8 item 4 of the Gateway Triangle Mixed Use Overlay District (GTMUD) also permits gas stations with convenience stores, supermarkets, etc. No expected issues with our intended uses. • What is the projected value of the property once your construction is complete? See proposal checklist and summary sheet - separate file Tab IV, Experience and Capacity of Firm: In this tab, include: • Provide your experience in developing similar property. • Describe the various team members' successful experience in working with one another on previous projects. Tab VI, References: See completed reference forms from clients whose projects are of a similar nature to this solicitation as a part of their proposal - separate file Tab VII, Acceptance of Conditions Indicate any exceptions to the general terms and conditions of the RFP. Packet Page-382- 1/26/2016 14.B.1 . Tab VIII, Required Form Submittals • Attachment 2: Vendor Check List • Attachment 3: Conflict of Interest Affidavit • Attachment 4: Vendor Declaration Statement • Attachment 5: Reference Questionnaire • Other: i.e. signed addenda, licenses or certifications, promotional materials, etc. Vendors must submit one (1) paper copy clearly labeled "Master," and seven (7) disks (CD's/DVD's) with one copy of the proposal on each disk in Word, Excel or PDF. List the Solicitation Number and Title on the outside of the box or envelope. In order to be considered for award, firms must be registered with the Florida Department of State Divisions of Corporations in accordance with the requirements of Florida Statute 607.1501 and provide a certificate of authority (www.sunbiz.org/search.html) prior to execution of a contract. A copy of the document may be submitted with the solicitation response and the document number shall be identified. Firms who do not provide the certificate of authority at the time of response shall be required to provide same within five (5) days upon notification of selection for award. If the firm cannot provide the document within the referenced timeframe, the County reserves the right to award to another firm. hdmsnistrative Services Department Pro�urc,rnc; cr i t-Di'di� n Attachment 2: Check List IMPORTANT: THIS SHEET MUST BE SIGNED. Please read carefully, sign in the spaces indicated and return with your Proposal. Vendor should check off each of the following items as the necessary action is completed: n The Proposal has been signed. 7 All applicable forms have been signed and included, along with licenses to complete the requirements of the project. Any addenda have been signed and included. n The mailing envelope has been addressed to: Collier County Government — Bayshore CRA Bayshore Gateway Triangle CRA 3570 Bayshore Drive; Suite 102 Naples FL 34112 Attn:Elly Soto-McKuen Packet Page-383- 1/26/2016 14.B.1 . The mailing envelope must be sealed and marked with Solicitation 16-6548 Sale of Gateway Triangle Parcels and December 15. 2015. 7 The Proposal will be mailed or delivered in time to be received no later than the specified due date and time. (Otherwise Proposal cannot be considered.) ALL COURIER-DELIVERED PROPOSALS MUST HAVE THE RFP NUMBER AND TITLE ON THE OUTSIDE OF THE COURIER PACKET. Name of Firm: Address: City, State, Zip: Telephone: Email: Representative Signature: Representative Name: Date Packet Page -384- 1/26/2016 14.B.1 . Collier C.Thv€-cty Administrative Services Department Procvernent en•iee;.Gi-iision Attachment 3: Conflict of Interest Affidavit By the signature below, the firm (employees, officers and/or agents) certifies, and hereby discloses, that, to the best of their knowledge and belief, all relevant facts concerning past, present, or currently planned interest or activity (financial, contractual, organizational, or otherwise) which relates to the proposed work; and bear on whether the firm (employees, officers and/or agents) has a possible conflict have been fully disclosed. Additionally, the firm (employees, officers and/or agents) agrees to immediately notify in writing the Procurement Director, or designee, if any actual or potential conflict of interest arises during the contract and/or project duration. Firm: Signature and Date: Print Name Title of Signatory State of County of SUBSCRIBED AND SWORN to before me this day of 20 by , who is personally known to me to be the _ _ for the Firm, OR who produced the following identification Notary Public My Commission Expires Packet Page -385- 1/26/2016 14.B.1 . '.'u rGir E• Adminisrative Services Depar amen P,c,cu emen Sir:^.ce Dr.isI'x' Attachment 4: Vendor Declaration Statement BOARD OF COUNTY COMMISSIONERS Collier County Government Complex Naples, Florida 34112 RE: Solicitation: 16-6548 Sale of Gateway Triangle Parcels Dear Commissioners: The undersigned, as Vendor declares that this proposal is made without connection or arrangement with any other person and this proposal is in every respect fair and made in good faith, without collusion or fraud. The Vendor agrees, if this proposal is accepted, to execute a Collier County document for the purpose of establishing a formal contractual relationship between the firm and Collier County, for the performance of all requirements to which the proposal pertains. The Vendor states that the proposal is based upon the proposal documents listed by Solicitation: 16-6548 Sale of Gateway Triangle Parcels. PROPOSAL CONTINUED IN WITNESS WHEREOF, WE have hereunto subscribed our names on this day of , 20 in the County of , in the State of Firm's Legal Name: Address: City, State, Zip Code: Florida Certificate of Authority Document Number: Federal Tax Identification Number Packet Page -386- 1/26/2016 14.B.1 . CCR # or CAGE Code Telephone: FAX: Signature by: (Typed and written) Title: Additional Contact Information Send payments to: (required if different from Company name used as payee above) Contact name: Title: Address: City, State, ZIP Telephone: FAX: Email: Office servicing Collier County to place orders (required if different from above) Contact name: Title: Address: City, State, ZIP Telephone: Email Packet Page -387- 1/26/2016 14.B.1 . Cogier County Administrative Services Department r ocu!errient Ser:^.c >Uivislaf"i Attachment 5:Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: (Name of Company Requesting Reference Information) (Name of Individuals Requesting Reference Information) Name: Company: (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) Email: FAX: Telephone: Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisifed (and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firm/indivdival again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored "0." Project Description: Completion Date: Project Budget: Project Number of Days: Change Orders - Dollars Added : Change Orders - Days Added: Item Citeria Score 1 Ability to manage the project costs (minimize change orders to scope). 2 Ability to maintain project schedule (complete on-time or early). 3 Quality of work. 4 Quality of consultative advice provided on the project. 5 Professionalism and ability to manage personnel. 6 Project administration (completed documents, final invoice, final product turnover; invoices; manuals or going forward documentation, etc.) Packet Page-388- 1/26/2016 14.B.1. 7 Ability to verbally communicate and document information clearly and succinctly. 8 Abiltity to manage risks and unexpected project circumstances. 9 Ability to follow contract documents, policies, procedures, rules, regulations, etc. 10 Overall comfort level with hiring the company in the future(customer satisfaction). TOTAL SCORE OF ALL ITEMS Please FAX this completed survey to: Packet Page -389- 1/26/2016 14.B.1 . Packet Page-390- 1/26/2016 14.B.1 . Why should the CRA strongly consider awarding Banyan Development the Solicitation: 16-6548 Sale of Gateway Triangle Parcels? ✓ The strength and diversity of our leadership team: Brian Zolotor has more than 25 years of experience in South Florida as the Regional Vice President of Domestic& International Real Estate for Dunkin' Brands (Dunkin' Donuts & Baskin Robbins), Starbucks, CVS Pharmacy and JPMorgan Chase. Doug Feurring has developed over 3 million square feet of retail, office, industrial, single family residential and other related businesses throughout Michigan and south Florida. Ross Feurring overseas all aspects of the business and plays an instrumental role in acquisitions, development, construction, asset management and leasing. He brings extensive relationships with national retailers from across the country. Jason Sher heads up acquisitions for the company and has an extensive financial background in the real estate and banking arenas. ✓ The most current example of how Banyan changes a neighborhood for the better. Banyan Development - completed an assemblage of five (5) parcels totaling 3.13 acres for a Wawa in Palm Springs, Florida.The location is fully permitted with site work beginning in early January 2016. The site will be turned over to Wawa for their vertical construction in April 2016. Wawa Inc. is a chain of over 680 convenience store/gas stations located along the East Coast of the United States. They operate in Pennsylvania, New Jersey, Delaware, Maryland, Virginia, and Florida. The Banyan Development site will consist of a 6,120 square foot (SF) retail store and eight (8) fuel pumps. Wawa is unique and is unlike any other use that includes gas, food and convenience items and is best described as a restaurant that sells gasoline and convenience items. A Wawa typically employs 40 to 50 local residents so they can provide their patrons with a convenient stop for fresh, made-to-order foods, beverages, coffee, fuel services, and surcharge-free ATM's. All of Wawa's stores offer a large fresh food service selection, including Wawa brands such as made-to-order hoagies, freshly-brewed coffee, hot breakfast sandwiches, made-to-order Specialty Beverages, and an assortment of soups, sides and snacks. As stated earlier, the existing parcels are comprised of an assemblage of land consisting of five (5) parcels of land which are summarized in the table below: Address of Parcel(s) Existing Acreage Parcel Identification Number Existing Use of Parcel 3928 S. Congress Avenue .3733 acres 70434420011040030 Auto body & repair shop 3952 S. Congress Avenue .1489 acres 70434420011040010 Vacant commercial 2961 Lake Worth Road .8354 acres 70434420011040080 Tree nursery Packet Page -391- 1/26/2016 14.B.1 . 2981 Lake Worth Road .4761 acres 70434420011040070 Gas station and convenience store Unnumbered 2nd Avenue 1.3026 acres 70434420011040090 Vacant commercial (green/debris area) All of the parcels, when platted, will be unified and comprise one (1) parcel of land. Each of the five parcels contain a variety of uses which include a gas station with a convenience store, vacant commercial building, tree nursery, single-family structures which were previously converted into commercial uses. In summary, the proposed Wawa will transform this corner from a typical gas station/convenience store use into a meeting place, inclusive of indoor and outdoor seating and bicycle racks. Wawa is new to the South Florida market with its very attractive architecture, very friendly customer service and fresh high quality food products brings with it an extensive and loyal customer base. The location within the Village of Palm Springs is in close proximity to transit locations and other businesses which will create synergy with the surrounding uses. Wawa success and popularity will overflow to other quality businesses in the Village of Palm Springs. The Wawa concept, while very popular in other states, is taking the existing gas station and redeveloping the adjacent properties to be a unified parcel that will be more aesthetically pleasing and serve as a neighborhood gathering place. Contacts at Village of Palm Springs are also available as references, as they will verify they have been delighted with not only the efficiency of the job we have done as developers, but working with Wawa, how we treated neighbors through the process (also available as references) etc... Packet Page -392- 1/26/2016 14.8.1 . Bayshore Gateway CRA Proposal Checklist and Summary Sheet Yes/No (Months)Required (Y/N) Scope of Work Dollar Value Units SF Comments Building Protect Scope-Includes:(1)conceptual site plan that indicates proposed buildings, parking areas and integration into the surrounding areas,(2)clearly identifies proposed land uses,i.e.,residential,hotel, office,retail/restaurant,public and/or other uses LAND USES '"'"some combination of the below including WAWA,not all Wawa Convenience and Gas Station-will utilize @ 2 acres $10m 1 6,100 24 Please keep this confidential Y Supermarket-will utilize @ 3.00 acres $12m 1 29,000 24 We have a couple of potential candidates we have experience with ✓ Gym-will utilize @ 1 acre $6m 1 11,000 24 We are working with 2 potential users Y Restaurant-will utilize @ 1 acre $6m 1 11,000 24 We are working with several potential users We have identified these high end users as both a need and a compatable Community Impact-Describes compatibility Y with the surrounding area use for the surrounding area.These uses should enable as many as 100 neighborhood residents to have meaningful employment. g-Identifies desire for existing zoning Collier County zoning regulations-page 55 item#60 does permit gas Zoning Y MUD-eir or other specific service stations with services.Additionally,page 8 Item 4 of the Gateway (n 4),GT Triangle Mixed Use Overlay District(GTMUD)also permits gas stations with rezoning convenience stores,supermarkets,etc. Financing-Includes:(1)general financing The proposal submitted will be a straight purchase and does not require any plan that identifies:straight purchase, request for public dollars. Banyan Development principals have developed ✓ request for public dollars,financial over 3 million square feet of retail,office and residential product over the last partnership with County, repayment/rebates 3 decades and will have no problems purchasing and developing this site. after project completed Total Project Value-Includes:(1) The Wawa development alone will be all In at approx$9,000,000 Million(land construction value,(2)taxable value,(3) cost attribution,site costs and vertical building costs). The other aspects of Y discussion of contribution to economy and the project will be @$10 Million for a total around$18.5 Million for land,site community benefit and tax base,(4)if public work,soft costs and vertical costs. use is identified Due diligence after the proposal bid Is awarded will be as follows: 90 days due diligence(Phase 1,Phase 2,Geotechnical Reports and existing environmental conditions;6-9 months for permitting and zoning approvals ✓ Timeline-identifies project milestones and 4 months for site development and building permit approvals. Once all permits are received-3 months for site work and 5 months for vertical build and C of 0 @ 2 years for full development Banyan Development is a real estate development company focused on retail Team Experience-Describes firm,office development and real estate investment in the Florida marketplace.The locations.e Team Ex team Experience Describes bes firm, similar principals have extensive experience in various markets in the US over the • Y projects,qualification of associates, last 3 decades and between them have developed over 3 million square feet organizational flow chart of retail,office,industrial and residential real estate.Some examples are: University Commons,2200 Butts,Mission Bay Plaza(Boca Raton,FL), Wellington Green Square and Commons(Wellington,Florida). A lynchpin and major focus of this project will be to add a Wawa(which will employ approx 40 local residents)and a supermarket to the area which will greatly benefit the local economy,surrounding areas and the county as a whole.Why a Wawa?Wawa has differentiated itself from its competitors by focusing on delivering fast and friendly customer service in a safe and clean shopping environment.What is Wawa known for...it is Known for:Family-like • atmosphere,Built-to-order fresh food,Community devotion and by having Y Additional Information-Support the proposal I and emotional connection with customers.Wawa truly becomes a part of our customers'daily routine...a friend,a neighbor,and sometimes even a member of the family.They also have superior systems and maintenance programs to anyone in the industry which we would gladly get into detail on, but they have been warmly received and even solicited by many counties and cities for the reasons above and fanatical following Packet Page -393- 1/26/2016 14.B.1 . Corner Couv ty Administrative Services Departmerr P Dcurmenr 5sri,=s Dress on Attachment 5:Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for Ross Feurring (Name of Company Requesting Reference Information) Banyan Development (Name of Individuals Requesting Reference Information) Name: Sergio Martinez Company: Bohler Engineering (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) ross @banyandev.com FAX: Telephone: 561 488 5109 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisfied (and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firm/individual again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0." Project Description: Wawa - Palm Springs FL Completion Date: April 2016 Project Budget: @ $1,250,000- entitlements &site work Project Number of Days: 9 months Change Orders - Dollars Added : None expected Change Orders - Days Added: none Item Criteria Score 1 Ability to manage the project costs (minimize change orders to scope). 110 2 Ability to maintain project schedule (complete on-time or early). 10 3 Quality of work. 110 4 Quality of consultative advice provided on the project. 110 1 5 Professionalism and ability to manage personnel. 10 6 Project administration (completed documents, final invoice, final product 110 turnover; invoices; manuals or going forward documentation, etc.) Packet Page -394- 1/26/2016 14.B.1 . 7 Ability to verbally communicate and document information clearly and 10 succinctly. 8 Ability to manage risks and unexpected project circumstances. 10 9 Ability to follow contract documents, policies, procedures, rules,regulations, 10 etc. } 10 Overall comfort level with hiring the company in the future(customer 10 satisfaction). TOTAL SCORE OF ALL ITEMS _100 Packet Page -395- 1/26/2016 14.B.1 . co f eT CoVza4ty Administrative Services Jepartmant P urernen?S^r:4rs Divtsion Attachment 5:Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: Brian Zolotor (Name of Company Requesting Reference Information) Banyan Development (Name of Individuals Requesting Reference Information) Name: Richard Berk Company: Boos Development (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) Brian©banyandev.com FAX: Telephone: 561 488 5109 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisfied (and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firm/individual again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0." Project Description: CVS Pharmacy Completion Date: 4/2009 Project Budget: $3,250,000 Project Number of Days: 210 Change Orders - Dollars Added : $5000.00 Change Orders - Days Added: 1 Item Criteria Score 1 Ability to manage the project costs (minimize change orders to scope). 10 it 2 Ability to maintain project schedule (complete on-time or early). 10 3 Quality of work. 10 i 4 Quality of consultative advice provided on the project. 10 5 Professionalism and ability to manage personnel. 10 6 Project administration (completed documents, final invoice, final product 10 turnover; invoices; manuals or going forward documentation,etc.) Packet Page -396- 1/26/2016 14.B.1 . 7 Ability to verbally communicate and document information clearly and 10 succinctly. 8 Ability to manage risks and unexpected project circumstances. 10 9 Ability to follow contract documents, policies, procedures, rules,regulations, 10 etc. 10 Overall comfort level with hiring the company in the future(customer 10 satisfaction). TOTAL SCORE OF ALL ITEMS 100 Packet Page-397- 1/26/2016 14.B.1 . Collier Covcnty Administrative Services Departmen Procuremenr F•roi:FS Division Attachment 5:Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: Brian Zolotor (Name of Company Requesting Reference Information) Banyan Development (Name of Individuals Requesting Reference Information) Name: Mark Rickards Company: Kimley-Horn (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) Brian @banyandev.com FAX: Telephone: 561 488 5109 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisfied (and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firm/individual again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0." Project Description: Chase Bank Branch Completion Date: 6/2012 Project Budget: $3,000,000 Project Number of Days: 180 Change Orders - Dollars Added : $0.00 Change Orders- Days Added: 0 Item Criteria Score 1 ! Ability to manage the project costs (minimize change orders to scope). 10 I i 2 Ability to maintain project schedule (complete on-time or early). 10 3 Quality of work. 10 4 Quality of consultative advice provided on the project. 10 5 Professionalism and ability to manage personnel. 110 I ' 6 Project administration (completed documents, final invoice, final product 10 turnover; invoices; manuals or going forward documentation,etc.) Packet Page-398- 1/26/2016 14.B.1 . 7 Ability to verbally communicate and document information clearly and 110 succinctly. 8 Ability to manage risks and unexpected project circumstances. 10 9 Ability to follow contract documents, policies, procedures, rules,regulations, 10 etc. 10 Overall comfort level with hiring the company in the future(customer 10 satisfaction). TOTAL SCORE OF ALL ITEMS 100 • Packet Page -399- 1/26/2016 14.B.1 . Cotter Cointi' Administrative Services Departmesi Pr'curemenr.Ser s Dmsion Attachment 5:Reference Questionnaire Solicitation: 16-6548 Sale of Gateway Triangle Parcels Reference Questionnaire for: Ross Feurring (Name of Company Requesting Reference Information) Banyan Development (Name of Individuals Requesting Reference Information) Name: George Balaban Company: Bohler Engineering (Evaluator completing reference questionnaire) (Evaluator's Company completing reference) ross @banyandev.com FAX: Telephone: 561 488 5109 Collier County is implementing a process that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of 1 to 10, with 10 representing that you were very satisfied (and would hire the firm/individual again) and 1 representing that you were very unsatisfied (and would never hire the firm/individual again). If you do not have sufficient knowledge of past performance in a particular area, leave it blank and the item or form will be scored"0." Project Description: Wawa - Palm Springs FL Completion Date: April 2016 Project Budget: @ $1;250,000 - entitlements &site work Project Number of Days: 9 months Change Orders - Dollars Added : None expected Change Orders - Days Added: none Item Criteria Score 1 Ability to manage the project costs (minimize change orders to scope). 110 2 Ability to maintain project schedule (complete on-time or early). 110 3 Quality of work. 10 4 Quality of consultative advice provided on the project. 10 5 Professionalism and ability to manage personnel. 10 6 T Project administration (completed documents, final invoice, final product 10 turnover; invoices; manuals or going forward documentation,etc.) Packet Page-400- 1/26/2016 14.B.1 . 7 I Ability to verbally communicate and document information clearly and 110 succinctly. 8 Ability to manage risks and unexpected project circumstances. 10 9 1 Ability to follow contract documents, policies, procedures, rules,regulations, 10 etc. 10 . Overall comfort level with hiring the company in the future(customer 10 satisfaction). TOTAL SCORE OF ALL ITEMS 100 Packet Page-401- 1' 14.B.1 " i/76/2n— ' -6 rz z < — z r i r 8 ; g .•1 '--A1'...-° 4 : 0.,., , i 1 ! °14 1 71-1HO . _ = i ,12 ;„, .. g 7 . F. 11 ? 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'." fit,-,-,47-!,,,,ik`t-;•-y,h4 1/26/201614.A.1 . _~-_ , Attachment 5: Reference Questionnaire — SoUcitatimn: 1G-0548Sa|eof Gateway Triangle Parcels Reference Questionnai \�^ , �� `V�� / \'�� | (Name of Company Requetl'ng nnabon) –/ -cs r��r~� (Name of Individuals Requesting Reference-Information) Name: Kmmug_ ~Tram Company: /r^'mu. L�� (Evaluator completing reference questionnaire) (Evaluators Company completing reference) Email: we fl 6QTricudamu/opevte 4-F/0<: (866) 7/V/ - 936 q Telephone: (95q) 66g- Li563 . co°^ Collier County is implementinprocess that collects reference information on firms and their key personnel to be used in the selection of firms to perform this project. The Name of the Company listed in the Subject above has listed you as a client for which they have previously performed work. Please complete the survey. Please rate each criteria to the best of your knowledge on a scale of I to 10, with 10 representing that you were very satisifed (and would hire the firm/individual again)and 1 representing that you were very unsatisfied (and would never hire the firm/indivdivai again). If you do not have sufficient knowledge of past performance in a particular oree, leave it blank and the item or form will be scored ^O." Project Description: Pixrk is/ace Completion Date: Project Budget: Project Number of Days: Change Orders-Dollars Added : xJ/n Change Orders- Days Added: W/� Item- _______ ______________ ___ _ Citeria Score 1 Ability /o 2 I Ability to maintain project schedule(complete on-time or early). 3 Quality of work. 0 4 [ Quality of consultative advice provided on the project. 5 Professionalism and ability to manage personnel. � G product turnover; invoices; manuals or going forward documentation, etc.) - - -- - ------- ---- --- --- 7 � ��/��mm��endd�umo�i�� d��d �o�n�y | 0 8 / Abiltity to' ( 0 r--- 9 Ability to follow contract documents, pdicieo, procedures, rules, regulations, etc. 10 � 10 Overall comfort level with hiring the company in the future(customer satisfaction). /0 TOTAL SCORE OF ALL ITEMS xx-xxx RFP_Nun_CCNATmnplata_10152015 16 Packet Page -403- 1/26/2016 14.B.1 . ..ter co rit , Administrative Services Department Prccurement Ser,!Ges DIvsrj Attachment 2: Check List IMPORTANT: THIS SHEET MUST BE SIGNED. Please read carefully, sign in the spaces indicated and return with your Proposal. Vendor should check off each of the following items as the necessary action is completed: ` The Proposal has been signed. [l' All applicable forms have been signed and included, along with licenses to complete the requirements of the project. Any addenda have been signed and included. The mailing envelope has been addressed to: Collier County Government—Bayshore CRA Bayshore Gateway Triangle CRA 3570 Bayshore Drive; Suite 102 Naples FL 34112 Attn:Elly Soto-McKuen The mailing envelope must be sealed and marked with Solicitation 16-6548 Sale of Gateway Triangle Parcels and December 15, 2015. The Proposal will be mailed or delivered in time to be received no later than the specified due date and time. (Otherwise Proposal cannot be considered.) ALL COURIER-DELIVERED PROPOSALS MUST HAVE THE RFP NUMBER AND TITLE ON THE OUTSIDE OF THE COURIER PACKET. Name of Firm: Address: City, State, Zip: Telephone: Emakl: -" Representative Signature_ ". Representative Name: - - ,., Date E xx-xxx RFP_N on_C C NATem plate_10152015 12 Packet Page -404- 1/26/2016 14.B.1 . Goiter Cown-ty Administrative Semites Deoartrenr ?rcrurernen:5er:ices -. Attachment 3: Conflict of interest Affidavit By the signature below, the firm (employees, officers and/or agents) certifies, and hereby discloses, that, to the best of their knowledge and belief, all relevant facts concerning past, present, or currently planned interest or activity (financial, contractual, organizational, or otherwise) which relates to the proposed work; and bear on whether the firm (employees, officers and/or agents) has a possible conflict have been fully disclosed. Additionally, the firm (employees, officers and/or agents) agrees to immediately notify in writing the Procurement Director, or designee, if any actual or potential conflict of interest arises during the contract and/or project duration. Firm: °ark, ;t ate, ��,''�Ct'f;f'';4.tLt, �) 8 Signature and Date: ti:/h//),AC \ /I .) Print Name ^fly, \ cn Title of Signatory <' 7 } State of County of iti SUBSCRIBED AND SWORN to before me this !., day of 20 by �,i �_ , who is personally known to me to be the -,� for the Firm, OR who produced the following identification Notary Public�' '\, Dominique Gutlhatd �.. Notary Public-State of Florida Commission 10#SE 187B49 My Commission Expires My Commission Expires 419/2016 xx-xxx RFP_Non_CCNA i emplate_10152015 13 Packet Page-405- 1/26/2016 14.B.1 . Cotter GOTVj ,administrative Services Dewar`mer'. r•mc.ur rr n'c.- pc,n�n n, Attachment 4: Vendor Declaration Statement BOARD OF COUNTY COMMISSIONERS Collier County Government Complex Naples, Florida 34112 RE: Solicitation: 16-6548 Sale of Gateway Triangle Parcels Dear Commissioners: The undersigned, as Vendor declares that this proposal is made without connection or arrangement with any other person and this proposal is in every respect fair and made in good faith, without collusion or fraud. The Vendor agrees, if this proposal is accepted, to execute a Collier County document for the purpose of establishing a formal contractual relationship between the firm and Collier County, for the performance of all requirements to which the proposal pertains. The Vendor states that the proposal is based upon the proposal documents listed by Solicitation: 16-6548 Sale of Gateway Triangle Parcels. (Proposal Continued on Next Page) xx-X)0( R F P_Non_CCNATemplate_10152015 14 Packet Page -406- 1/26/2016 14.B.1 . PROPOSAL CONTINUED • r IN WITNESS WHEREOF, WE have hereunto subscribed our names on this it day of n1,11),( , 20 in the County of in the State of Firm's Legal Name: \j'` 1-,N)_ft. {,1"1-)),A, Address: ,-L,T'iflfl rc VL& City, State, Zip Code: f,4r;cos. P-c9,-to—) '17-"'"L Florida Certificate of Authority Document Number: Federal Tax Identification 4 71- IS-7i Number CCR#or CAGE Code Telephone: ( FAX: Signature by: (Typed and written) Title: - çvl Additional Contact Information Send payments to: (required if different from above) Company name used as payee Contact name: Title: AadreF.s: City, State,ZIP Telephone: FAX Email: Office servicing Collier County to place orders (required if different from above) Contact name: Title: Address: City, State,ZIP Telephone: Email >a-no( RFP_Non_CCNATemplate_l 0152015 15 Packet Page -407- 1/26/2016 14.B.1 . Email: scottiohnsongcolliergov.net 4dminIstramva9enrcesDmsmn Telephone: (239) 252-8995 ercneay,ee, FAX: (239)252-6588 Addendum 1 Date: October 20, 2015 From: Scott D. Johnson, Procurement Manager To: Interested Bidders Subject: Addendum# 1 Solicitation#and Title 16-6548 Sale of Gateway Triangle Parcels The following change is made to the above mentioned Collier County solicitation: o Add copy of Appraisal for Parcel = Add copies of Surveys = Add copy of Title Insurance Policy e Land Use document for Approvals Change(s): 1. Deli vety of Proposals All proposals are to be delivered before 3:00 PM, Naples local time,on or before December 15, 2015 to: Collier County Government Collier County Procurement Services 3327 Tamiami Trail East Naples FL 34112 Attn: Scott Johnson, Procurement Manager The County does not bear the responsibility for proposals delivered to the wrong location past the stated date and/or time indicated, or to an incorrect address by Consultant's personnel or by the Consultant's outside carrier. However, the Procurement Oinac1ur, or deaignee, reserves the right to accept proposals received after the posted close time under the following conditions: * The tardy submission of the proposal is due to the following circumstances, which may include but not be limited to: late delivery by commercial carrier such as Fed Ex, UPS or courier where delivery was scheduled before the deadline. m The acceptance of said proposal does not afford any competing firm an unfair advantage in the selection process. Packet Page-408- 1/26/2016 14.B.1 . Vendors must submit one (1)paper copy clearly labeled "Master,' and seven (7) disks (CD's/DVD's)with one copy of the proposal on each disk in Word, Excel or PDF. List the Solicitation Number and Title on the outside of the box or envelope. If you require additional information please post a question on the Online Bidding site or contact me at the information noted above. C: Project Manager Please sign below a return a copy of this Addendum with your submittal for the above referenced solicitation. 1 f1L /iS (Signature) f Date w (Name of Firm)) Packet Page -409- 1y26/2016 14.B.1 . Collier Cava Ity Email: scottjohnson@colliergov.net *dminismatve Services Division Telephone: (239)252-8995 no:;uernen;Sifry FAX: (239) 252-6588 Addendum 2 Date: December 9, 2015 From: Scott D. Johnson, Procurement Manager To: Interested Bidders Subject: Addendum#2 Solicitation#and Title 16-8548 Sate of Gateway Triangle Parcels The following change is made to the above mentioned Collier County solicitation: ° Add copy of Tower Lease Agreement Clarifications(s): Deposits: Deposits are due and payable upon award by the Board of County Commissioners. The Deposit is non-refundable after the due diligence period has expired. If you require additional information please post a question on the Online Bidding site or contact me at the information noted above. C: Project Manager Please sign b l and return acupymfthis4ddenduomvxithymursubmitta|forthemboxpreferencedso|(citadon. — -- - ------- _ |7 Y/_r- (Signature) ./ Date � 7 (Name of Firm Packet Page -410- 1/26/2016 14.B.1 . APPLICATION FOR REGISTRATION OF FICTITIOUS NAME REGISTRATION# 615000109471 Fictitious Name to be Registered: BANYAN DEVELOPMENT Mailing Address of Business: 16065 BRIER CREEK DRIVE DELRAY BEACH, FL 33446 Florida County of Principal Place of Business: MULTIPLE FILED FEI Number: Oct 27, 2015 Secretary of State Owner(s)of Fictitious Name: JDR DEVELOPMENT, LLC 16065 BRIER CREEK DRIVE DELRAY BEACH, FL 33446 Florida Document Number: L15000003386 FEI Number: 47-3282581 I the undersigned, being an owner in the above fictitious name, certify that the information indicated on this form is true and accurate. I further certify that the fictitious name to be registered has been advertised at least once in a newspaper as defined in Chapter 50, Florida Statutes, in the county where the principal place of business is located. I understand that the electronic signature below shall have the same legal effect as if made under oath and i am aware that false information submitted in a document to the Department of State constitutes a third degree felony as provided for in s. 817.155, Florida Statutes. JASON SHER 10/27/2015 Electronic Signature(s) Date Certificate of Status Requested( ) Certified Copy Requested ( ) Packet Page -411- " 1."9"t71- 91.0Z/9Z/I- N O N N N v) V) 0 0 U No ° 0 U ° U 0 0. R a M �,— a.NO ti^° C\ r 5 a) (T tn Q cam') N o a E N-O O N V r I L -4-- -00-. Q' N E .Y "C O - E '5• . 0) NO Q Q 0 O 0 o■p h<) U Cr i Z z 0 ~- " V' D D N O O F— N EO 0 ° c O ,o UC) D3 c -' , y 0 Q N(Y) ® ° a ° - o V) r 0 cll aa. 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