Agenda 10/26/2010 Item #14AAgenda Item No. 14A
October 26, 2010
EXECUTIVE SUMMARY Page 1 of 28
Recommendation for the Community Redevelopment Agency (CRA) to approve a Request
for Proposal (RFP) scope of work to build single- family homes on CRA owned land;
approve the Executive Director's advertisement of the RFP through the Purchasing
Department and return with recommendations.
OBJECTIVE: To approve a Request for Proposal (RFP) scope of work to build single- family
homes on CRA owned land; approve the Executive Director's advertisement of the RFP through
the Purchasing Department and return with recommendations.
BACKGROUND: Florida Statute 163.358 authorizes CRA's to exercise powers in carrying out
community redevelopment and related activities and to approve acquisition of property. Florida
Statute 163.380 authorizes CRA's to dispose of property in the community redevelopment area
and delineates the procedures the CRA must follow in the sale, lease or transfer of real property
to any private person.
CONSIDERATIONS: The CRA Master Redevelopment Plan identified several blighted
neighborhoods as potential sites for residential infill projects. In an effort to remove substandard
housing in the Bayshore area, the CRA created an aggressive acquisition program that focused
on acquiring and demolishing dilapidated mobile homes. As a result of this program, the CRA
owns 17 vacant mobile home lots. The CRA's residential infill plan is to construct single family
houses on the lots for the provision of new home ownership opportunities. The CRA seeks a
development team through a Request for Proposal (RFP). The RFP process provides the CRA an
opportunity to review and select a builder's design that meets the redevelopment objectives of
the CRA Master Redevelopment Plan and CRA RFP scope of work. The lots are all vacant.
Two separate RFP's are being issued under this request, one for construction of 12 concrete
block stucco (CBS) single- family houses (RFP "A ") and one for the construction of 5 CBS or
Modular single - family houses (RFP `B ").
FISCAL IMPACT: The residential infill project will increase property values and increase the
CRA's recurring annual TIF revenues. Costs to the CRA will be staff time and statutory
requirements.
GROWTH MANAGEMENT IMPACT: Policy 4.7 of the Future Land Use Element of the
Growth Management Plan states that redevelopment plans may be developed for specific areas
within the County, including the Bayshore Gateway Triangle CRA.
LEGAL CONSIDERATIONS: This Executive Summary has been reviewed for legal
sufficiency and is legally sufficient, ( -STW -)
RECOMMENDATION: Recommendation that the Community Redevelopment Agency
(CRA) approve a Request for Proposal (RFP) scope of work to build 12 CBS single- family
homes and 5 CBS or Modular single- family homes on CRA owned land; approve the Executive
Director's advertisement of the RFP through the Purchasing Department and return with
recommendations.
Prepared by: Jean Jourdan
Project Manager, Bayshore /Gateway Triangle Community Redevelopment Agency
Agenda Item No. 14A
October 26, 2010
Page 2 of 28
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Item Number: 14A
Item Summary: Recommendation for the Community Redevelopment Agency (CRA) to approve a Request
for Proposal (RFP) scope of work to build single - family homes on CRA owned land; approve
the Executive Directors advertisement of the RFP through the Purchasing Department and
return with recommendations. (Jean Jourdan, CRA Project Manager)
Meeting Date: 10/26/2010 9:00:00 AM
Prepared By
Jean Jourdan
Project Manager, CRA
Date
9/29/2010 10:57:56 AM
Approved By
Jean Jourdan
Project Manager, CRA
Date
9/29/2010 11:03 AM
Approved By
David Jackson
Executive Director, CRA
Date
912912010 2:11 PM
Approved By
Steven Williams
Assistant County Attorney
Date
County Attorney
County Attorney
9/30/2010 9:35 AM
Approved By
Jeff Klatzkow
County Attorney
Date
10/4/2010 10:09 AM
Approved By
OMB Coordinator
Date
County Manager's Office
Office of Management & Budget
10/15/2010 10:51 AM
Approved By
Therese Stanley
Manager - Operations Support - Trans
Date
Office of Management &
Budget
Office of Management & Budget
10/15/2010 2:54 PM
Approved By
Mark Isackson
Management/Budget Analyst, Senior
Date
Office of Management &
Budget
Office of Management & Budget
10116/2010 3:12 PM
Agenda Item No. 14A
October 26, 2010
Page 3 of 28
RFP "A"
REQUEST FOR PROPOSAL
Corr County
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
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COMNUN3TY R[OfVCLOPMENT AGfNCI!
Community Redevelopment Agency (CRA)
THE BAYSHORE /GATEWAY CRA IS ACCEPTING BIDS FROM INTERESTED AND
QUALIFIED BUILDERS TO PURCHASE CRA OWNED LOTS AT A DISCOUNTED
PRICE AND CONSTRUCT, MARKET AND SELL MODERATELY PRICED HOUSES
FOR THE PROVISION OF NEW HOME OWNERSHIP TO MODERATE INCOME
FAMILIES AND INDIVIDUALS, IN THE UNINCORPORATED PORTION OF
COLLIER COUNTY, NAPLES, FLORIDA
, Purchasing Agent
This proposal solicitation document is prepared in a Microsoft Word 2003 format. Any alterations to this document
made by the proposer may be grounds for rejection of proposal, cancellation of any subsequent award, or any other
legal remedies available to the Collier County Government.
Agenda Item No. 14A
October 26, 2010
Page 4 of 28
EXECUTIVE SUMMARY
Project Scope and Intent: The objectives of this RFP include:
• Providing attractive housing consistent with the goals and objectives of the Collier County
Housing Element, Collier County Comprehensive Plan and the regulations of the Bayshore
Mixed Use Overlay;
• Meet the goals and intent of the CRA Residential Infill Program and Master Plan; and
• Provide integration of new housing within an existing neighborhood.
• Incorporate elements of green building, such as energy star appliances and spray foam
insulation into houses.
Potential Development Opportunity: To purchase CRA owned lots at a discounted price and
construct, market and sell moderately priced houses on the sites for the provision of new home
ownership opportunities to essential service workers and moderate income individuals and
families in unincorporated Collier County, Florida, south of US41 (Tamiami Trail East), Exhibit
«A,1
Location: CRA owned sites within the Bayshore Gateway Triangle Community Redevelopment
Area (CRA), located on (Lunar Street, Harvest Court, Full Moon Court and New Moon Court);
see Exhibit B (parcel list) and Exhibit C (parcel map).
Size: Average parcel size is 40 X 100 feet (see Exhibit B).
Zoning: Overlay: Bayshore Mixed -Use District — Residential BMUD - R -3.
Underlying zoning: 2 single family home (RMF -6); 10 mobile home sites (MH)
Development Team: CRA is seeking offers from interested and qualified builders to purchase
CRA owned lots at a discounted price and construct, market and sell moderately priced houses
on the lots. The approved building lots will be identified and agreed upon by the qualified
builder and the CRA during the negotiation process and may include one or more of the CRA
lots. Experience in public - private development relationships is not required, but may be given
weight in the ranking process. The execution of an Agreement between the Developer and the
CRA guaranteeing resell restrictions to assure occupancy by the buyer shall be required. It is
critical that the development team include architectural & engineering expertise.
Development Objectives: Enter into a Developer's Agreement for the purchase of CRA owned
lots at a discounted price and the design, construction and sale of single - family homes for the
provision of new home ownership opportunities to essential service workers and moderate
income individuals and families.
Possible Incentives to builder (negotiable):
• Discounted lot purchase (building lot may be provided to builder at minimal to no cost)
• Impact fee credits on sites having former structures (some sites retain impact fee credits,
see Exhibit D).
• CRA- funded streetscape improvements (sidewalks, landscaping, etc.)
2
Agenda Item No. 14A
October 26, 2010
Page 5 of 28
CRA homebuyer down payment assistance /forgivable loan up to 3 %, not to exceed
$5,700 (program subject to and contingent on Board approval).
Timeline: Developer's proposal must include:
• Conceptual site plans (floor plans, square footage, landscaping and parking details);
• Elevation plan (architectural design and building materials);
• Financing methodology (funding plan and estimated sales price per unit);
• Marketing plan (how property will be marketed to assure occupancy by buyer at
completion);
• Timeline for project (time period which project will be initiated and completed)
o Failure to perform, initiate and complete work within the agreed to timeline will
trigger CRA's ability to reclaim the property.
Agenda Item No. 14A
October 26, 2010
Page 6 of 28
Collier County Community Redevelopment Agency
REQUEST FOR PROPOSAL (RFP) #
ACCEPTING OFFERS FROM INTERESTED AND QUALIFIED BUILDERS TO
PURCHASE CRA OWNED LOTS AT A DISCOUNTED PRICE AND CONSTRUCT,
MARKET AND SELL MODERATELY PRICED HOUSES FOR THE PROVISION OF
NEW HOME OWNERSHIP TO MODERATE INCOME FAMILIES AND
INDIVIDUALS, IN THE. UNINCORPORATED PORTION OF COLLIER COUNTY,
NAPLES, FLORIDA
M 1 KUD U UTIU.N :
The Bayshore area of the Bayshore Gateway Triangle Community Redevelopment Agency
(CRA), Exhibit A, is emerging as a desirable community for people to live, work and play. Once
known for crime and sordid living conditions, the area has recently experienced a renaissance. In
the last ten years grass roots community groups fought to improve roads, infrastructure, safety
and housing. In 2000, the Collier County Board of Commissioners designated approximately
2000 acres as blighted and created the Community Redevelopment Agency. The Agency's main
purpose is to remove the slum and blight conditions identified in the Findings of Necessity as
outlined in the CRA Redevelopment Plan's goals and strategies.
The CRA collects the property tax differential above the base tax year 1999 Table 1 — called TIF
or Tax Increment Financing. The CRA budgets the TIF based on annual goals to meet the
objectives and strategies of the CRA Redevelopment Master Plan. The CRA purchased several
residential parcels of property, Exhibit B to facilitate quality growth and redevelopment. The
CRA is excited about the role that the redevelopment of these sites will have on the revitalization
of the immediate neighborhood and surrounding Bayshore area.
_.- ._...___- _'_ -_-_A TIF bISTRICT OVER TIME
DECREASING TAXABLE _. _. _ __ :..._ NEW TAXABLE VALUE _
VALUES
TAXABLE ,
VALUES
CAPTURED TAX INCREMENT
-3 0 2 g
YEAR
Table 1 Tax Increment Financing
10
M
Agenda Item No. 14A
October 26, 2010
Page 7 of 28
REQUEST FOR PROPOSALS
OVERVIEW:
The Collier County Community Redevelopment Agency (CRA) is accepting bids from qualified
builders to purchase CRA owned lots at a discounted price for construction of moderately priced
houses within the Bayshore Gateway Triangle CRA, just outside the City of Naples, Florida.
The selected builder will be responsible for the provision of an approved floor plan for a single
family detached home and the construction, marketing and sale of the home. The approved
building lots will be identified and agreed upon by the qualified builder and the CRA during the
negotiation process and may include one or more of the CRA lots.
The homes shall be single family detached, CBS construction on fee simple parcels. Modular
homes shall not be permitted as a construction option for this RFP. The CRA will evaluate
creative proposals from qualified firms, including nonprofit developers and the private sector
agreeing to develop the property in accordance with the terms of this Request for Proposal
(RFP). Public incentives including Tax Increment Financing (TIF), and possible CRA funded
streetscape improvements may be available. All awards and agreements are contingent on the
approval of the CRA Board.
Project Purpose: The purpose of Bayshore Gateway Triangle Community Redevelopment
Agency's Residential Infill project is to encourage infill housing development in blighted areas
where existing infrastructure provides cost - effective delivery of urban services.
Project Intent: The intent of this RFP is to:
• Provide attractive housing consistent with the goals and objectives of the Collier County
Housing Element, Collier County Comprehensive Plan and the regulations of the Bayshore
Mixed Use Overlay;
• Meet the goals and intent of the CRA Residential Infill Program and Master Plan
• Integrate single - family residences into an existing older mobile home zoned neighborhood
• Provide quality housing to facilitate the growth and redevelopment of the area.
Project Disposition: The RFP extends an invitation to qualified builders to submit offers to
purchase CRA owned lots at a discounted price and construct, market and sell moderately priced
houses on the selected lots. Based on the information provided in the RFP submittals, the CRA
intends to select a limited number of qualified parties to develop the lots according to the
conditions in the RFP.
The disposition of these properties may include:
• The CRA owns the lots and the selected builder will acquire the property through fee simple
sale or any other appropriate form of conveyances at a negotiated discounted price.
• Provision of impact fee credits or assistance may be available to buy down the cost of
construction to market the houses at a discounted price (see Exhibit D).
• Down payment assistance may be available for home buyers through CRA incentives.
• Participation in the program shall require the execution of an agreement between the
Developer and CRA guaranteeing resell restrictions to assure occupancy by the buyer.
5
Agenda Item No. 14A
October 26, 2010
Page 8 of 28
Specific terms and conditions of property disposition will be negotiated with the successful
builder/builders upon selection by the CRA.
The selection of the lots and number of lots to be developed will be negotiated with the
successful builder selection by the CRA.
CRA parcel inventory includes (see Exhibits B & C for more detail):
Twelve (12) vacant lots located within Bayshore Mixed Use Development Overlay to
allow for housing other than mobile homes.
All properties subject to this RFP are located within the Bayshore Mixed Use Overlay District,
Residential Subdistrict 3 (BMUD -R3). The (BMUD -R3) Subdistrict permits a variety of
dwelling unit types for integration of quality housing into an existing older mobile home zoned
neighborhood. All contractors are encouraged to visit the sites shown on Exhibit "C ", which are
the subject of the "Request for Proposals ".
REQUEST FOR PROPOSALS SCOPE OF SERVICES
To integrate owner occupied, quality housing into an existing mobile home neighborhood
through the construction, marketing and sale of single family detached homes on CRA owned
sites targeted for residential in -fill and shown on the site map attached hereto and incorporated
herein, by reference, as Exhibit "C ".
Contractor Responsibility and General Submittal Requirements:
All buildings must comply with the regulations and design standards of the Mixed Use
Overlay. The Proposer is encouraged to review the regulations for specific design
standards (a copy will be provided upon request).
2. Submittal of house plans (all plans must include a color conceptual elevation drawing):
• Single family detached: The contractor must provide a minimum of one (1) floor
plan for a one or two story three- bedroom /two bath single family home with a garage
attached to the principal structure having minimum air conditioned square footage of
1100 square feet (lot size is 40 X 100).
• Single family detached: The contractor must provide a minimum of one (1) floor
plan for a one or two story three- bedroom/two bath single family home with a garage
having minimum air conditioned square footage of 1300 square feet on lots identified
as larger than the average 40 X 100 foot lot.
The contractor shall be responsible for the completion of every item necessary for a
homebuyer to move into their home, including coordination of connection of all utilities to
the home. The homes shall be "Turn Key ".
C
Agenda Item No. 14A
October 26, 2010
Page 9 of 28
4. The following amenities are required:
• Two full baths
• Central A/C System (high energy efficient heating and cooling equipment) Energy
Star
• CBS Concrete Construction
• Mini blinds or better on all windows (window treatments)
• Sod/automated in ground sprinkle system
• Trees and exterior planting (provide landscape plan)
• Interior and exterior to be a minimum of medium grade paint
• Minimum one -car garage (with door opener)
• Stamped or solid concrete driveway
• Energy efficient insulation in walls and ceilings that meet Green Building Standards
• Roof at builder's option to meet applicable code
• All appliances including washer and dryer must be rated Energy Efficient:
(range /oven, dishwasher, garbage disposal, over range microwave, washing machine
and dryer).
• Maximum of two feet of fill and the remainder of the NFIP requirements shall be
accomplished through stemwall. The stemwall shall be finished in material and color
complimentary to the principal structures.
• Underground electrical service
• Ten year structural warranty and two year mechanical warranty
The contractor shall submit a brief description of how they intend to market the
properties demonstrating an understanding of the local housing market and recent history
of successful marketing and sales.
6. The contractor must be prepared to purchase the land from the CRA subject to negotiated
terms between the CRA and the Developer in the Agreement.
7. The contractor shall be prepared to provide a timeline in which the project will be
initiated and completed subject to the negotiated terms between the CRA and the
Developer. Contractor shall be prepared to agree that failure to perform, initiate and
complete the work within the agreed timeline will result in a reversion of the property to
the CRA.
8. The contractor is required to submit the following items with their proposal (items will be
used in by the Evaluation Committee to rank the Proposals):
A statement of contractors experience in single - family detached housing development.
List of standard materials and features
References associated with prior successful housing and redevelopment projects.
Failure to submit this information will not eliminate the proposer from consideration,
but could adversely affect scoring of that criterion.
7
Agenda Item No. 14A
October 26, 2010
Page 10 of 28
• Proof that the contractor is licensed in the state of Florida and Collier County.
• Proof of at least five (5) home building permits with corresponding certificates of
occupancy. Failure to submit permit information will not eliminate the proposer from
consideration but could adversely affect scoring of that criterion.
• Proof of 10 year Builders Risk Warranty Policy
• Proof of adequate line -of- credit or access to funds for construction of multiple units
during the same period.
• The proposal should highlight the elements they believe makes their home superior
and be very specific regarding finishes, doors, windows, cabinets, flooring, etc.
• Color elevation (conceptual design)
• Floor plan
• Landscape /Irrigation Plan
• Completion of lot selection and information (attached)
Proposal Submittal Process:
1. Developer submittal of Proposals.
2. Evaluation of submittals by a panel of staff and consultants to generate a short list of
qualified development teams.
3. Additional information sought from "short- listed" development teams.
4. Interview and ranking of development teams.
5. The CRA Board will direct staff to negotiate a Developer Agreement with the selected
development teams.
6. No Proposal may be withdrawn until one hundred twenty (120) days after the scheduled
closing time from the date fixed for opening of Proposals.
0
Agenda Item No. 14A
October 26, 2010
Page 11 of 28
LOT SELECTION AND INFORMATION FORM
Select one or more properties listed below and complete the table. Property addresses are
located in the first column. See Exhibits B & C for map and parcel information.
Lot Address
4032 Full Moon
Square
foot age
under air
Builders cost
to construct
house (tumkey)
Time to complete
construction
(indicate in months)
Builder's
Sales Price
Incentives
In In Requested
1 -4
Lot
Purchase
Price
4048 Full Moon
3962 Harvest
3979 Harvest
3991 Harvest
4000 Harvest
4005 Harvest
3252 Lunar
3991 New Moon
3258 Lunar
3029 Lunar
3037 Lunar
* INCENTIVES
(indicate each incentive you are requesting by listing the number in the above box, i.e. 1, 2 & 4)
1. Discount lot purchase
2 Impact Fee Assistance
3. Streetscape
4. Home buyer assistance
** LOT PURCHASE PRICE
Price builder is willing to pay for lot ($0 to $40,000)
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EXHIBIT "B"
PARCEL LIST
Agenda Item No. 14A
October 26, 2010
Page 13 of 28
FOLIO
ADDRESS
OVERLAY ZONING
LOT SIZE
1.
53350240004
4032 Full Moon Ct
BMUD -R3
Irregular (42 X 100)
2.
53350260000
4048 Full Moon Ct.
BMUD -R3
Irregular (42 X 110)
3.
53351680003
3962 Harvest Ct.
BMUD -R3
40X 100
4.
53352240002
3979 Harvest Ct
BMUD -R3
61 X 100
5.
53352200000
3991 Harvest Ct
BMUD -R3
40 X 100
6.
53351800003
4000 Harvest Ct
BMUD -R3
40 X 100
7.
53352160001
4005 Harvest Ct
BMUD -R3
40 X 100
8.
29430320001
3252 Lunar St
BMUD -R3 (RMF -6)
Irregular (61 X 173)
9.
53351480009
3991 New Moon
BMUD -R3
40X 100
10.29430240000
3258 Lunar
BMUD -R3 (RMF -6)
60 X 143
11.
53352920005
3029 Lunar
BMUD -R3
40 X 100
12.
53352880006
3037 Lunar
BMUD -R3
40X 100
11
Exhibit C
Parcel Map
N
Inset Map to the right shows the location of the
Sayshore /Gateway triangle Redevelopment
Area (white area) in relation Collier County. W E
The aerial below is a close -up of the section of
the Redevelopment Area where the residential 3
infill parcels, subject of the RFP, are located.
Agenda Item No. 14A
October 26, 2010
Page 14 of 28
12
Agenda Item No. 14A
October 26, 2010
Page 15 of 28
EXHIBIT D
IMPACT FEE CREDIT AVAILLABILITY *
Lot Address
YES
NO
4032 Full Moon
Ct.
4048 Full Moon
Ct
X
3962 Harvest
Ct
X
3979 Harvest
Ct
X
3991 Harvest
Ct
X
4000 Harvest
Ct
X
4005 Harvest
Ct
X
3252 Lunar St
X
3991 New
Moon Ct
X
3258 Lunar St.
X
3029 Lunar St
Fx
x
3037 Lunar St.
*Available impact fee credits will be based on a single - family detached home less than
1200 square feet. The amount of credit will be determined by the current County fee
schedule.
13
Agenda Item No. 14A
October 26, 2010
Page 16 of 28
REP "B"
REQUEST FOR PROPOSAL
Collier County
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
B , r
GATEWAY
TRIANGLE
■rr ■ r■e ■
r
• GOM MUNITY REDEVEL OPMENT OPMEWT AGEWGY
Community Redevelopment Agency (CRA)
THE BAYSHORE /GATEWAY CRA IS ACCEPTING BIDS FROM INTERESTED AND
QUALIFIED BUILDERS TO PURCHASE CRA OWNED LOTS AT A DISCOUNTED
PRICE AND CONSTRUCT, MARKET AND SELL MODERATELY PRICED HOUSES
FOR THE PROVISION OF NEW HOME OWNERSHIP TO MODERATE INCOME
FAMILIES AND INDIVIDUALS, IN THE UNINCORPORATED PORTION OF
COLLIER COUNTY, NAPLES, FLORIDA
Purchasing Agent
This proposal solicitation document is prepared in a Microsoft Word 2003 format. Any alterations to this document
made by the proposer may be grounds for rejection of proposal, cancellation of any subsequent award, or any other
legal remedies available to the Collier County Government.
Agenda Item No. 14A
October 26, 2010
Page 17 of 28
EXECUTIVE SUMMARY
Project Scope and Intent: The objectives of this RFP include:
• Providing attractive housing consistent with the goals and objectives of the Collier County
Housing Element, Collier County Comprehensive Plan and the regulations of the Bayshore
Mixed Use Overlay;
• Meet the goals and intent of the CRA Residential Infill Program and Master Plan; and
• Provide integration of new housing within an existing neighborhood.
• Incorporate elements of green building, such as energy star appliances and spray foam
insulation into houses.
Potential Development Opportunity: To purchase CRA owned lots at a discounted price and
construct, market and sell moderately priced houses on the sites for the provision of new home
ownership opportunities to essential service workers and moderate income individuals and
families in unincorporated Collier County, Florida, south of US41 (Tamiami Trail East), Exhibit
"A"
Location: CRA owned sites within the Bayshore Gateway Triangle Community Redevelopment
Area (CRA), located on (Van Buren); see Exhibit B (parcel list) and Exhibit C (parcel map).
Size: Average parcel size is 40 X 100 feet (see Exhibit B).
Zoning: Overlay: Bayshore Mixed -Use District — Residential BMUD - R -3.
Underlying zoning: 5 mobile home sites (MH)
Development Team: CRA is seeking offers from interested and qualified builders to purchase
CRA owned lots at a discounted price and construct, market and sell moderately priced houses
on the lots. The approved building lots will be identified and agreed upon by the qualified
builder and the CRA during the negotiation process and may include one or more of the CRA
lots. Experience in public - private development relationships is not required, but may be given
weight in the ranking process. The execution of an Agreement between the Developer and the
CRA guaranteeing resell restrictions to assure occupancy by the buyer shall be required. It is
critical that the development team include architectural & engineering expertise.
Development Objectives: Enter into a Developer's Agreement for the purchase of CRA owned
lots at a discounted price and the design, construction and sale of single - family homes for the
provision of new home ownership opportunities to essential service workers and moderate
income individuals and families.
Possible Incentives to builder (negotiable):
• Discounted lot purchase (building lot may be provided to builder at minimal to no cost)
• Impact fee credits on sites having former structures (some sites retain impact fee credits,
see Exhibit D).
• CRA- funded streetscape improvements (sidewalk, landscaping, etc.)
2
Agenda Item No. 14A
October 26, 2010
Page 18 of 28
• CRA homebuyer down payment assistance /forgivable loan up to 3 %, not to exceed
$5,700 (program subject to and contingent on Board approval).
Timeline: Developer's proposal must include:
• Conceptual site plans (floor plans, square footage, landscaping and parking details);
• Elevation plan (architectural design and building materials);
• Financing methodology (funding plan and estimated sales price per unit);
Marketing plan (how property will be marketed to assure occupancy by buyer at
completion);
Timeline for project (time period which project will be initiated and completed)
o Failure to perform, initiate and complete work within the agreed to timeline will
trigger CRA's ability to reclaim the property.
3
Agenda Item No. 14A
October 26, 2010
Page 19 of 28
Collier County Community Redevelopment Agency _
REQUEST FOR PROPOSAL (RFP) #
ACCEPTING OFFERS FROM INTERESTED AND QUALIFIED BUILDERS TO
PURCHASE CRA OWNED LOTS AT A DISCOUNTED PRICE AND CONSTRUCT,
MARKET AND SELL MODERATELY PRICED HOUSES FOR THE PROVISION OF
NEW HOME OWNERSHIP TO MODERATE INCOME FAMILIES AND
INDIVIDUALS, IN THE UNINCORPORATED PORTION OF COLLIER COUNTY,
NAPLES, FLORIDA
11NT1E) /171iT! grlyr%AT_
u aa�vYV�i1Vl\•
The Bayshore area of the Bayshore Gateway Triangle Community Redevelopment Agency
(CRA), Exhibit A, is emerging as a desirable community for people to live, work and play. Once
known for crime and sordid living conditions, the area has recently experienced a renaissance. In
the last ten years grass roots community groups fought to improve roads, infrastructure, safety
and housing. In 2000, the Collier County Board of Commissioners designated approximately
2000 acres as blighted and created the Community Redevelopment Agency. The Agency's main
purpose is to remove the slum and blight conditions identified in the Findings of Necessity as
outlined in the CRA Redevelopment Plan's goals and strategies.
The CRA collects the property tax differential above the base tax year 1999 Table 1 — called TIF
or Tax Increment Financing. The CRA budgets the TIF based on annual goals to meet the
objectives and strategies of the CRA Redevelopment Master Plan. The CRA purchased several
residential parcels of property, Exhibit B to facilitate quality growth and redevelopment. The
CRA is excited about the role that the redevelopment of these sites will have on the revitalization
of the immediate neighborhood and surrounding Bayshore area.
_. _ -__
Table 1 Tax Increment Financing
El
Agenda Item No. 14A
October 26, 2010
Page 20 of 28
REQUEST FOR PROPOSALS
OVERVIEW:
The Collier County Community Redevelopment Agency (CRA) is accepting bids from qualified
builders to purchase CRA owned lots at a discounted price for construction of moderately priced
houses within the Bayshore Gateway Triangle CRA, just outside the City of Naples, Florida.
The selected builder will be responsible for the provision of an approved floor plan for a single
family detached home and the construction, marketing and sale of the home. The approved
building lots will be identified and agreed upon by the qualified builder and the CRA during the
negotiation process and may include one or more of the CRA lots.
The homes may be single family detached, CBS or Modular construction on fee simple parcels.
The CRA will evaluate creative proposals from qualified firms, including nonprofit developers
and the private sector agreeing to develop the property in accordance with the terms of this
Request for Proposal (RFP). Public incentives including Tax Increment Financing (TIF), and
possible CRA funded streetscape improvements may be available. All awards and agreements
are contingent on the approval of the CRA Board.
Project Purpose: The purpose of Bayshore Gateway Triangle Community Redevelopment
Agency's Residential Infill project is to encourage infill housing development in blighted areas
where existing infrastructure provides cost - effective delivery of urban services.
Project Intent: The intent of this RFP is to:
• Provide attractive housing consistent with the goals and objectives of the Collier County
Housing Element, Collier County Comprehensive Plan and the regulations of the Bayshore
Mixed Use Overlay;
• Meet the goals and intent of the CRA Residential Infill Program and Master Plan
• Integrate single - family residences into an existing older mobile home zoned neighborhood
• Provide quality housing to facilitate the growth and redevelopment of the area.
Project Disposition: The RFP extends an invitation to qualified builders to submit offers to
purchase CRA owned lots at a discounted price and construct, market and sell moderately priced
houses on the selected lots. Based on the information provided in the RFP submittals, the CRA
intends to select a limited number of qualified parties to develop the lots according to the
conditions in the RFP.
The disposition of these properties may include:
• The CRA owns the lots and the selected builder will acquire the property through fee simple
sale or any other appropriate form of conveyances at a negotiated discounted price.
• Provision of impact fee credits or assistance may be available to buy down the cost of
construction to market the houses at a discounted price (see Exhibit D).
• Down payment assistance may be available for home buyers through CRA incentives.
• Participation in the program shall require the execution of an agreement between the
Developer and CRA guaranteeing resell restrictions to assure occupancy by the buyer.
• Specific terms and conditions of property disposition will be negotiated with the successful
builder/builders upon selection by the CRA.
5
Agenda Item No. 14A
October 26, 2010
Page 21 of 28
The selection of the lots and number of lots to be developed will be negotiated with the
successful builder selection by the CRA.
CRA parcel inventory includes (see Exhibits B & C for more detail):
• Five (5) vacant lots located within Bayshore Mixed Use Development Overlay to allow
for housing other than mobile homes.
All properties subject to this RFP are located within the Bayshore Mixed Use Overlay District,
Residential Subdistrict 3 (BMUD -R3). The (BMUD -R3) Subdistrict permits a variety of
dwelling unit types for integration of quality housing into an existing older mobile home zoned
neighborhood. All contractors are encouraged to visit the sites shown on Exhibit "C ", which are
the subject of the "Request for Proposals ".
REQUEST FOR PROPOSALS SCOPE OF SERVICES
To integrate owner occupied, quality housing into an existing mobile home neighborhood
through the construction, marketing and sale of single family detached homes on CRA owned
sites targeted for residential in -fill and shown on the site map attached hereto and incorporated
herein, by reference, as Exhibit "C ".
Contractor Responsibility and General Submittal Requirements:
1. All buildings must comply with the regulations and design standards of the Mixed Use
Overlay. The Proposer is encouraged to review the regulations for specific design
standards (a copy will be provided upon request).
2. Submittal of house plans (all plans must include a color conceptual elevation drawing):
• Single family detached: The contractor must provide a minimum of one (1) floor
plan for a one or two story three - bedroom/two bath single family home with a garage
attached to the principal structure having minimum air conditioned square footage of
1100 square feet (lot size is 40 X 100).
3. The contractor shall be responsible for the completion of every item necessary for a
homebuyer to move into their home, including coordination of connection of all utilities to
the home. The homes shall be "Turn Key ".
4. The following amenities are required:
• Two full baths
• Central A/C System (high energy efficient heating and cooling equipment) Energy
Star
• CBS Concrete Construction or approved Modular Home plan
• Mini blinds or better on all windows (window treatments)
Agenda Item No. 14A
October 26, 2010
Page 22 of 28
• Sod/automated in ground sprinkle system
• Trees and exterior planting (provide landscape plan)
• Interior and exterior to be a minimum of medium grade paint
• Minimum one -car garage (with door opener)
• Stamped or solid concrete driveway
• Energy efficient insulation in walls and ceilings that meet Green Building Standards
• Roof at builder's option to meet applicable code
• All appliances including washer and dryer must be rated Energy Efficient:
(range /oven, dishwasher, garbage disposal, over range microwave, washing machine
and dryer).
• Maximum of two feet of fill and the remainder of the NFIP requirements shall be
accomplished through stemwall. The stemwall shall be finished in material and color
complimentary to the principal structures.
• Underground electrical service
• Ten year structural warranty and two year mechanical warranty
The contractor shall submit a brief description of how they intend to market the properties
demonstrating an understanding of the local housing market and recent history of
successful marketing and sales.
6. The contractor must be prepared to purchase the land from the CRA subject to negotiated
terms between the CRA and the Developer in the Agreement.
7. The contractor shall be prepared to provide a timeline in which the project will be initiated
and completed subject to the negotiated terms between the CRA and the Developer.
Contractor shall be prepared to agree that failure to perform, initiate and complete the work
within the agreed timeline will result in a reversion of the property to the CRA.
8. The contractor is required to submit the following items with their proposal (items
will be used in by the Evaluation Committee to rank the Proposals):
• A statement of contractors experience in single - family detached housing development.
• List of standard materials and features
• References associated with prior successful housing and redevelopment projects.
Failure to submit this information will not eliminate the proposer from consideration,
but could adversely affect scoring of that criterion.
• Proof that the contractor is licensed in the state of Florida and Collier County.
• Proof of at least five (5) home building permits with corresponding certificates of
occupancy. Failure to submit permit information will not eliminate the proposer from
consideration but could adversely affect scoring of that criterion.
• Proof of 10 year Builders Risk Warranty Policy
• Proof of adequate line -of- credit or access to funds for construction of multiple units
during the same period.
• The proposal should highlight the elements they believe makes their home superior
and be very specific regarding finishes, doors, windows, cabinets, flooring, etc.
7
Agenda Item No. 14A
October 26, 2010
Page 23 of 28
• Color elevation (conceptual design)
• Floor plan
• Landscape /Irrigation Plan
• List of lots selected
Proposal Submittal Process:
1. Developer submittal of Proposals.
2. Evaluation of submittals by a panel of staff and consultants to generate a short list of
qualified development teams.
3. Additional information sought from "short- listed" development teams.
4. Interview and ranking of development teams.
5. The CRA Board will direct staff to negotiate a Developer Agreement with the selected
development teams.
6. No Proposal may be withdrawn until one hundred twenty (120) days after the scheduled
closing time from the date fixed for opening of Proposals.
Agenda Item No. 14A
October 26, 2010
Page 24 of 28
LOT SELECTION AND INFORMATION FORM
Property addresses located in the first column.
Select one or more properties and complete the table.
See Exhibits B & C for map and parcel information.
* INCENTIVES
(Indicate each incentive you are requesting by listing the number in the above box, i.e.
1,2 &4)
1. Discount lot purchase
2 Impact Fee Assistance
3. Streetscape
4. Home buyer assistance
** LOT PURCHASE PRICE estimated value of lot is $40,000
Price builder is willing to pay for lot ($0 to $40,000)
E
Lot Address
Square
Builders cost
Time to complete
Builder's
Incentives
Lot
foot age
to construct
construction
Sales Price
Requested
q
Purchase
under air
house (tumkey)
(indicate in months)
1 -4
Price
E of 3008
Van Buren
3016
Van Buren
3024
Van Buren
3032
Van Buren
3148
Van Buren
* INCENTIVES
(Indicate each incentive you are requesting by listing the number in the above box, i.e.
1,2 &4)
1. Discount lot purchase
2 Impact Fee Assistance
3. Streetscape
4. Home buyer assistance
** LOT PURCHASE PRICE estimated value of lot is $40,000
Price builder is willing to pay for lot ($0 to $40,000)
E
RIVJ ='is
EXHIBIT "B"
PARCEL LIST
Agenda Item No. 14A
October 26, 2010
Page 26 of 28
FOLIO ADDRESS OVERLAY ZONING LOT SIZE
1.52700840000
2.52700801007
3.52700800008
4.52700760009
5.52700280000
No site address BMUD -R3
(E of 3008 Van Buren)
40 X 100
3016 Van Buren BMUD -R3 40 X 100
3024 Van Buren BMUD -R3 40 X 100
3032 Van Buren BMUD -R3 40 X 100
3148 Van Buren BMUD -R3 40 X 100
11
Exhibit C'
Parcel Map
Inset Map to the right shows the location of the N
Bayshore /Gateway Triangle Redevelopment
Area (white area) in relation Collier County, W E
The aerial below is a close -up of the section of
the Redevelopment Area where the residential S
infill parcels, subject of the RFP, are located.
w
Agenda Item No. 14A
October 26, 2010
Page 27 of 28
12
Agenda Item No. 14A
October 26, 2010
Page 28 of 28
EXHIBIT D
IMPACT FEE CREDIT AVAILAR11 ITV *
Lot Address
YES
NO
E of 3008
X
Van Buren
3016
X
Van Buren
3024
X
Van Buren
3032
X
Van Buren
3148
X
Van Buren
*Available impact fee credits will be based on a single - family detached home less than
1200 square feet. The amount of credit will be determined by the current Collier County
fee schedule.
13