Agenda 07/09/2019 Item #11D (ITN #19-7556 w/McDowell Housing Partners, LLC)07/09/2019
EXECUTIVE SUMMARY
Recommendation to approve the selection committee ranking for Invitation to Negotiate No. 19-
7556 for “Bembridge PUD Affordable Housing Land Development” and authorize staff to enter
into negotiations with the top-ranked firm of McDowell Housing Partners, LLC and, in the event
that an agreement cannot be reached with that firm, to continue negotiating with the remaining
firms in ranked order to obtain a proposed agreement, which will be brought back to the Board of
County Commissioners for consideration at a subsequent meeting.
OBJECTIVE: To increase the supply of housing that is affordable by making available surplus Collier
County-owned land for the development of housing.
CONSIDERATIONS: On February 6, 2019, the Procurement Services Division issued a notice of
Invitation to Negotiate (“ITN”) No. 19-7556 “Bembridge PUD Affordable Housing Land Development.”
The County notified 23,864 firms, 114 firms downloaded the bid information and staff received eight (8)
proposals by the April 10, 2019 submission deadline. Staff found all the following eight (8) firms to be
responsive and responsible.
Fl Star Construction, LLC
Flaherty and Collins (F&C), Development, Inc.
Gorman and Company, LLC
Habitat for Humanity of Collier County, Inc.
JHM/RHD Naples, LLC
Landmark Development Corp.
McDowell Housing Partners, LLC
Wendover Housing Partners, LLC
Thereafter, the Selection Committee met on May 21, 2019, scored the proposals, and shortlisted the
below firms to move on to oral presentations.
Company Name Preliminary Ranking
McDowell Housing Partners, LLC 1
JHM/RHD Naples, LLC 2
Gorman and Company, LLC 3
Landmark Development Corp.* 4
Habitat for Humanity of Collier County, Inc. 5
*Landmark Companies withdrew from consideration prior to the oral presentation round.
On June 12, 2019, the Selection Committee reconvened for the oral presentations and arrived at the below
listed final recommended ranking. Each firm will present at the July 9, 2019 BCC Meeting.
Company Name Final Ranking
McDowell Housing Partners, LLC 1
JHM/RHD Naples, LLC 2
Habitat for Humanity of Collier County, Inc. 3
The top three (3) ranked developers have varying proposals. Two (2) of the proposals are for rental and
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one (1) is for a homeownership development. The proposals request County contributions ranging from
$0 to $600,000, and varying requests for impact fee deferrals and other incentives. Below is a high -level
summary of each proposed project and financing:
McDowell Housing Partners, LLC (hereafter, “McDowell”)
McDowell has developed, owned and operated over 45,000 apartment units across the Country and 2,000
units in Florida since 2004; the majority are workforce and affordable housing. McDowell is proposing a
78 unit rental development serving clients with incomes between 30%-80% AMI ($25,750-$62,650 for a
family of four (4)). McDowell proposes two (2) buildings with a maximum of three (3) stories, and
amenities such as pool, clubhouse, shuffleboard, and playground. The developer is flexible with the unit
and income mix. McDowell has agreed to a minimum 10% set aside for seniors, veterans, and/or special
needs population. McDowell does offer the option for all 100% senior development. The developer is
proposing a 9% or 4% tax credit project, using State of Florida SAIL funds, and in addition, is requesting
a County financial contribution to support its Local Government Opportunity Area (“LGOA”) application
ranging from $0 - $100,000. The developer is also proposing, if successful in securing a 9% tax credit
deal, to pay the County up to $1.5M for the Bembridge property. McDowell Housing has been successful
in securing 16 deals in the past with Florida Housing Finance Corporation, six (6) for SAIL funding.
McDowell is a Select Sponsor with Freddie Mac, a coveted designation identifying firms with effective
housing financing strategies.
JHM/RHD Naples, LLC (hereafter, “JHM”)
JHM has been developing properties throughout the United States since 1977. The developer currently
operates three (3) properties, totaling 626 units, here in Collier County; Summer Lakes I & II, and
College Park. Both are affordable housing developments. JHM is proposing 72 rental units with incomes
up to 80% AMI. JHM proposes three (3) buildings with a maximum of three (3) stories, an d amenities
such as pool and clubhouse, fitness, business center, and tot lot. The developer has agreed to set aside two
(2) rental units for the elderly and 11 for those with special needs. The cost to the County varies based on
incentives and tax credit financing. Its initial proposal includes a 4% tax credit project, but JHM is
amenable to considering a 9% tax credit project (more competitive). In addition, JHM requests a County
financial contribution to support the LGOA application up to $600,000, and potential tax abatement,
deferral or elimination/reduction of impact fees, and support for expedited entitlement process and
approval. JHM has a lengthy history with tax credit projects, including approximately 40 in the State of
Florida, and an inventory of 11,000 units in Florida.
Habitat for Humanity of Collier County, Inc. (hereafter, “Habitat”)
Habitat has developed over 2,150 homes in Collier County over the last 40 years and is proposing a 30
unit homeownership development. The developer is proposing a townhouse style similar to its newest
development, Dockside. Habitat plans to partner with a private developer to offer units for those persons
earning up to 120% AMI. Habitat anticipates offering each unit for approximately $165,000. Habitat is
seeking a County contribution to include impact fee deferral, expedited permitting, and possible LDC
variances to include setbacks, buffering, and stormwater. Habitat is not seeking a financial contribution
from the County, and does not need to seek external financing
Staff is recommending that the Board direct staff to negotiate with the top -ranked firm, McDowell
Housing Partners, LLC and, if an agreement cannot be reached with that firm, to continue negotiating
with the remaining firms in ranked order. Final financial contributions and other decisions will be made
as part of this negotiation and presented to the BCC when the agreement is brought back for approval.
FISCAL IMPACT: Each proposal has been evaluated according to specific criteria including “Costs to
County” which vary greatly between the proposals based on the type of development proposed. The
Bembridge PUD has been declared surplus property by the Board.
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LEGAL CONSIDERATIONS: This Item is approved for form and legality and requires a majority vote
for Board approval. -SRT
GROWTH MANAGEMENT IMPACT: Providing land for the development of housing that is
affordable assists the County in addressing some of the goals and objectives of the Housing Element in
the Growth Management Plan.
RECOMMENDATION: To approve the selection committee ranking for Invitation to Negotiate No. 19-
7556 for “Bembridge PUD Affordable Housing Land Development” and authorize staff to enter into
negotiations with the top-ranked firm of McDowell Housing Partners and, in the event that an agreement
cannot be reached with that firm, to continue negotiating with the remaining firms in ranked order to
obtain a proposed agreement, which will be brought back to the Board of County Commissioners for
consideration at a subsequent meeting.
Prepared By: Kristi Sonntag, Division Director, Community and Human Services Division
ATTACHMENT(S)
1. Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (PPTX)
2. JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (PDF)
3. Habitat for Humanity Bembridge PowerPoint (PDF)
4. 19-7556 NORA (PDF)
5. 19-7556 Solicitation (DOCX)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 11.D
Doc ID: 9200
Item Summary: *** This item to be heard at 10:45 a.m. *** Recommendation to approve the
selection committee ranking for Invitation to Negotiate No. 19-7556 for “Bembridge PUD Affordable
Housing Land Development” and authorize staff to enter into negotiations with the top-ranked firm of
McDowell Housing Partners, LLC and, in the event that an agreement cannot be reached with that firm, to
continue negotiating with the remaining firms in ranked order to obtain a proposed agreement, which will
be brought back to the Board of County Commissioners for consideration at a subsequent meeting. (Kristi
Sonntag - Director, Community and Human Services Division)
Meeting Date: 07/09/2019
Prepared by:
Title: – Community & Human Services
Name: Cormac Giblin
06/03/2019 1:58 PM
Submitted by:
Title: Manager - Federal/State Grants Operation – Community & Human Services
Name: Kristi Sonntag
06/03/2019 1:58 PM
Approved By:
Review:
Community & Human Services Kristi Sonntag CHS Review Completed 06/19/2019 3:35 PM
Public Services Department Kimberley Grant Level 1 Reviewer Completed 06/24/2019 5:41 PM
Procurement Services Opal Vann Level 1 Purchasing Gatekeeper Completed 06/25/2019 10:09 AM
Procurement Services Ted Coyman Add Completed 06/25/2019 11:16 AM
Procurement Services Geoff Thomas Additional Reviewer Completed 06/25/2019 1:21 PM
Procurement Services Evelyn Colon Additional Reviewer Completed 06/25/2019 1:23 PM
Procurement Services Swainson Hall Additional Reviewer Completed 06/25/2019 1:26 PM
Public Services Department Todd Henry Level 1 Division Reviewer Completed 06/25/2019 2:09 PM
Public Services Department Steve Carnell Level 2 Division Administrator Review Completed 06/25/2019 2:32 PM
County Attorney's Office Todd Henry Level 2 Attorney of Record Review Skipped 06/27/2019 9:00 AM
County Attorney's Office Scott Teach Additional Reviewer Completed 06/27/2019 2:22 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 06/27/2019 2:28 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/27/2019 3:11 PM
Budget and Management Office Ed Finn Additional Reviewer Completed 06/28/2019 2:25 PM
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County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 06/28/2019 2:52 PM
Board of County Commissioners MaryJo Brock Meeting Pending 07/09/2019 9:00 AM
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Bembridge PUD
ITN 19-7556
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Packet Pg. 124 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Topics
u Who is McDowell Housing Partners?
u Financial Strength
u Business Proposal and Development Program
u Financial Projections
u Ti meline
u Site Plan, Renderings & Specifications
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Packet Pg. 125 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
McDowell Housing Partners
u To p ranked (385 points) submittal to ITN 19-7556; MHP’s proposal scored
14 points higher than closest competitor and 25 points higher than third
highest scoring proposal. 11 % higher than average score of 7 proposals;
u McDowell Housing Partners (MHP) is the affordable development and
investment affiliate of McDowell Properties, a national multifamily housing
investment and development company with management experience that
spans over 70 years in 41 of the top 50 MSAs;
u MHP Principals and key staff have completed the development of more than
3,000 affordable/workforce housing units, primarily in Florida and within
public private partnerships.
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Packet Pg. 126 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Regional Offices & Property
Locations
San Francisco
Dallas
Raleigh
Miami
New York
Denver
MP Office Locations
MP Proper ty Locations
Additional Target Markets
8 assets owned in
Florida
(1,906 units)
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Packet Pg. 127 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Financial Strength
u Extremely We ll Capitalized and Experienced Te am!
Ø McDowell Properties has been a designated Freddie Mac Select Sponsor
since the inception of the program.This is a highly coveted designation,
recognizing sponsors with a successful track record,and alignment with
Freddie Mac’s mission to provide liquidity,stability,and affordability to
the U.S.housing market with an emphasis on securing housing for low
and moderate income families;
Ø Acquired,re-developed,and managed $3BN of apartments (over 40,000
units),and made investments in commercial mortgage backed securities
representing $15.3BN of multifamily loans secured by over 229,000 units
in US.
*Financial statements enclosed for McDowell Properties.
Note -all assets are held in single-purpose entities with their own financial statements and value.
11.D.1
Packet Pg. 128 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Organizational Chart
W.Patrick McDowell
Chairman & CEO
Debbie Dillon
Managing Director, Asset Management
Kenneth Lee
President
Charles Koslosky
Managing Director & CFO
Jeana Corker
SVP,
Head of Capital
Formation
& Investor Relations
Jake Gentling
Managing Director,
Acquisitions
Emily Flemming
Office Manager / EA
Manpreet Dhadda
VP, Finance
Natalee Min
Accounting Controller
Louellie Ferrer
Accounting Technician
Jon-Paul Karam
Real Estate Financial
Analyst
Christopher Shear
Managing Director,
McDowell Housing Partners
Ariana Brendle
Development Manager
Andrew Meador
VP, Capital Projects
Justin Jacaman
Sr. Capital Prj. Mgr.
Brandy Cerbone
Design Project Mgr.
Travis Rann
Capital Prj. Mgr.
Camille McDowell
Director, Asset Design
Bunny Blake
VP, Asset Mgmt.
Emily White
Associate, Asset Mgmt.
Colin Santos
VP, Asset Mgmt.
Brittany
Burckhard
AVP, Acquisitions
Mickkail Cain
Associate, Acquisitions
William Wilder
Analyst, Acquisitions
Cheryl Chalas
Development Associate
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Packet Pg. 129 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
u GOAL -Provide flexibility to serve a mixed demographic of seniors and
family households at income levels that range from 30% AMI to 80% AMI
(Income Average 60%);
u Minimum of 10% of the units will be set-aside for identified for seniors,
veterans and/or special needs populations;
u Unit/Income mix is flexible and can change depending on the needs and
desire of the community. Further market analysis pending;
u Optimal Financing Strategy: Low Income Housing Ta x Credits and Gap
Financing from FHFC.
Ø 9% LIHTC: Land acquisition payment(s) up to $1,500,000. Dependent on final
sources and uses.
Ø 4% LIHTC with Gap Financing: Lower land basis/price makes deal more
competitive for critical gap financing.
Business Proposal & Development
Program
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Packet Pg. 130 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
u Beyond Tax Credits -MHP will pursue conventional financing through HUD 221(d)(4) Loan.
MHP will Pursue
ALL Viable
Financing
Options to
Deliver Housing
ASAP!
Multiple Financing Structures
2019 FUNDING PROGRAM FUNDING AVAILABLE DUE DATE NOTES
CDBG - Disaster Recovery (soft gap loan)
with Tax-Exempt Bonds and Non-
Competitive (4%) Housi ng Credits
$60,000,000 - CDBG Disaster Relief
$10,000,000 - CDBG Land Acquisition 27-Aug-19
- $8mm P er Deal Available
- Strucutre as Priority I Application (requires
JV with local Gov't)
- RFA Workshop June 13th
SAIL (soft gap loan) Financing with Tax-
Exempt Bonds and Non-Competitive
(4%) Housi ng Credits for Affordable
(Average 60% AMI)
$19,467,000 SAIL - Elderly (estimated based on 2018)
$51,500,000 SAIL - Family (estimated based on 2018)
$6,405,067 NHTF (confirmed by FHFC)
Expected September 2019 - Total SAIL may be reduced due to State
Budget
9% Housi ng Credits Over $150,000,000 in 9% HC Expected October 2019 - Deals with Local Gov't Land Contribution
Receive Pref erence!
SAIL (soft gap loan) Financing with Tax-
Exempt Bonds and Non-Competitive
(4%) Housi ng Credits for Workforce
Housing
$15,000,000 Workforce SAIL - non-Monroe
$8,939,000 (estimated) Workforce SAIL remaining
from 2017
Expected November 2019 - Max 45% of units at 60% AMI and lower
- Minimum 5 5% of Units at 80% AMI
Housing Credit Financing to Provide
Affordable Multifamily Rental Housing
that is Part of Local Revitalization
Initiatives
$30,000,000 - 9% HC (estimated)Expected November 2019 - Funds 2 Developments in an adpopted
Concerted Revitalization Plan
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Packet Pg. 131 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Senior or Family Proforma
u 78 units to maximize density available under existing code. Proposed unit and
income mix:
Ø Family (1BR/1BA, 2BR/2BA & 3BR/2BA) at 30% AMI & 60% AMI
(Up to 80% with Income Av eraging)
Ø Senior, 55+ years old, (1BR/1BA and 2BR/2BA) mixed income at 30% and 60% AMI
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Packet Pg. 132 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Timeline
u The timeline below is based on the current approved PUD, which will not
require rezoning.
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Packet Pg. 133 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Renderings, Elevation & Specs
u MHP has refined the site plan and development program to work within the
existing zoning!
u Detailed renderings, elevations & specifications provided in your hard copy.
Family Senior
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Packet Pg. 134 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Family Site Plan Senior Site Plan
Unit Layout & Site Plan
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Packet Pg. 135 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Elevations Hurricane
Impact
Windows
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Packet Pg. 136 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Interior Finishes
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Packet Pg. 137 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Questions?
u If you have any additional question after today’s presentation, please do not
hesitate to contact Christopher Shear at cshear@mcdhousing.com or Ariana
Brendle at abrendle@mcdhousing.com.
Thank You!
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Packet Pg. 138 Attachment: Mcdowell Bembridge - Redacted Presentation 6.11 PRESENT (9200 : Bembridge PUD ITN
Bembridge PUD Affordable Housing Land
Development Proposal
JHM/RHD NAPLES, LLC
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Packet Pg. 139 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Corporate Financial Strength
JHM/RHD Naples, LLC
•Team is comprised of two of the largest rental apartment owners
in the Country –Richman 7th largest;
•150,000+ housing units;
•5th largest LIHTC syndicator;
•Own & operate 11,500+ units in the State of Florida alone;
•Have raised over $11B in equity and invested in real estate
transactions having a property cost of nearly $20B;
•Include an affiliate property management company managing
more than 15,000 units over 100+ properties, with 400+
employees;
•Have expanded to include 12 regional offices, two of which are in
Florida.
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Packet Pg. 140 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Vertical Integration
JHM/RHD Naples, LLC is fully vertically integrated to service projects at
every stage of the development process within the family of companies.
•DEVELOPMENT
•CONSTRUCTION –Provide through its affiliate, Citrus Construction
•EQUITY FUNDS -Provided through its affiliate Richman Real Estate
Investments
•MORTGAGE FINANCING –Provided through its affiliate Richmac LLC
•ASSET MANAGEMMENT –Provided through its affiliate Richman Asset
Management
•PROPERTY MANAGEMMENT –Provided through its affiliate Richman
Property Services
•RESIDENT SERVICES –Provided through its affiliate Shamrock and
Moonbeam Communications
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Packet Pg. 141 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Cost to Collier County
In order to ensure the respondent’s ability to provide the County and
Bembridge’s future residents with a high quality and financially sustainable
product,the respondent respectfully requests an opportunity to discuss the
most appropriate source(s)available as a contribution from the County with
the Board .The funding gap for the project as proposed is approx.$600,000.
Contemplated sources may include any combination
of the following:
1.Capital contribution from the County’s Affordable Housing Trust Fund or
similar source;
2.Real estate tax abatement agreement (@ $700/unit);
3.Sales tax exemption;
4.Reduction,elimination,and/or deferral of Impact Fees;
5.Nominal acquisition cost ;
6.Support for expedited entitlements process and approval.
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Packet Pg. 142 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Project Proforma
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Packet Pg. 143 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Project Proforma –Unit Mix
*Based on FHFC QAP and goals of Collier County, 15% of units can be set aside for Extremely Low-Income Households. These can consist
of veterans, special needs, elderly, or other groups.
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Packet Pg. 144 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Project Proforma –Sources & Uses 4%11.D.2
Packet Pg. 145 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Project Proforma –15-Year Cashflow*
*Sample CF for 4 or 9 transaction
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Packet Pg. 146 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Timeline
Site & Design Timeline
Milestone Date
Proposal Submission 4/2019
Anticipated Proposal Award 06/2019
Site Analysis & Due Diligence 08/2019
Finalization of Development Agreement 10/2019
Conceptual Design 12/2019
Zoning Approval 03/2020
Financing Application 11/2020
Financing Award 04/2021
Construction Documentation (90%)09/2021
Construction Bidding 10/2021
Building Permit Issuance 01/2022
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Packet Pg. 147 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Timeline
Closing & Construction Timeline
Milestone Date
Financial Closing 02/2022
Construction Commencement 02/2022
Construction Completion/CO 03/2023
Lease-up & Breakeven 07/2023
Stabilized Year 2023
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Packet Pg. 148 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Conceptual Site Plan 11.D.2
Packet Pg. 149 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Sample Photo / Community
Sample
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Packet Pg. 150 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Sample Elevation / Rendering
Sample
Sample
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Packet Pg. 151 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Sample Floor Plans
Sample
1 Bedroom & 1 Bath
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Packet Pg. 152 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Sample Floor Plans
2 Bedroom & 2 Baths
Sample
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Packet Pg. 153 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Community Amenities (outdoor)
Sample Images
Pet Spa
Playground
Pet Area
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Packet Pg. 154 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Community Amenities (indoor)
Sample Images
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Packet Pg. 155 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Game Room Business Center & Sitting Area
Community Amenities (indoor)
Fitness Center Club Room
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Packet Pg. 156 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Community Life & Events
Sample Images
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Packet Pg. 157 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Community Life & Events
Sample ImagesOur Team
Pet-friendly living & events
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Packet Pg. 158 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Plan Flexibility
The proposed plan for 72 units of
affordable rental housing both accounts
for the desired PUD density and needs
of the community,as outlined in the
Collier County Community Housing Plan.
In the interest of a true public-private
partnership,JHM/RHD Naples,LLC is
open to discussing the Board’s vision for
the property and the needs of the
community.
Our team is extremely flexible and
experienced in creatively developing
project financing.
11.D.2
Packet Pg. 159 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Local Knowledge & Preparedness
Local Experience:
JHM/RHD Naples,LLC and its principals are familiar with the local
entitlements process and state financing of affordable housing.Prior and
current local experience has prepared the development teams to
successfully complete this project.
•Developer, owner/manager of 626 affordable apartment homes,
financed with LIHTC and SAIL, in Collier County for the past 20 years.
•Under-development: Market-rate multifamily community of 432 units in
Naples in two phases.
11.D.2
Packet Pg. 160 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Summer Lakes Apartments –North
Naples, FL.
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Packet Pg. 161 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Summer Lakes Apartments –North
Naples, FL.
Summer Lakes I & II: Constructed from 2004-2007
Multi-family rental property
Units Produced : 416 –1, 2, & 3 bedrooms
Construction Type: Wood frame, 3-story
Affordability: Units set-aside for 40, 50 & 60% of AMI
Financing: Local bonds, 4% LIHTCs, SAIL
Team Members: The Richman Group, First Florida, Forum Architecture
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Packet Pg. 162 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
College Park Apartments –Naples, FL.
Construction Completed 2000
Multi-family rental property
Units Produced : 210 –1, 2, & 3
bedrooms
Construction Type: Wood frame, 3-
story
Affordability: Units set-aside for 40, 50
& 60% of AMI
Financing: Tax-exempt bonds, 4%
LIHTCs
Team Members: The Richman Group,
First Florida, Forum Architecture
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Packet Pg. 163 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
College Park Apartments –Naples, FL.
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Packet Pg. 164 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Questions?
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Packet Pg. 165 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
RESPONSE FROM INTERVIEW:Project Proforma –9% with County LGAO
*TBD -Developer could pay $864,000 in acquisition costs to Collier County and County LGAO funds could contribute $432,000 to the
project financing. The County would net $432,000 not including real estate taxes, Impact Fees, etc.
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Packet Pg. 166 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Thank you!
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Packet Pg. 167 Attachment: JHM Bembridge PUD RFP - Presentation DRAFT (06.13.19)1 (9200 :
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Bembridge PUD
Affordable Housing Land
Development Proposal
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Packet Pg. 168 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Who We Serve
Families who are:
•U.S. citizens and legal residents
•Living and working in Collier County for 1+ year
•Cost-burdened; paying 30%+ income for housing
•Or severely cost-burdened; paying 50%+
•Making $24-60k annually (30-80% of AMI)
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Packet Pg. 169 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
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Packet Pg. 170 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Our Experience
Over 40 years experience in Collier County building and
selling affordable homes, while consistently proving fiscal
responsibility through achieving the highest rating on Charity
Navigator; 95¢ of every dollar is used to build homes.
•2150+ homes built and families served
•$95 million in assets
•$25 million annual operating budget
•10 communities developed
•6 communities under development
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Packet Pg. 171 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Completed Communities Year Finished Homes Cost
Regal Acres 2016 184 $25.8 million
Liberty Landing 2016 150 $23.5 million
Legacy Lakes 2017 55 $9.7 million
Faith Landing 2019 166 $20.1 million
Future Communities Years Homes Estimated Cost
Dockside 2018-2019 44 $7.8 million
Vincent Acres 2019-2021 79 $16.1 million
Esperanza 2019-2021 62 $7.3 million
Whitaker Rd.2021-2023 125 $21.1 million
Regal Acres Ph. 2 2024-2025 109 $17.1 million
Kaicasa 2022-2028 280 $45.2 million
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Packet Pg. 172 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Our Experience
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Packet Pg. 173 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Our Vision
30 Two-Story Townhomes
•Maximizing existing density allowed per zoning
•Multi-family construction
•Multiple price points: 2-, 3-, and 4-bedroom units
•Park with gazebo and playground
•Sidewalk network connecting to school
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Packet Pg. 174 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Pro Forma
An estimated cost for each home is $165,000;
the cost will equal the sale price.
Pro Forma Home Cost
Lot $0
Infrastructure $45,000
Building $100,000
Mitigation $0
Impact Fees $0
Consulting $5,000
Overhead $15,000
Total $165,000
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Packet Pg. 175 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
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Packet Pg. 176 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
What We Ask
•Donation of property and impact fee deferrals
•90-day due diligence to confirm feasibility
•Review timeline commitments
Additionally, LDC variances may be requested for:
•Building and property setbacks
•Native vegetation, buffers, lift stations, and
sidewalks
•Creative solutions for storm water management
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Packet Pg. 177 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
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Packet Pg. 178 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Willingness to Partner
We are interested in exploring options to partner with
public and private sector firms in order to:
•Serve families making 80-120% of AMI
•Create mixed community supporting a range of
household sizes, ages, and incomes
•Incorporate market-rate and affordable homes
within community
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Packet Pg. 179 Attachment: Habitat for Humanity Bembridge PowerPoint (9200 : Bembridge PUD ITN
Everyone deserves a decent place to liveEveryone deserves a decent place to live
Thank You
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Packet Pg. 181 Attachment: 19-7556 NORA (9200 : Bembridge PUD ITN Selection)
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Packet Pg. 182 Attachment: 19-7556 NORA (9200 : Bembridge PUD ITN Selection)
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
INVITATION TO NEGOTIATE (ITN)
FOR
5-ACRE BEMBRIDGE PUD,
AFFORDABLE HOUSING AND LAND DEVELOPMENT
PROPOSAL
SOLICITATION NO.: 19-7556
EVELYN COLON, PROCUREMENT STRATEGIST
PROCUREMENT SERVICES DIVISION
3295 TAMIAMI TRAIL EAST, BLDG C-2
NAPLES, FLORIDA 34112
TELEPHONE: (239) 252-2667
evelyn.colon@colliercountyfl.gov (Email)
This solicitation document is prepared in a Microsoft Word format (Rev 8/7/2017). Any alterations
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Packet Pg. 183 Attachment: 19-7556 Solicitation (9200 : Bembridge PUD ITN Selection)
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.
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Packet Pg. 184 Attachment: 19-7556 Solicitation (9200 : Bembridge PUD ITN Selection)
SOLICITATION PUBLIC NOTICE
INVITATIOIN TO NEGOTIATE (ITN)
NUMBER:
19-7556
PROJECT TITLE: 5-Acre Bembridge PUD, Affordable Housing and Land Development Proposal
ITN OPENING DAY/DATE/TIME: March 7, 2019 at 3:00PM March 21, 2019 at 3:00PM
PLACE OF ITN OPENING: PROCUREMENT SERVICES DIVISION
3295 TAMIAMI TRAIL EAST, BLDG C-2
NAPLES, FL 34112
All proposals shall be submitted online via the Collier County Procurement Services Division Online Bidding System:
https://www.bidsync.com/bidsync-cas/
INTRODUCTION
As requested by the Community & Human Services Division (hereinafter, the “Division or Department”), the Collier County Board
of County Commissioners Procurement Services Division (hereinafter, “County”) has issued this Invitation to Negotiate (hereinafter,
“ITN”) with the intent of obtaining proposals from interested and qualified vendors in accordance with the terms, conditions and
specifications stated or attached. The vendor, at a minimum, must achieve the requirements of the Specifications or Scope of Work
stated.
It is the desire of the Board of County Commissioners (Board) to seek proposals for the development of a 5 -acre tract of County
owned property located on Santa Barbra Avenue Naples, FL. The parcel is more commonly described as the Bembridge PUD (Folio
0040024646). The parcel is depicted in Attachment A – Location Map.
On November 13, 2018 the Board of County Commissioners approved, in a 5 -0 vote, to proceed with an Invitation to Negotiate (ITN)
process. This process provides an official invitation for developers interested in producing housing, which will be affordable, on
County owned property known as the Bembridge PUD. The purpose of the ITN is to obtain proposals from developers which meet
the BCC’s guidelines and to begin a dialogue as to the appropriate use for the Bembridge prope rty.
Proposers are encouraged to be creative and to develop the property in a way that is aesthetically pleasing and of high archi tectural
quality. In addition, developers must produce a product that will be affordable to households earning between 30 -140% of Area
median income.
BACKGROUND
On December 12, 2017, following BCC direction, staff initiated a Request for Information (RFI) process to determine if there was
any market interest in the Bembridge site.
In March 2018, 10 responses to the RFI were received from interested developers. The responses varied on the level of detail and
approaches.
At the November 13, 2018 BCC meeting, the joint committee recommendations were presented to the BCC. During the meeting the
BCC directed staff to initiate this Invitation to Negotiate (ITN) process for the development of housing that is affordable on the
County-owned Bembridge property, as the property was found suitable for the development of housing that is affordable in
accordance with the Community Housing Plan.
A detailed packet of information applicable to the parcel is available at the Collier County’s on -line bidding system
https://www.bidsync.com/bidsync-cas/.
TERM OF CONTRACT
County reserves the right to modify this scope during negotiations for budgetary reasons.
The contract term, if an award is made, will commence on the date of the Notice to Proceed and end upon acceptance and approv al
of the final payment.
Surcharges will not be accepted in conjunction with this contract, and such charges should be incorporated into the pricing structure.
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Packet Pg. 185 Attachment: 19-7556 Solicitation (9200 : Bembridge PUD ITN Selection)
DETAILED SCOPE OF WORK
Proposals may be viewed favorably if each of the minimum development requirements listed below is included in the offer resulting
from this ITN. For example, those proposals offering a mixed income development containing all the uses listed may rate higher than
a proposal with only some of the uses. Additionally, proposers may also pledge to achieve performance outcomes beyond the
minimum. The minimum affordable requirements include:
• Workforce housing for households earning between 30-140% of area median income
• Variety of housing prices/sizes/types to include multi- and/or single-family homes, and rental and/or
owner-occupied units.
• A design that reflects a moderate to high density of 54 -78 units total
• Provide a minimum of 10 % of units identified for seniors, veterans and/or special needs populations.
All proposals should address, at a minimum, responses to Criteria 1 through 7 below. The proposal should thoroughly explain the
proposed project. The proposal and backup material shall describe in detail the requested terms of land acquisition and ident ify size
and scale of the completed project. Include any unique features or functions to be constructed, any anticipated obstacles in
development, and outline generally how the project will benefit the community.
INVITATION TO NEGOTIATE (ITN) PROCESS
1.1 The Proposers will submit proposal which will be scored based on the criteria in Scoring Criteria for Development of
Shortlist, which will be the basis for short-listing the vendors.
The Proposers will need to meet the minimum requirements outlined herein in order for their proposal to be evaluated and
scored by the COUNTY. The COUNTY will then score and rank to at least the top three short-listed vendors and enter into
negotiations with the top ranked vendor or multiple vendors to establish cost for the services needed. The COUNTY reserves
the right to issue an invitation for oral presentations to obtain additional information after scoring and before the final
ranking. With successful negotiations, a contract will be developed with the selected firm, based on the negotiated price
and/or scope of services and submitted for approval by the Board of County Commissioners .
1.2 The COUNTY will use a Selection Committee in the ITN selection process.
1.3 The intent of the scoring of the proposal is for respondents to indicate their interest, relevant experience, financial capability,
staffing and organizational structure.
1.4 The intent of the oral presentations, if deemed necessary, is to provide the vendors with a venue where they can conduct
discussions with the Selection Committee to clarify questions and concerns before providing a final rank.
1.5 Based upon a review of the proposals, the COUNTY will rank the Proposers based on the discussion and clarifying questions
on their approach and related criteria, and then negotiate with one or more vendors as authorized in Section 11, Paragraph 7
of County Procurement Ordinance Number 2017-08.
1.6 The COUNTY reserves the right to negotiate any element of the proposals in the best interest of the COUNTY.
SCORING CRITERIA FOR RANKING PROPOSALS:
1.7 For the development of a shortlist, this evaluation criterion will be utilized by the COUNTY’S Selection Committee to score
each proposal. Proposers are encouraged to keep their submittals concise and to include a minimum of marketing
materials. Proposals must address the following criteria:
Evaluation Criteria Maximum Points
1. Cover Letter / Management Summary 5 Points
2. Certified Minority Business Enterprise 5 Points
3. Business Plan 20 Points
4. Cost of Services to the County 20 Points
5. Experience and Capacity of the Firm 20 Points
6. Specialized Expertise of Team Members 20 Points
7. Local Vendor Preference 10 Points
TOTAL POSSIBLE POINTS 100 Points
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Packet Pg. 186 Attachment: 19-7556 Solicitation (9200 : Bembridge PUD ITN Selection)
Tie Breaker: In the event of a tie at final ranking, award shall be made to the proposer with the lower volume of work
previously awarded. Volume of work shall be calculated based upon total dollars paid to the proposer in the twenty -four
(24) months prior to the RFP submittal deadline. Payment information will be retrieved from the County’s financial system
of record. The tie breaking procedure is only applied in the final ranking step of the selection process and is invoked by the
Collier County Board of County Commissioners or designee. In the event a tie still exists, selection will be determined based
on random selection by the Procurement Services Director before at least three (3) witnesses.
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Each criterion and methodology for scoring is further described below.
***Proposals must be assembled, at minimum, in the order of the Evaluation Criteria listed or your
proposal may be deemed non-responsive***
EVALUATION CRITERIA NO. 1: COVER LETTER/MANAGEMENT SUMMARY (5 Total Points)
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 ITN.
EVALUATION CRITERIA NO. 2: CERTIFIED MINORITY BUSINESS ENTERPRISE (5 Total Points)
Submit certification with the Florida Department of Management Service, Office of Supplier Diversity as a Certified
Minority Business Enterprise.
EVALUATION CRITERIA NO. 3: BUSINESS PLAN (20 Total Points)
In this tab, include but not limited to:
1. Project Scope
The proposal should provide a written description of the project, accompanied by a conceptual site plan showing proposed
building(s), parking areas and how the development will interface with the surrounding areas. In addition, proposed unit
type (single family, multi-family, rental or for purchase) and dwelling size (1, 2, 3, or more bedrooms) should be provided
along with any planned amenities.
2. Community Impact
The proposal must describe how the proposed project fits with the adjacent parcels, meets the intent of the Board of County
Commissioners expectations, as detailed in this ITN, and would generally benefit the community, surrounding areas and the
County as a whole. Include as many conceptual visuals as possible such as site plans, renderings, and elevations, as
applicable. In addition, please provide a description of how the proposed project meets the housing affordability needs per
the Collier County Community Housing Plan.
3. Zoning
The proposal must identify if the applicant will utilize the existing Bembridge PUD zoning or a specific rezoning will be
required to assist in the development of the proposal. If applicable, identify if the rezoning will require a comprehensive
plan amendment or other special zoning relief. Be as specific as possible and provide documentation as needed to
substantiate the request. Identify timing of zoning and if property should be zoned prior to project.
4. Timeline
The proposal must clearly identify approximate milestones that will be included in the land a cquisition and development
agreement such as the due diligence period, zoning process, if required, site development, building permits, construction
and through to the Certificate of Occupancy.
5. Site Specific Criteria
Upon approval of moving forward with this ITN the Board of County Commissioners agreed the following criteria should
be mandated in the development of the Bembridge PUD. In preparation of this proposal it is important the following criteria
is included for consideration:
• Quantify desired density. The BCC is seeking proposals which will provide a moderate to high density of 54 -78
units.
• Identify all dwelling types and if more than one type is proposed provide unit type ratios.
• Define project set-asides of more than 10% for seniors, veterans, and/or special needs populations.
• Define the targeted income mix proposed and how it correlates with the Community Housing Plan.
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• Proposed designs should accommodate the location of a Master Pump Station on the site to be con structed by the
County in the future. Designs should reserve an area of at least 1.27 acres for the Pump Station. See attached Pump
Station design schematic (provided by the Public Utilities Department) for more detail on size requirements.
Flexibility is offered as to exact placement and orientation of the Pump Station. The area reserved for the Pump
Station will be deeded to the Water and Sewer District.”
6. Any Additional Information
Include other relevant information about the project that has not been addressed in the previous questions that the proposer
would like the 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.
EVALUATION CRITERIA NO. 4: COST OF SERVICES TO THE COUNTY (20 Total Points)
In this tab, include but not limited to:
1. 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 the property to be donated, require financing (if so, is the expectation that the
County defer the purchase price until the completion of construction and/or contribute to the financing package?), or any
other potential financing configuration needed for the project . In addition, the Financing information provided should
include at the minimum the following:
• Per unit construction costs
• Proformas for rental and proposed rates (if applicable)
• Per unit market costs and sales price (if applicable)
• Detailed soft funding incentives required from the County
• Proposed funding sources with contingencies
• Address any potential Land Trust contribution (if applicable)
• Detailed affordability restrictions
The proposer should submit a financing plan that demonstrates the proposer’s financial ability to successfully purchase and
complete the development of the parcel. A limited pro-forma would be acceptable based on the conceptual plan submitted
for review.
2. Total Project Value
Include an approximate construction value and ending taxable value. Please state if your entity holds tax exempt status or if
the project is eligible for tax exemption. Also, include a detailed description of how the project is committed long term to
addressing housing affordability in Collier County.
EVALUATION CRITERIA NO. 5: EXPERIENCE AND CAPACITY OF THE TEAM (20 Total Points)
In this tab, include but not limited to:
• Provide information that documents your firm’s qualifications to produce the required deliverables, including
abilities, capacity, skill, and financial strength and number of years of experience in providing the required services.
• Describe the various team members’ successful experience in working with one another on previous projects.
The County requires that the vendor submits no fewer than five (5) completed reference forms from clients from the
past ten (10) years whose projects are of a similar nature to this solicitation as a part of their proposal. Provide
information on the projects completed by the vendor that best represent projects of similar size, scope and complexity of
this project using the Reference Form provided. Vendors may include two (2) additional pages for each project to illustrate
aspects of the completed project that provides the information to assess the experience of the Proposer on relevant project
work.
EVALUATION CRITERIA NO. 6: SPECIALIZED EXPERTISE OF TEAM MEMBERS (20 Total Points)
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 member s
and qualifications of associates proposed to perform and/or assist with the work to oversee the project. Identify the names
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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 and or managed by the firm or team.
EVALUATION CRITERIA NO. 7: LOCAL VENDOR PREFERENCE (10 Total Points)
Local business is defined as the vendor having a current Business Tax Receipt issued by the Collier or Lee County Tax
Collector prior to proposal submission to do business within Collier County, and that identifies the business with a permanen t
physical business address located within the limits of Collier or Lee County from which the vendor’s staff operates and
performs business in an area zoned for the conduct of such business.
VENDOR CHECKLIST
***Vendor should check off each of the following items as the necessary action is completed (please see, Form 2: Vendor Check
List):
The Solicitation Submittal has been signed.
The Solicitation Pricing Document (Bid Schedule/Quote Schedule/Proposal Pricing/etc.) has been completed and attached.
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.
Affidavit for Claiming Status as a Local Business, if applicable.
Division of Corporations - Florida Department of State – http://dos.myflorida.com/sunbiz/ (If work performed in the State).
E-Verify/Immigration Affidavit (Memorandum of Understanding).
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Packet Pg. 189 Attachment: 19-7556 Solicitation (9200 : Bembridge PUD ITN Selection)