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Agenda 05/27/2008 Item #10B Agenda Item NO.1 OB May 27, 2008 Page 1 of 53 EXECUTIVE SUMMARY Recommendation that the Board of County Commissioners review proposals and presentations and selection committee recommendation for approval of the award of RFP #08-5026, Development ofthe Bembridge Planned Unit Development. OBJECTIVE: That the Board of County Commissioners (Board) reviews proposals and presentations and the selection committee recommendation for approval of the award of RFP #08-5026, Development of the Bembridge Planned Unit Development (PUD), CONSIDERATIONS: On September 13, 2005, the Board approved a rezoning of the subject property to include a mixture of uses such as a school, an EMS station, a water retention area, and a residential component At the December 13, 2005 Board meeting, Kathy Patterson, Executive Director of the Collier County Housing Development Corporation (CCHDC), addressed the Board through a Public Petition, item 6B, to request that the County donate the residential portion of the Bembridge PUD to the CCHDC for purposes of building affordable housing. The Board unanimously directed staff to bring the item back for consideration at a regular Board meeting, The Board heard subsequent presentations on February 14,2006 and June 20,2006, Ultimately, the Board directed staff to continue to explore the concept of building affordable- workforce housing on the Bembridge parcel and to research the possibility of limiting the sale of some or all of the units to county employees. Staff was to develop a set of criteria to be included in a Request for Proposal (RFP) to build affordable-workforce housing on the site, In addition, the Board directed that EMS would be reimbursed the impact fees associated with their purchase of this property. In order to provide access to the property in the event the property ownership should be transferred to an owner other than Collier County, Real Property worked in conjunction with The School District of Collier County to amend the existing access easement The access agreement was approved by the School District on January 17, 2008, Concurrently, representatives from Housing and Human Services, Purchasing, the County Attorney's Office and Coastal Zone Management coordinated efforts to develop an appropriate request for proposal for the sale of the Bembridge property with the express purpose of building affordable- workforce housing on the property. RFP #08-5026 was posted on January 9, 2008, Three hundred nine inquiries were sent, with forty four vendors requesting full submittal packages. Two proposals were received by the due date of March 3, 2008. MDG submitted a proposal to build 68 garden apartments and townhomes. Gulfstream Development submitted a mixed use development to include 10,000 square feet of commercial space in addition to 90 residential units. Both proposals were reviewed by the selection committee on April I I, 2008, (' The selection committee chose Gulfstream Development, LLC, by consensus, to develop the Bembridge PUD, Either proposal would require a PUD Amendment and ultimately would need BCC approval to increase tlle existing density rating of 6 diu an acre, In order to achieve this, the entire PUD document would be opened and exposed to current code requirements. Agenda Item NO.1 OB May 27, 2008 Page 2 of 53 Additionally, the School District as a co-developer of the PUD, would be required to join in or consent to any and all modifications, FISCAL IMPACT: The property was originally purchased by the County in 2001 at a cost of $79,608 per acre with funds from the Emergency Medical Service Impact Fee Fund 350, The value of the 5,11 acres at time of purchase was $413,962, Per Real Property Management's staff appraiser, the current appraised value of the 5.1 I acres is $1,200,850. If the property is ultimately used for affordable housing or any purpose other than emergency services, then the original purchase price plus associated costs must be refunded to the Emergency Medical Services Impact Fee Fund 350. GROWTH MANAGEMENT IMPACT: The requested action has no Growth Management Plan impact. The necessary subsequent amendment to the Bembridge PUD will be reviewed at that time for consistency with the Plan, most particularly the Future Land Use Element. Preliminary review yields the PUD is eligible for up to 15 dwelling units per acre but is not eligible for commercial development. LEGAL CONSIDERATIONS: If the Request for Proposal is awarded to Gulfstream Development, Inc" an agreement between Gulfstream and Collier County will be prepared for approval at a future meeting of the Board of County Commissioners, Access is proposed through the Calusa Park Elementary School Road. Access to the Bembridge PUD is through an access easement conveyed by the The School District of Collier County to Collier County by agreement dated January] 7,2002 as amended, This Agreement may require modification. Zoning Staff has opined that the density rating of 6 dwelling units per acre applies to the entire PUD. As a result of this interpretation, neither the proposal by Gulfstrearn Development nor MDG require a PUD amendment to increase density. - HAC STAFF RECOMMENDATION: That the Board of County Commissioners reVlew the presentations and proposals regarding the RFP #08-5026, Development of the Bembridge Planned Unit Development (PUD) and approve recommendation of the selection committee. PREPARED BY: Marcy Krumbine, Director, Housing and Human Services Frank Ramsey, Housing Manager, Housing and Human Services ,....-- Agenda Item NO.1 OS May 27. 2008 Page 3 of 53 . MDG CAPITAL CORPORATION 2180 Immokalee Road Suite 309, Naples, FL 34110 (239)594-8700 (239)596-4399 Fax February 29,2008 Collier County Board of County Commissioners Collier County Purchasing Dept. Scott D. Johnson, Purchasing Agent 3301 Tamiami Trail East Purchasing Building "G" Naples FL 34112 RE: RFP #08-5026 - Development of the Bembridge PUD Dear Mr, Johnson: MDG Capital Corporation's core business is that of developing affordable workforce housing communities. MDG's Collier County workforce housing communities either completed, in progress, or in planning stages exceed 1,700 residential units, PROPOSED AFFORDABILITY STRUCTURE ~ MDG will utilize a Community Land Trust (CL T) and commit to 50 year affordability. The CLT, via a combination ofa Land Use Restriction Agreement (LURA), Deed Restrictions, and the Declaration of Condominium, will restrict the initial sale and resale of the residences as noted below: a. The entire project shall serve as affordable workforce housing, defined as housing for households earning less than 150% of the county's median income. b. The residences will be first offered to School District of Collier County and Collier County employees on an equal priority basis. In the event that the residences are not purchased by the above employees within a reasonable time period, the residences will be offered to other families who meet the above income criteria and definition of Essential Services Personnel. c. All of the residences must be owner occupied. d. Long term affordability of the residences shall be guaranteed for a minimum of 50 years with resale appreciation limited to up to 5% per annum but not to exceed 90% of comparable median home prices in the area. MDG is receptive to recommendations by the County as to the percentage ofthe appreciation cap to be utilized. r'" I I ~ ------ . . . Agenda Item No.1 DB May 27, 2008 Page 4 of 53 e. Initial purchasers and resale purchasers must attend a home buyer education class and receive continnation by an accredited entity approved by Collier County for purchase eligibility based upon income criteria noted above. '- DEVELOPMENT AND CONCEPT PLANS To further meet and maximize the objectives of the RFP, MDG completed four concept site plans, each with different product types accompanied by independent profonnas to demonstrate cost and affordability for each of the four concept scenarios, All four of the product types are "home ownership" of which the variations include two story town homes, three story town homes and three story garden condominiums. The plan MDG selected for this project integrates three story garden condominiums along with three story town homes to provide site plan creativity, diversity of product mix and pricing to appeal to a broad range of employees from 50% to 150% AMI. MDG did not consider a site plan which included one bedroom units due to the fact that a two bedroom unit can be produced for nearly the same cost as a one bedroom unit The additional bedroom for nearly the same cost is a bonus. MDG does not feel that "rental units" are appropriate for this development due to the inefficiency of management expenses that would be associated with such a small development Listed below is a brief summary of each of the four scenarios: Project Plan: 68 residences comprised of garden apartments and town homes, ''-., Two 24 unit three story garden condominium buildings offering a mix of3 bedroom/2 bath and 2 bedrooml2 bath, Each residence will have a washer/dryer, kitchen appliances, floor coverings, lanai and one carport space with additional open parking, Two 10 unit three story town home buildings offering a mix of3 bedroom/2 V, bath and 2 bedroom/2 V, bath, The three bedroom units have a two car garage and the two bedroom units have a one car garage, Each unit will have a washer/dryer, kitchen appliances, floor coverings, and a lanai. TYPE # UNITS BEDROOMS BATHS AlC AREA TOTAL AREA PRICE Condo 12 3 2 1,412 1,515 $193,000 Condo 36 2 2 1,191 1,294 $165,295 Town 16 3 2 y, 1,558 2,046 $232,000 Town 4 2 211, 1,114 1,741 $135,489 The pricing does not reflect any financial incentives such as CWHIP, SHIP, HUD, USDA or impact fee deferrals. 2 ~.. . . .. Ie-) Agenda Item No. 10B May 27, 2008 Page 5 of 53 Alternate 1: 72 Three Story Garden Condominiums offering a mix of 3 bedrooml2 bath and 2 bedrooml2 bath, Each residence will have a washer/dryer, kitchen appliances, floor coverings, lanai and one carport space with additional open parking, TYPE # UNITS BEDROOMS BATHS AlC AREA TOTAL AREA PRICE Condo Condo 3 2 1,412 1,191 $193,000 $165,295 1,515 1,294 18 54 2 2 The pricing does not reflect any financial incentives such as CWHIP, SHIP, HOD, USDA or impact fee deferrals, Alternate 2: 64 Three Story Town Homes offering a mix of3 bedrooml2 Y, bath and 2 bedrooml2 Y, bath. The three bedroom units have a two car garage and the two bedroom units have a one car garage. Each unit will have a washer/dryer, kitchen appliances, floor coverings, and a lanai, TYPE # UNITS BEDROOMS BATHS AlC AREA TOTAL AREA PRICE Town Town 48 16 $232,000 $135,489 3 2 2 y, 2 y, 1,558 1,114 2,046 1,741 The pricing does not reflect any financial incentives such as CWHIP, SHIP, HOD, USDA or impact fee deferrals. Alternate 3: 44 Two Story Town Homes offering 3 bedrooms/2 Y, baths and a two car garage, Each unit includes a washer/dryer, kitchen appliances, floor coverings, and lanai. TYPE # UNITS BEDROOMS BATHS AlC AREA TOTAL AREA PRICE Town 3 $247,866 2Y, 1,660 2,226 44 The pricing does not reflect any financial incentives such as CWHIP, SHIP, HUD, USDA or impact fee deferrals, PRICING NOTATIONS The costs to determine the above pricing are accurate as our general contractor, site work contractor, and engineers all contributed to the cost assessments for their various team tasks, There could be a slight variation in pricing due to the normal supply and demand economics of material and labor costs. Site work costs could vary depending on subsurface conditions which will not be known until site work commencement. 3 ~ . . . Agenda Item NO.1 OB May 27, 2008 Page 6 of 53 MDG'S RECOMMENDED PROJECT PLAN '-.- The primary goal of the RFP is to provide decent, safe and affordable housing for families within the County which increase the home ownership opportunities utilizing innovative and creative site plans with diverse unit mix and pricing. Upon evaluating and assessing the unit mix, costs and pricing of the four concept plans, MDG concluded that the site plan which integrated three story garden condominiums with three story town homes provided the highest and best use of the site while meeting the goals of the RFP. The 68 unit development will contain two 24 unit three story condominium buildings and two 10 unit three story town home buildings. MDG intends to immediately apply for a PUD Amendment (PUDA) for the 68 unit development concurrent with an application for the Site Development Plan (SDP) that would be in two construction phases allowing the first 24 unit condominium building to be constructed immediately (as zoning currently exists for 30 units) with the remaining buildings eligible for construction upon completion of the rezone. MDG will utilize "fast tracking" which is available for affordable workforce housing projects to obtain rezoning, SDP and building permit approvals, MDG encourages staff and the Board of County Commissioners to accelerate the BCC July Contract Approval Date ofthis RFP so that the project could begin the SDP process to allow for the first building to commence construction in 2008. FINANCIAL INCENTIVES MDG is very familiar and experienced in financial assistance programs offered by federal, state and local governments including but not limited to Florida Housing Finance Corporation (FHFC) programs, Community Workforce Housing Innovation Pilot Program (CWHIP), State Housing Initiatives Partnership Program (SHIP), United States Department of Housing and Urban Development (HUD), United State Department of Agriculture (USDA), impact fee deferral programs offered by Collier County, and tax exempt bond financing issued by the Housing Finance Authority of Cellier County, and the State of Florida Division of Finance. '-- MDG intends to apply for additional financial incentives. Subject to the aforementioned financial incentive programs being available and awarded, the net purchaser mortgage amount (net of financial incentive programs) for a two bedroomlZ \I, bath town home unit could be well below 100,000, With just SHIP and impact fee deferrals alone, these financial incentives (to those families earning less than 80% of AMI) would be approximately $35,000 thus reducing the mortgage amount to $100,000, Given the fact that the concept of this project actually mirrors that of the CWHIP program (100% of the units being reserved for affordable workforce housing), MDG will encourage the Collier County Board of Commissioners to create "project specific" impact fee deferral and SHIP programs for this community. 4 l Agenda Item NO.1 DB May 27, 2008 Page 7 of 53 SITE PLAN INNOVATION . Upon reviewing all of the Concept plans, you will note that all of the plans can greatly benefit from the potential merging and integration of the adjacent Calusa Park Elementary School water retention pond. MDO has had preliminary meetings with the School District of Collier County staff to discuss the connection of the school pond to the subject community's lake, The benefits are obvious and simple, L In preliminary discussions with School District staff, MDG has proposed that if the School District will deed the land area of the school pond to the CLT, the CLT will assume full responsibility for the maintenance of the pond and land area; thus resulting in a maintenance savings to the School District. The CL T would provide a water management easement to accept and store drainage water from the school. 2. The school pond as it exists today is simply a single purpose storage pond offering no great benefit to the subject community due to its utilitarian design, fencing, limited size and the fact that it is only adjacent to the subject property, lfthe School District recognizes the mutual benefit to both the School District and the proposed community, the community residents will enjoy the asset of much larger lake views. Further innovation will be explored as it makes perfect sense to create a larger lake amenitv for the proposed community. .. MDG Capital Corporation is receptive to suggestions and looks forward to working with Board of Commissioners and Staff on this project. Sincerely, '0li!1i CORPORATION William L. Klohn President 5 () . . . Agenda Item NO.1 OB May 27. 2008 Page 8 of 53 PROJECT DESCRIPTION --- 68 residences comprised of garden apartments and town homes. Two 24 unit three story garden condominium buildings offering a mix 00 bedrooml2 bath and 2 bedrooml2 bath, Each residence will have a washer/dryer, lanai and one carport space with additional open parking, Two 10 unit three story town home buildings offering a mix of 3 bedrooml2 Y, bath and 2 bedroom/2 Y, bath. The three bedroom units have a two car garage and the two bedroom units have a one car garage, Each unit will have a washer/dryer and a lanai. TYPE # UNITS BEDROOMS BATHS AlC AREA TOTAL AREA PRICE Condo 12 3 2 1,412 1,515 $193,000 Condo 36 2 2 1,191 1,294 $165,295 Town 16 3 2Yz 1,558 2,046 $232,000 Town 4 2 2Yz 1,114 1,741 $135,489 The pricing does not reflect any financial incentives such as CWHIP, SHIP, HUD, USDA or impact fee deferrals, Upon award of the RFP, MDG would immediately apply for a PUD Amendment (PUDA) for the 68 unit community concurrent with an application for the Site Development Plan (SDP) that would be in two construction phases allowing the first 24 unit condominium building to be constructed immediately in the first phase (as zoning currently exists for 30 units) with the remaining Phase II buildings eligible for construction upon completion of the rezone. The swimming pool, cabana and pool restrooms will be constructed in the second phase. "- MDG will utilize "fast tracking" which is available for affordable workforce housing projects to obtain rezoning, SDP and building permit approv&s. M:DG encourages staff and the Board of County Commissioners to accelerate the BCC July Contract Approval Date of this RFP so that the project could begin the SDP and building permit process to allow the first building to commence construction in 2008. Provided that construction started in 2008, the entire project could be complete in 2009, Without assuming an exact start date, the project will take nine to ten months to complete from commencement of construction. The swimming pool size shall be approximately 20 ft. x 28 ft, The pool will be available to all residents of the community, The pool will be heated. There will be a covered cabana area for social gatherings, association meetings, etc. Restrooms will be provided as per local code. The project would be compliant with all required state and local building codes. The Proposer acknowledges that ifit receives the award of the RFP that it will be fully responsible to comply with the Immigration Reform and Control Act, Fair Housing Equal Opportunities, the Americans with Disabilities Act of 1980, Age Discrimination Act of 1975, and all other requirements of the RFP, 14 \.. . ,. r~ Agenda Item NO.1 OB May 27,2008 Page,9 of 53 MDG and its engineers have reviewed the Bembridge PUD document and notes significant setbacks from Santa Barbara Blvd, MDG would be seeking a deviation in the PUDA so as to address the setbacks pursuant to the site plan, With regard to sidewalks, MDG will be seeking a deviation in the PUDA for sidewalks on only one side of the roadways, With regard to the innovative concept of integrating and merging the water management systems of the school and the community, there may be deviations required. The current site plan locates a three story condominium buildings on the common property line of the school and the subject property, A building setback deviation will be required if the consent of the School District cannot be obtained to deed the school pond land or merge the lakes, If consent from the School District cannot be obtained and a building setback deviation is not granted, MDG can modify the site plan to meet setback requirements, The access will be that of the shared access with the adjacent Collier County EMS building and an access point connection at the entry roadway to Calusa Park Elementary School. An access easement through the EMS parcel and a modification of the School District access easement will be required, In speaking with School District staff, there is a residential limitation in the access agreement restricting the density of the subject property of approximately 32 residences. A deviation will be required to increase this limitation to match that of the density of the project. DEVELOPMENT AND CONSTRUCTION INNOVATIONS I, Two access points are proposed for the community which meet or exceed the requirements of the Fire Department. 2. Based upon the proposed project's site plan design, no fill import will be required. 3. MDG will attempt to maintain and utilize existing trees and vegetation whenever possible, 4. MDG will instruct its landscape architect to utilize native vegetation and xeriscape techniques that meet County landscape requirements to reduce irrigation and fertilization requirements, 5. MDG intends to delete valley gutter curbing and utilizing an inverted crown in the road to create site work cost savings, 6, MDG will consider irrigation sources from the lake as opposed to potable water for water conservation, 7, MDG will utilize Energy Star features for energy conservation, 8. The innovation of integrating and merging water management systems to create a lake amenity has been previously mentioned. 9, MDG will stock the lake with fish. 15 . . . Agenda Item NO.1 OB May 27. 2008 Page 10 of 53 10. The site plan was designed to minimize the number of units which could experience road noise from Santa Barbara Road, - II. The site plan was designed to maximize the nwnber of units with lake views. AFFORDABILITY PERIOD MDG will utilize a Community Land Trust (CLT) and commit to 50 year affordability, The CLT, via a combination of a Land Use Restriction Agreement (LURA), Deed Restrictions, and the Declaration of Condominium, will restrict the initial sale and resale of the residences as noted below: a, The entire project shall serve as affordable workforce housing, defined as housing for households eaming less than 150% of the county's median income. b. The residences will be first offered to School District of Collier County and Collier County employees on an equal priority basis, In the event that the residences are not purchased by the above employees within a reasonable time period, the residences will be offered to other families who meet the above income criteria and definition of Essential Services Personnel. c. All of the residences must be owner occupied, d. Long term affordability of the residences shall be guaranteed for a minimum of 50 years with resale appreciation limited to 5% per annum but not to exceed 90% of comparable median home prices in the area, ..... e. Initial purchasers and resale purchasers must attend a home buyer education class and receive confirmation by an accredited entity approved by Collier County for purchase eligibility based upon income criteria noted above. UNIT INCOME SET ASIDES The entire project shall serve as affordable workforce housing, defined as housing for households earning less than 150% of the county's median income. The RFP included an attachment labeled "Exhibit An which depicted household size, income, affordable payment, and affordable mortgage. All of the condominium and town home pricing for the proposed community are appropriate and well within reach for family sizes and income levels pursuant to Exhibit A. Initial purchasers and resale purchasers must attend a home buyer education class and receive confirmation by an accredited entity approved by Collier County for purchase eligibility based upon income criteria noted above, 16 '~ . . ~ f4 Agenda Item NO.1 OB May 27, 2008 Page 11 of 53 UNIT SALE PRICES All of the units are home ownership and priced as noted below. TYPE # UNITS BEDROOMS BATHS AlCAREA TOTAL AREA PRICE Condo 12 3 2 1,412 1,515 $193,000 Condo 36 2 2 1,191 1,294 $165,295 Town 16 3 2 y, 1,558 2,046 $232,000 Town 4 2 ZY. 1,114 1,741 $135,489 The costs to determine the above pricing are accurate as our general contractor, site work contractor, and engineers all contributed to the cost assessments for their various team tasks. There could be a slight variation in pricing due to the normal supply and demand economics of material and labor costs. Site work costs could vary depending on subsurface conditions which will not be known until site work commencement Long term affordability of the residences shall be guaranteed for a minimum of 50 years with resale appreciation limited to 5% per annum but not to exceed 90% of comparable median home prices in the area. MARKETING STRATEGY MDG will create a marketing plan mutually acceptable to the School District of Collier County and Collier County to first offer the units for sale to their employees. The offering of units shall include but not be limited to housing fairs held either jointly or individually with MDG, the School District and the County, offering infonnation included in School District and County media which is regularly circulated to its employees, the inclusion of offering information in the envelopes of paychecks to the employees and all other strategies that may be suggested or required by the School District and County. Given the fact of the "credit crunch", it is oftentimes difficult for prospective purchasers to obtain a mortgage due to more stringent credit criteria and higher down payments. As an additional marketing tool and aid to prospective purchasers, MDG will evaluate the merits of applying for single family tax exempt bond financing. In other MDG affordable workforce housing communities, tax exempt bond financing is attractive as down payment requirements can be reduced to as little as 3% of the purchase price with long term fixed low interest rates, In the event that the units are not absorbed by employees of Collier County or the School District within a reasonable period of time, the units will be offered to other employees in Collier County who meet the income and eligibility criteria established in the "Set Aside" commitment for this affordable housing community. 17 . . . Agenda Item NO.1 08 May 27. 2008 Page 12 of 53 MDG, as the private partner in the 2007 CWHIP application, has an established relationship with the Essential Services Personnel Housing Coalition of Collier County (ESP). The ESP members include: '- 1. Collier County Sheriffs Office 2. School District of Collier County 3. NCH Healthcare System, Inc. 4. Physicians Regional Medical Center 5. City of Naples 6. Anchor Healthcare 7, East Naples Fire District 8. North Naples Fire District Brian Settle is the spokesperson for the Essential Services Personnel Housing Coalition of Collier County, MDG has had preliminary conversations with Mr. Settle regarding ESP's interest in this subject project Mr. Settle indicated that in the absence of the County and School District employees not purchasing or absorbing all of the units that he would include this housing opportunity as an option of consideration by ESP members for their employees. In the event that the units were not absorbed first by Collier County and School District employees, and second by ESP member employees, MDG would then market the units utilizing traditional means of marketing including but not limited to the Naples Area Multiple Listing System (offering the units to cooperating real estate brokers), newspaper advertising, internet advertising, open houses, etc, MDG Capital Realty, Inc" wholly owned subsidiary ofMDG Capital Corporation, is a licensed real estate brokerage company having the same marketing resources as other real estate brokers in Collier County. \..", 18 ~ . r , . ( .. MDG CAPITAL CORPORA TON DEVELOPMENT COST PRO-FORMA PROPOSED PLAN BEMBRIDGE PUD Agenda Item No, 108 May 27, 2008 Page 13 of 53 Sales Revenue: Tvpe of Unit: Price Per Unit Number of Units Total Sales By Type Three Bedroom Flat Unit Two Bedroom Flat Unit Three Bedroom Townhome Two Bedroom Townhome $ 193,000 $ 165,295 $ 232,000 $ 135,489 $ 2,316,000 $ 5,950,620 $ 3,712,000 $ 541,956 12 36 16 4 Total Sales Revenue $12,520,576 Development Costs: Land Impact Fees/Permit Fees Sitel,,$j>ec.tions Architectural Engineering Building Construction Costs Entry Feature and Signage Site Improvements Landscaping and Irrigation Mailbox Stand PooI-and~rooms Insurance Marketing Construction Loan Closing Costs Legal Interest Expense -Construction Loan Developer Fee Overhead and Administrative Costs Contingency Sales Closing Costs $ $ 1,566,620 $ 6,000 $ 60,000 $ 200,000 $ 7,346,960 $ 50,000 $ 600,000 $ 150,000 $ 15,000 $ 150,000 $ 36,735 $ 68,000 $ 97,500 $ 20,000 $ 216,842 $ 1,360,000 $ 150,000 $ 207,948 $ 218,971 Total Development Costs $12,520,576 PROPOSED PLAN . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Agenda Item NO.1 OB May 27, 2008 Page 14 of 53 March 3, 2008 , \ Collier County Board of County Commissioners Purchasing Department 3301 Tamiami Trail East, Bldg. "G" Naples, Florida 34112 Attn: Scott D. Johnson ./ RE: RFP #08-5026 - Development of the Bembridge PUD Dear Mr, Johnson and Members of the Selection Committee: Gulfstream Developments, LLC, is pleased to submrt the enclosed response to the County's advertisement regarding Development of the Bembridge PUD. We have assembled a team of accomplished professionals who have demonstrated not only excellence in their fields. but also a commitment to projects that provide local communrties with innovative solutions to affordable and workforce housing. We are very confident in this team's ability to deliver an attractive, comprehensive solution to the Bembridge PUD's development, one that offers the County and the community exception value and optimal use of the srte. For the Bembridge PUD, Gulfstream offers an innovative design and layout that includes a mixture of rental and for sale residential prOduct, along with a small commercial component. We are proposing a unique affordable housing development, complete with attractive architectural design, graciously landscaped pedestrian and vehicular corridors, and period style street lighting, which have the look and feel of a market rate development. The commercial component would provide approximately 10,000 square feet for local retail uses such as a coffee shop, deli, and other related neighborhood uses. Above the commercial woUld be a mix of approximately four one-bedroom and ten two-bedroom live/work apartments. The residential for sale component would consist of 32 one-bedroom court yard villa residential unrts, 36 two-bedroom townhouse units, and 16 two- to three- bedroom detached single family homes. This development plan allows for the entire spectrum of affordable housing needs to be met. allowing all ages and household types to live side-by-side within a completely walkable and visually attractive setting '" ~ Gulfstream Developments has extensive expertise in all phases of the real estate development process, including site analysis, planning, construction, and sales. Additionally, we are pleased to team with Roetzel & Andress, CORE Construction, Midwest Trtle, Regions Bank, Florida Gulf Coast University, and Wilson Miller. Finally, we have been working wrth the Collier County Housing Development Authority, which has indicated the desire to place this property in its land trust We would also prefer this option. We feel you will find our submittal not only complete, but innovative in land use planning and aesthetically pleasing in design, ' Sincerely, Gulfstream Developments, LLC B~ President & Partner r~c.~~ Ryan Youmans \.J CEO & Partner ) ..r . . . . r . . . . . . . . . . . . . . . . . ~ ~ . . . . . . . . . . . . . . . . . (~ . . . . PROJECT DESCRIPTION AND DETAILED PLAN In response to the County's request, following is a description of several proposed features of the Bembridge PUD development. Proposed Zoning Gulfstream Developments will rezone the Bembridge PUD to accommodate the proposed development plan. As preferred in the RFP, the new Bembridge PUD will be a mixed-use development including approximately 10,000 square feet of commercial uses and 98 residential units. The residential units will incorporate 14 Live/Work Rental Apartments, 32 Courtyard Villas, 36 Town Homes, and 16 detached Single-Family Homes. The entire development is laid out in a Traditional Neighborhood Design (TND) concept with alleyways, pocket parks, and greenways. Access to the site will be secured at both the north via the Calusa Park Elementary School Road and south at the EMS station. A grand boulevard with shade trees, on-street parking, and sidewalks will connect the two entrances. To take full advantage of the site, our concept plan envisions a shared stormwater retention arrangement with the existing School Board- maintained lake or the new lake already planned for another site in the PUD, The 98 residential units would be allowed with a rezone of the entire 40-acre PUD, enabling other unused sections of the PUD to contribute their allowed density to the residential portion of the site in a clustered development. An Affordable Housing Density Bonus would also be explored. Setbacks, building separations, street and alleyway widths, building heights, and open space will all be addressed in the PUD amendment. The PUD rezone is eligible for "Fast-Track" review by Collier County. This process allows for the rezone to completed within six to seven months. However, since the current PUD allows for approximately 30 residential units, a site plan would be applied for with construction to begin Immediateiy upon approval. The remaining units wouid be constructed after the rezone and revise site plan are approved. Collier County Housing & Homan Services - Development of the Bembridge PUD RFP 1108-5026 March3,2008 Sec/ion 2. Page 6 Agenda Item NO.1 OB May 27, 2008 2" Business Plan Owner-Occupied Housing Opportunities Single-Family Homes The concept plan for the Bembridge PUD includes 16 two- to three-bedroom detached single-family homes, These homes will be approximately 1,200 square feet. The single- family homes are a perfect choice for families looking to move into an attractive community located near arterial roads, good schools, and other amenities, It is estimated that the single-family homes will have a sale price just under $200,000. Townhomes Induded In the Bembridge PUD concept plan are 36 townhome residences. These homes will be approximately 1,000 square feet, with living rooms, kitchens, and dinning rooms downstairs and two bedrooms and one bathroom upstairs. The townhomes will again be designed in the TND style with alleyway access, on-street parking, front porches and, ample green spaces. The townhomes offer an excellent housing option for a small family or single parent looking to move out of an apartment. It is estimated that the townhomes will have a sale price near $150,000. GULFSTREAM D E ~ f I tl P M f l\ , S . . Agenda Item No.1 OB May 27, 2008 . 2. BIiSin~ss Plan . Courtyard Villas pollution, and commuting expenses. . \ . Another residential component of the The rental units will be reserved for .,. Bembridge PUD concept plan is 32 one- households earning less than 60% of the . bedroom, one-bath courtyard homes, These area median income. Corresponding rents . courtyard homes will be approximately 700 would be in the $680 to $750 per month . square feet and provide an excellent housing range. opportunity for the single person recently out . of college or a couple looking to start a life Rental Management Plan . together. The courtyard home will all have The 14 LivelWork Rental Apartments will exclusive entrances and extensive outdoor . private space. have a two-teir rental management plan. . It is estimated that the courtyard homes will . The Collier County Housing Development . Corporation will pre-screen, background have a sale price near $125,000. check, income certify, and monitor all . tenants. Yearly reports will be provided . to the County for review. The Housing Development Corporation will also . schedule regular home-buyer education . and credit counseling classes for the rental tenants to prepare them for the . eventual move to home ownership . opportunities. . . A leading area property management company will be on contract to handle all . maintenance items, such as appliances, . cleanings, painting, etc, '" . Wireless Community ./ . A unique innovation planned for the . Bembridge PUD will be the availability of wireless internet connectivity throughout . the community, Gulfstream Developments . proposes that the Bembridge PUD be the . first community in the Naples area to offer such an inclusive feature. A broadband signal . will be available to everyone everywhere in . the area, be they working in their homes, Rental Housing Opportunities lounging on a bench at a pocket park, or . sipping coffee inside the coffee shop. . Live/Work Apartment Units Traditional Neighborhood Design . Included in the Bembridge PUD plan is . an innovative plan to incorporate second The Bembridge PUD will be developed using story rental apartments above first floor Traditional Neighborhood Design (TN D) . commercial/retail space. There are 14 Iivel techniques, incorporating the extensive use . work apartment units included in the plan, of front porches, sidewalks, and landscaping with a mixture of four one-bedroom and ten to reinforce a sense of community and . two-bedroom units. The rental units would togetherness. Extensive use of on-street . be in the 600-900 square foot range. These parking and alleyway access to the units . units will offer a rental housing opportunity will help residents and visitors identify the to individuals and couples who are looking neighborhood with bygone eras in which . for an alternative to home ownership. These children commonly played in their front yards. . units will also offer a unique opportunity for ) . people to live where they work, reduce traffic, ,- . Collier County Housing & Human Services - Development of file Bembridge PUD GULFSTREAM RFP #08-5026 [I-fiJ--f I ? P M f ",-"is . MarctJ3,2008 Section 2. Page 7 . . . . . (- . . . . . . . . . . . . . . . . . ~.. \. . . . . . . . . . . . . . . . . .~ ( . . . . WilsonMiller offers a wealth of planning and design experience with these types of neighborhoods, The firm has worked on some of Florida's representative TND communities, including Seaside and Celebration, and it has incorporated these techniques in major Southwest Florida developments such as the towns of Ave Maria, Big Cypress, and Babcock Ranch. Commercial Neighborhood Town Center The Bembridge PUD concept plan includes a 10,000 square foot commercial neighborhood town center, It is anticipated the town center, a mainstay of Traditional Neighborhood Design, will attract small commercial tenants such as a neighborhood coffee shop, deli, bakery, beauty salon, or offices. The frontage on Santa Barbara Boulevard as well as the access and proximity to the Calusa Park Elementary School make this an excellent location to not only service the neighborhood shopping needs for the Bembridge residents, but also allow convenient services to mothers and fathers dropping off nearly 1,000 students at the school daily. Community Green Space and Pocket Parks The Bembridge PUD concept plan is sprinkled heaviiy with green spaces, pocket parks, and outdoor gathering areas. These spaces offer residents the opportunity to mingle and play in a safe and comfortable outdoor environment Water features, landscaping, lake views, and extensive jogging and nature trails will serve to encourage outdoor activities and promote healthy lifestyles among the residents. Green Building & Sustainable Development According to the Bruntland Commission of the United Nations' Department of Social and Economic Affairs, Division for Sustainable Development, sustainable development meets the needs of the present without compromising the ability of future generations to meet their own needs. Sustainable development generally encompasses three interdependent and COllier County Housing & Human Services - Deve!opmenr of the Bembridge PUD RFP #08-5026 Marc113,200B Section 2, Page 8 Agenda Item NO.1 DB May 27, 2008 2. Btfimiisrs 'Plan mutually reinforcing policy areas: economic, environmental, and social. With this in mind, and under the guidance of Dr. John H. Fitch, Associate Professor of Environmental Studies at Florida Gulf Coast University and Director of the "Sustaining Tomorrow Today" Project, all residential units in the Bembridge PUD will be constructed to achieve the Florida Power and Light Green-Build program certification, as well as national energy star compliance. In a further effort to reduce not only power consumption but also water use, low-volume irrigation techniques will be incorporated throughout all of the community's green spaces. Following are some of the applicable sustainable development techniques that WilsonMiller can incorporate in the pianning, design, and engineering of the Bembridge PU D, Also, below are some of the awards that WilsonMlller's projects have received. General Practices, Policies, and Services . Monitor existing green standards, programs, materials, and technologies and prepare for new ones, such as the LEED for Neighborhood Development pilot program . Analyze the risks, potential investments, construction and operating costs, and performance of green-oriented building in terms of the "triple bottom line" (TBL) - people, planet, and profit . Calculate projects' benefits, from time savings during entitlement, to reduced long-term impacts and operating costs . Facilitate projects' green inventory, assessment, application, construction, and certification, including those through LEED, Fiorida Green Building Coalition, Green Giobes, and other programs . Assist clients and residents with the voluntary development and implementation of green programs . Partner with architects, developers, builders, and others to integrate the design and construction process and achieve cost-effective solutions that reduce waste and greenhouse gas (GHG) emissions . Represent green projects at the local, state, and national ievels GULFSTREAM r1 F V F lOP ~ F ~ T S . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Planning . Detail strategies for smart growth, responsible long-term land use, optimal infrastructure and facilities design and layout, transit'oriented development, and more . Provide pedestrian-friendly design solutions . Suggest strategic locations for amenities to reduce or eliminate automobile trips and mileage . Identify federal and state grants, funds, or tax credits for green projects and help clients qualify for and secure them . Serve as intermediary between public and private sectors to create partnerships that establish incentives for sustainable development . Detail green building and sustainable development options through public involvement activities Urban Design . Preserve sensitive habitats, maximize open space, incorporate mixed-use areas and multi-modal facilities, and offer visual and acoustic comfort . Analyze data on temperature, humidity, solar path, prevailing winds, and more to determine climate and microclimate solutions . Incorporate climate-responsive solutions in site planning and design, including building/structure orientations that optimize sun and wind exposure Agenda Item No.1 08 May 27, 2008 2. Btfsmei;s Plan . Ensure site design is water-sensitive and naturally integrates stormwater systemS ) . Increase efficiency of irrigation systems by specifying native plants in landscape design . Specify use of materials and surfaces that prevent or reduce "heat island" effects . Implement informational signage and iconography for safe, more efficient use Engineering . Provide detailed master plans for appropriate distributed, centralized, or other utilities system designs to increase efficiency and decrease waste, use of materials, and operating costs . Design stormwater management systems that limit disruption to natural drainage patterns and maintain or improve existing water quality . Develop reclaimed water distribution systems . Incorporate features that control pollution from soil erosion, waterway sedimentation, and airborne dust during construction . Specify construction materials that '..... are produced locally, include recycled ./ materials, and reduce construction waste Environmental Services . Identify and help preserve or restore wildlife corridors, groundwater recharge areas, and areas of increased biodiversity and ecological value . Design and help implement large- and small-scale habitat creation or restoration . Prepare management plans for site- specific habitats and wildlife . Provide strategies and solutions that reduce development "footprints" and reduce impacts to land, air, and water Awards for Wilson Miller Projects Wilson Miller has been honored with several prestigious national, state, and regional awards for the design, sustainability, and innovation of its large- and small-scale planning and community development projects. Following is a list of representative awards for projects involving affordable housing, planning, and streetscapes, ,.. ~~~e;O~~~~'!6Housing & Human Services - Development of the Bembndge PUO March 3 2008 Section 2. Page 9 GULFSTREAM ~~'p..'Ij._~~ . . . . f~ . . . . . . . . . . . . . . . . . ~,., ~ . . . . . . . . . . . . . . . . tL, I . . . . "Addressing the Challenge of Providing Workforce Housing fDr Bonita Springs" . 2007 Private Study Award of Distinction from the Florida Planning and ZDning AssociatiDn (FPZA) TDwn Df Ave Maria and the CDllier CDunty Rural Land Stewardship Overlay Area . 2005 Better Community Award from the 1000 Friends of FIDrida . 2004 Innovation Award from the EconDmic Development CDuncil Df CDllier CDunty . Award-Winning Best Practices of 2003 from the Sustainable Florida Council . 2003 Award of Excellence from the American Planning Association (APA), Florida Chapter . 2003 Outstanding Innovation Award from the FPZA Bonita Bay . 2002 Certificate of Merit for Outstanding Development from the FPZA . 2000 Award fDr Outstanding PerfDrmance from the Council for Sustainable Florida . 1999 Award for Excellence, Outstanding Large-Scale Residential Community from the Urban Land Institute BabcDck Ranch . 2007 Sustainable Florida Legacy Award frDm the CDuncil for Sustainable Florida Heart of East Tampa FrDnt Porch Project . Award of Merit from the Sun Coast Section of the American Planning AssDciatiDn, Florida Chapter Channel District CRA Strategic ActiDn Plan . 2007 Chairman's Community Design Award from the Hillsborough CDunty-City County Planning CommissiDn Agenda Item ND. lOB May 27, 2008 2. Bti'sme'Ss Plan . 2007 Urban Excellence Award from the Tampa DowntDwn Partnership Old San Carlos Boulevard Streetscape (Town Df FDrt Myers Beach) . 2003 Award of Excellence in Public Development from the Florida Planning and Zoning AssociatiDn . 2003 Roy F. Kenzie Award fDr Capital Projects, Physical Improvements, and Beautification from the FIDrlda Redevelopment AssociatiDn Estero Boulevard Streetscape Master Plan (Town Df Fort Myers Beach) . 2000 Outstanding Public Report Award from the Florida Planning and Zoning Association AFFORDABILITY PERIOD The Bembridge PUD will incorpDrate multiple layers of affordability requirements ensuring the long-term sustainability Df the cDmmunity as an affordable hDusing development. Land Trust - The residential property will be placed in Land Trust guaranteeing affDrdability for 99-years. We have had discussions with the CDllier County Housing DevelDpment CDrporation regarding establishing and managing the trust. We are open tD other suggestiDns frDm CDllier County regarding possible land trust entities and arrangements. PUD ZDning RestrictiDn - The zoning of the property will require that the affDrdable units be restricted fDr a fifteen-year period governing re,sale, This restrictiDn shall be tracked by the develDper and monitored by Collier County. Failure to compile with the restriction could result in financial fines and! or criminal penalties, Deed RestrictiDns - Individual deed restrictiDns will be recorded against each residential unit governing its affordability and re-sale restrictiDns fDr a minimum of 50 years. These restrictions shall spell Dut allowed appreciatiDn rates and incDme limits of each unit tD the satisfaction of the County. GULFSTREAM 11 f v F lOP M F N 1 5 Collier CDunty Housing & Human Services - Development of the Bembridge PUD RFP 1/08-5026 Marc:h 3. 2008 S8ction 2. Page 10 I .. ~. ~. .. I. I. I. I. I. '. . . . . . . AlthDugh it is Dur desire tD unitize and restrict the property by a Land Trust, shDuld Dpen market end user financing prove tD be difficult Dr impDssible tD Dbtain Dn a land lease arrangement, we wDuld reserve tD right tD instead use a stronger 99-year deed restrictiDn arrangement that wDuld mirror the gDals Df the land trust, but allDw fDr cDnventiDnai financing Df the units. INCOME SET-AsIDES Ali residential units in the Bembridge PUD shall be restricted tD be, and will remain, affDrdable tD hDusehDlds earning less than 140% Df median incDme. The 84 Dwner- Dccupied Courtyard Villas, Town Homes, and Single-Family HDmes will be available tD buyers in the 70% to 140% Df median income range. The 14 Live/WDrk Rental Apartments shali be restricted to tenants with household income Df less than 60% Df median inCDme (less than $29,340 fDr a single person or $33,480 for a hDusehold of tWD), TIMELlNE Agenda Item ND. lOB May 27, 2008 2. Bu9lmiirS'fPlan INCOME SET-AsIDE BREAK DOWN Income Level Number of Percent of Units Development Less than 14 14% 60%MI 60-80%MI 24 24% 80-t20%MI 36 36% 120-140%MI 24 24% EmplDyees Df the CDllier County SChODI Board and CDliier CDunty BDard of County CDmmissioners wili receive priority marketing of the units. UNIT SALES PRICES/RENT Umt Sales Prices & Rent 16 Single-Family Homes Just under $200,000 28 Townhomes Approximately $150,000 Approximately $125,000 Between $680 tD $750 per month 30 Courtyard Vilias 14 LivelWork Apartment Units Award of RFP Zoning Approval Site Development Plan Approval Infrastructure Construction Vertical ConstructiDn CIO Df First Residential Unit Project Build Out! Completion nla July 2008 OctDber 2008 February 2009 June 2009 nla nla July 2008 January 2009 February 2009 Aug 2009 June 2012 Dec 2009 Dec 2012 DEVELOPMENT COST PRo-FoRMA Land Infrastructure Verticle CDnstructiDn SDft Cost, Arch, Engin, Legal, Construction Interest, Mkt., Etc. Total Co/her County Housing & Human Services - Deve!opment olll1e flemtJridg@PUD RFP 1108-5026 Marc/13,200B See/ion 2, Page 11 $0 $1 ,400,000 $11,280,000 $1,900,000 $14,580,000 GULFSTREAM flFv-~~r"~ Page 10f2 Agenda Item No.1 OB May 27, 2008 Page 21 of 53 COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS Item Number: Item Summary: 10B This item to be heard at 2:00 p.m_ Recommendation that the Board of County Commissioners review proposals and selection committee recommendation for approval of the award of RFP #08-5026. Development of the Bembridge Planned Unit Development (Marcy Krumblne, Director. Housing and Human Services) Meeting Date: 5/27/2008900:00 AM Prepared By Frank Ramsey SHIP Program Coordinator Date Public Services Housing and Human Services 4/28/20083:25:31 PM Approved By Marcy Krumbine Director Date Public Services Housing & Human Services 4/29/20083:49 PM Approved By Heidi F. Ashton Assistant County Attorney Date -, County Attorney County Attorney Office 5/1/200810:23 AM Approved By Scott Johnson Purchasing Agent Date Administrative Services Purchasing 5/15/2008 3 :42 PM Approved By Mike Hauer Acquisition Manager Date Administrative Services Purchasing 5/15/2008 3:46 PM Approved By Marla Ramsey Public Services Administrator Date Public Services Public Services Admin. 5/15/20084:45 PM Approved By Steve Carnell Purchasing/General Svcs Director Date Administrative Services Purchasing 5/15/20085:35 PM Approved By OMS Coordinator OMS Coordinator Date County Manager's Office Office of Management & Budget 5116/2008 8:04 AM Approved By ~ John A. Y onkosky Director of the Office of Management Date County Manager's Office Office of Management & Budget 5119/20088:20 AM file:llC :\Agenda Test\Export\ 1 08-May%202 7, %202008\ 10, %20COUNTY%20MANAGER." 5/21/2008 Page 2 of2 Agenda Item No, 106 May 27, 2008 Page 22 of 53 Approved By James V. Mudd County Manager Date Board of County Commissioners County Manager's Office 5/19/2008 10:48 AM file://C:\AgendaTest\Export\ 1 08-May%2027, %202008\ I 0.%20COUNTY%20MANAGER,,, 5/21/2008 Agenda Item NO.1 06 May 27. 2008 Page 23 of 53 REQUEST FOR PROPOSAL Co~r County -. ~- COLLIER COUNTY BOARD OF COUNTY COMMISSIONERS Collier County Housing & Human Services Development of the Bembridge PUD Scott D. Johnson 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 [egal remedies available to the Collier County Government. ~, NON-CeNA-Manual (Revision 10/2007) Agenda Item No.1 OB May 27, 2008 Page 24 of 53 LEGAL NOTICE Pursuant to approval by the County Manager, Sealed Proposals to provide development of the Bembridge PUD will be received until 3:00 p.m., Naples local time, on March 3, 2008 at the Purchasing Department, Purchasing Building "G", Collier County Government Complex, 3301 Tamiami Trail East, Naples, Florida 34112. RFP# 08-5026 "Development of the Bembridge PUD" Services to be provided are as defined in this RFP document A non-mandatory pre-proposal conference will be held on January 22, 2008, commencing promptly at 1 :30 PM, and will be held in the Purchasing Department Conference Room, 3301 Tamiami Trail East, Building "G", Naples, Florida 34112. All statements shall be made upon the official proposal form which may be obtained on the Collier County Purchasing Department E-Procurement website: www.collierqov.net/bid ' Collier County does not discriminate based on age, race, color, sex, religion, national origin, disability or marital status. BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA, BY: /S/ Stephen Y. Carnell, C.P.M. Purchasing & General Services Director This Public Notice was posted on the Collier County Purchasing Department website: www.collierqov.net/purchasinq and in the Lobby of Purchasing Building "G", Collier County Government Center on January 9, 2008. NON-CeNA-Manual (Revision 10/2007) 2 Agenda Item No. 10B May 27, 2008 Page 25 of 53 PROPOSER'S NON-RESPONSE STATEMENT RFP# 08-5026 The sole intent of the Collier County Purchasing Department is to issue solicitations that are clear, concise, and openly competitive, Therefore, we are interested in ascertaining reasons for prospective Proposers not wishing to respond to this solicitation, If your firm is not responding to this RFP, please indicate the reason(s) by checking any appropriate item(s) listed below and return this form via email, fax, or mail to Collier County Purchasing Department, 3301 Tamiami Trail East, Naples, Florida 34112. We are not responding to this RFP for the following reason(s): D Services requested not available through our company, D Our firm could not meet specifications/scope of work. D Specifications/scope of work not clearly understood or applicable (too vague, rigid, etc,) D Project too small. D Insufficient time allowed for preparation of response. D Incorrect address used. Please correct mailing address: D Other reason(s): Name of Firm: Mailing Address: City, State, Zip: Telephone No: Email: By: Signature of Representative .--- , NON-CeNA-Manual (Revision 10/2007) 3 Agenda Item NO.1 OB May 27, 2008 Page 26 of 53 T ABLE OF CONTENTS 1) Introduction/Overview."..... ."....,..,..... ",..' .,....,.. .... ..,...............,...,..." ."..,. ."... .,..",......6 A) Purpose/Objective.............................. ....... .................................. ......... ...... ............. 6 B) Background..... .....................,....................................................................,....... ...... 6 C) Inquiries ................... .......................................................................... ........ ..... ........ 7 D) Method of Source Selection.....................,....,............................,..............,............. 7 E) Pre-Proposal Conference........................ ..................... .... ................. ............... ....... 7 F) Projected Timetable ...................,............,..........................,..,........,....,.....,............. 7 2) General Description of Specifications or Scope of Work.....,......,....,..,..,..,....,............. 8 3) Constraints on the Contractor .........,....'....,....................................,..........,................. 9 4) Contractor's Personnel Requirements ..,................,..................,......,.........................,9 5) Contractor's Responsibilities................ ,.................................................. ......,.............9 6) County's Responsibilities and Resources ....,.........,......................................,........... 10 7) Reporting Requirements...............................................................................,........... 12 8) County's Right to Inspect ...,..............,.......................................................................13 9) Terms and Conditions of Contracl.............................................,....,..,....,......,.........., 13 10) General Terms and Conditions .........................,........,....,..,................,................... 13 A. Licenses...,...................................................................,..................,.........,..,..,..... 13 B. Principals/Collusion......................................... ............................ ..... ,.................... 13 C. Taxes....... ............... .................... ,.......... "',.............. ............ .............. ,.................. 14 D. Relation of County................,........................................................,..,....."'............14 E, Term Contracts.....................,..................................... ......,.........., ....... .................. 14 F . Termination........................................................................ ....................."'..... ....... 14 10) General Terms and Conditions ............................................................................... 14 A. Licenses.........,....................,........................................................................,........ 14 B. Principals/Collusion........................... ,.... ..,........ .................................................... 15 C, Taxes....... ,..........................'............. ,........, .............................. ,........................... 15 D. Relation of County.....................................................................................,........... 15 E. Term Contracts..................... ......,.............................................. .................,..........15 F . Termination..........................,............ ........................................................... ,.. ....... 15 G, Liability..........,............................................................ ,..............................,........... 15 H, Assignment............... ............................,.................................... ,.......................... 16 I. Lobbying....,............................................................................................................ 16 J, Single Proposal...................,.............. ................................... .................................16 K. Protest Procedures... ..................... ,............................................,.......................... 16 L. Public Entity Crime ................,........,...................................................................,.. 17 M. Conflict of Interest..,.......... ... ................................................................................. 17 N. Prohibition of Gifts to County Employees........................................................,..... 17 0, Immigration Reform and Control Acl...........................,..................,..,................... 18 11) Instructions for Proposal................ ..................................................... .............. ......18 A) Compliance with the RFP.....................................,....,...........................................18 B) Acknowledgment of Insurance Requirements...............................,....,.................. 18 C) Acknowledgment of Bonding Requirements ..............................,..........,.....,......,.. 19 D) Delivery of Proposals ....................................,............................,.......................... 19 E) Evaluation of Proposals ....................,................................................................... 19 NON-CCNA-Manual (Revision 10/2007) 4 Agenda Item NO.1 OB May 27, 2008 Page 27 of 53 F) Ambiguity, Conflict, or Other Errors in the RFP ""'" """ " """'"""" "".""" '"",,"" " 20 G) Proposal, Presentation, and Protest Costs """".""""""",,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,.,, 21 H) Acceptance or Rejection of Proposals '"'''' """'" """""'"'' "'" "'''''''''''' "" ". """". 21 I) Requests for Clarification of Proposals"""",,,,,,,,,,,,,,,,,,.,,,,,,,,,,,,,,,,,.,,.,,,,,,,,,,,,,,,,.,. 21 J) Validity of Proposals ,."".,.,.".".,.,.,."".",,,,,,,,,,,,,,,,,,,,,,,.,,.,.,,,,,,,,.,,,.,,,.,,.,.,,,,,,,,,,,,, 21 K) Response FormaL.,... .,.,..,.,.... .,,,,, "."... ""'''.,........, ,.,....., .,.,."..,.,..,.., ..,.,. "'" .",,,.21 L) Proposal Selection Committee and Evaluation Factors""".""""".""."""u"..,..,., 25 Attachments: Proposers Check List Conflict of Interest Affidavit Proposers Qualification Form Declaration Statement Exhibit A, Affordable Housing Income Chart (Separate download) Aerial Map (Separate download) ~ I NON-CeNA-Manual (Revision 10/2007) 5 Agenda Item No.1 OB May 27, 2008 Page 28 of 53 Request for Proposals #08-5026 "Development of the Bembridge PUD" 1) Introduction/Overview A) Purpose/Objective As requested by the Housing & Human Services Department (hereinafter, the "Division or Department"), the Collier County Board of County Commissioners Purchasing Department (herein after, "County") has issued this Request for Proposal (hereinafter, "RFP") with the sole purpose and intent of obtaining proposals from interested and qualified firms offering the development of the Bembridge PUD in accordance with the specifications stated and/or attached herein/hereto. The successful proposer will hereinafter be referred to as the "Contractor". If awarded, a contract to provide these services will be effective on the date contract is approved by the Board of County Commissioners (herein after, the BCC), signed by all required parties and filed in the Office of Records and Minutes, As is more fully explained in this RFP, an award, if made, will be made to the best overall proposer(s) whose proposal is most advantageous to the County. Additionally, if authorized by their own enabling authority, other interested governmental entities may, at their option and the option of the Contractor, enter into their own contract with the Contractor, in accordance with the terms, conditions, and other provisions of the Collier County contract. However, Collier County shall not be a party to any contract between another governmental entity and the Contractor based on the Collier County contract. A goal of this offering is to provide home ownership and rental opportunities and increase the level of affordable housing within Collier County, This proposal should be designed to complement the adjacent property and enhance the surroundings of the community and natural environment. B) Background Collier County's strategic goal is to provide decent, safe and affordable housing for families within the County. To support this strategic direction, the Collier County Board of County Commissioners is soliciting proposals from qualified and experienced developers/development team for the residential parcel of the Bembridge PUD. (See Ordinance 05-46.) NON-CeNA-Manual (Revision 10/2007) 6 Agenda Item NO.1 OB May 27, 2008 Page 29 of 53 C) Inquiries Direct questions related to this RFP to the Collier County Purchasing Department E- Procurement website: www.collierqov.net/bid. Proposers must clearly understand that the only official answer or position of the County will be the one stated on the Collier County Purchasing Department E-Procurement website. For general questions, please call the referenced Purchasing Agent at (239) 252-8995, 0) Method of Source Selection The County is using the Competitive Sealed Proposals methodology of source selection for this procurement, as authorized by Ordinance Number 87-25, and Collier County Resolution Number 2006-268 establishing and adopting the Collier County Purchasing Policy. The County may, as it deems necessary, conduct discussions with responsible proposers determined to be in contention for being selected for award for the purpose of clarification to assure full understanding of, and responsiveness to solicitation requirements, E) Pre-Proposal Conference A non-mandatory pre-proposal conference will be held on January 22, 2008, commencing promptly at 1 :30 PM, and will be held in the Purchasing Department Conference Room "A", 3301 Tamiami Trail East, Building "G", Naples, Florida 34112. The purpose of the pre-proposal conference is to allow an open forum for discussion and questioning with County staff regarding the RFP with all prospective proposers having an equal opportunity to hear and participate. Oral questions will receive oral responses, neither of which will be official, nor become part of the RFP. Only written responses to written questions will be considered official, and will be included as part of the RFP as an addendum, All prospective proposers are strongly encouraged to attend, as, unless requested by the department, this will be the only pre-proposal conference for this solicitation. F) Projected Timetable The following projected timetable should be used as a working guide for planning purposes only. The County reserves the right to adjust this timetable as required during the course of the RFP process. (~ NON-CeNA-Manual (Revision 10/2007) 7 Agenda Item NO.1 08 May 27, 2008 Page 30 of 53 TBD March 3, 2008 TBD TBD Jul 2008 2) General Description of Specifications or Scope of Work The Contractor shall be able to successfully manage all aspects of the development process including planning, site work, financing, permitting, construction, and marketing for sale of, a minimum of thirty (30) residential units that may include single-family and/or mid rise condominium units on approximately 5,11 acres of land located just north of the intersection of Santa Barbara Blvd and Davis Road in Collier County. The Bembridge PUD site is depicted in attachment "A" and outlined in folio #00400246406. The Contractor must develop a procedure to qualify buyers in conjunction with the sale of the units. The Contractor could be a non-profit or for-profit entity. The Project Framework provides site information and project requirements that are to be used by proposers to form the basic framework for the development of the Project. These include: . Zoning: The property is currently zoned . Homeownership/Rental: The residential portion of this PUD shall provide either home ownership or rental opportunities for those families below the 150% median income level. . Innovation: Innovative proposals are encouraged, which may include single family homes, townhouses, or any other creative design which enhances the surrounding environment. . Approval of Plans: All plans and specifications for the Project shall follow the standard planning process. . Environmental Reports are available at CDES, 2800 Horseshoe Drive, Naples Florida. An appointment for review of these documents can be made by calling Environmental Services at 239-252-2505. Any additional environmental issues shall be the sole responsibility of the developer. . Deed Restrictions shall apply for fifty(50) years NON-CeNA-Manual (Revision 10/2007) 8 Agenda Item NO.1 06 May 27, 2008 Page 31 of 53 3) Constraints on the Contractor To the best of our knowledge, there are no known constraints. 4) Contractor's Personnel Requirements Collier County expects the Contractor's team will be comprised of qualified personnel with the expertise necessary for a successful project 5) Contractor's Responsibilities It shall be understood and agreed that any and all services, materials and equipment shall comply fully with all Local, State and Federal laws and regulations. The Contractor will be required to provide to the Board of County Commissioners a non- refundable deposit of $250,000 for the benefit option on this property. The Collier County Board of County Commissioners has laid out certain requirements for the development of this site, These conditions include: . The entire project shall serve as Affordable-Workforce Housing, defined as housing for households earning less than 150% of the county's median income as outlined in Exhibit A. . The majority of the project shall be owner-occupied housing; however limited rental units can also be included, . Long term affordability of the units shall be maintained through a land trust or other land use restriction guaranteeing continued affordability for a minimum of 50 years. . The project should incorporate a mixture of building styles which encourage creativity and innovative design . Units shall be offered to County and School Board employees on a equal priority basis . The County is open to proposals that will factor the initial land cost of $450,000 into the project or conversely proposals that create a land trust to allow property ownership to remain with the County. .. The project should include a plan for the marketing, management, and subsequent sale or rental of the units to qualified homebuyers or rental applicants. .. Affordable home ownership and/or rentals applications shall be based on total family income. For more detailed information, refer to the income guidelines in Exhibit A. ~ ( NON-CeNA-Manual (Revision 10/2007) 9 Agenda Item No.1 06 May 27,2008 Page 32 of 53 Additional Contractor responsibilities include: . The Contractor shall be responsible for obtaining at its sole cost all permits, standard regulatory approvals, and regulatory changes of any kind as well as any required engineering and environmental studies. . All closing costs shall be borne by the Contractor including but not limited to, any application and/or recording fees or other charges. . Any other legal descriptions surveys and any other typical development "soft costs" shall be borne by the Contractor. 6) County's Responsibilities and Resources Parcel Access Collier County will be responsible for obtaining access to the site. Discussions with the School Board are ongoing and have not been concluded at this time. Proposals should be based on the following information. It is anticipated that access will be as follows: . This parcel is bordered on the west by Santa Barbara Boulevard, on the north by the District School Board of Collier County's ("District") roadway for Calusa Park Elementary School, on the east by the retention pond for Calusa Park Elementary and on the south by EMS Station #75. See attached aerial location map. . Currently, EMS Station #75 has an access point and driveway onto Santa Barbara Boulevard. Collier County Transportation Planning has advised that no additional access point from the Bembridge PUD onto Santa Barbara Boulevard would be allowed. Shared use of the EMS access point may be allowed. . In addition, Collier County and the District have an existing Easement Agreement and Non-Exclusive Access Easement (the "Agreement") providing for access to this parcel along the northern border of the property accessing the District's roadway. The Agreement requires that the District approve the design and location of access onto the District's roadway, as well as, since the Residential Parcel is adjacent to a school site, the District retain the ability to make additional restrictions or requirements during construction. However, there is a provision in the Agreement that the Agreement will terminate and the easement will be of no further force or effect, should the parcel be sold or no longer be used exclusively by Collier County or any governmental authority. Collier County and the District are currently negotiating the amendment of that provision. Collier County will be responsible for satisfactory resolution of this agreement. . A shared access point will be a driveway located near the southwest corner of the parcel to access the EMS site and driveway. Exiting the parcel onto Santa Barbara Boulevard (SBB) would be via a right turn only to proceed northbound on SBB, NON-CeNA-Manual (Revision 10/2007) 10 Agenda Item NO.1 OB May 27, 2008 Page 33 of 53 . Collier County proposes a road running parallel to Santa Barbara from the EMS/parcel driveway as an interior road within the development. This interior road would exit at some point on the northern border of the parcel accessing the School's roadway. Grant Funding Federal grant funding from the US Department of Housing and Urban Development (HUD) through Collier County Housing and Human Services may be available to offset anticipated development costs. This funding will be subject to program preferences and eligibility criteria. Qualifying developers are encouraged to contact Collier County's Housing and Human Services Department to investigate this option. Grant funding must be used to fund HUD eligible activity, which includes but is not limited to: . Acquiring real property for public purposes, . Reconstructing or rehabilitating housing (new housing construction is generally ineligible), . Building public facilities and improvements (streets, water systems, community and senior citizen centers, and recreational facilities), . Assisting eligible economic development activities (micro enterprise loans to low- income entrepreneurs), and . Providing public services for youths, seniors or the disabled. . Fifteen percent (15%) of the total allocation will be set aside for public service activities. Fast Track Expedited Review Process The Fast Track Process was designed to provide services that will expedite the permitting and review process for developers of affordable housing developments, Qualified "Fast-Track" projects will undergo an accelerated time-certain guideline review process. To find out more about the guidelines and qualifications for this program contact Collier County Housing and Human Services at 252-2273, "SHIP" Down Payment and Closing Cost Assistance SHIP Down Payment and Closing Cost Assistance is available through the Collier County Housing and Human Services at 252-2273. Qualified Developers are encouraged to investigate this option. SHIP funding is available to first time homebuyers as an interest free loan of up to 15% on a home priced at or below $300,000, Homebuyers must meet certain eligibility criteria to participate in this program. (' NON-CeNA-Manual (Revision 10/2007) 11 Agenda Item NO.1 OB May 27, 2008 Page 34 of 53 Green and Sustainable Building Practices Collier County is desirous of incorporating Green and Sustainable building practices into this project to the extent that these practices are executable while staying within the tenants of this affordable housing request. To that extent, these practices will be seriously evaluated in this proposal. As a resource to aid prospective bidders in identifying green and sustainable building techniques, Dr. John Fitch; Associate Professor, Ecological Sciences; Florida Gulf Coast University; and Director of the Sustaining Tomorrow Today Project is a resource, Rock Storage on Site Collier County in no way endorses this program and only offers it only as a reference and resource in this emerging new technology. Impact Fees Impact Fee Deferrals can be granted to developers of affordable housing either Owner Occupied or Rental. This program is administered through the Housing and Human Services Department and can offset development costs, Program participants who purchase or rent in this development must meet the following income guidelines, Very Low - 50% Families whose incomes do not exceed 50% of the Median income for the Area as listed in Exhibit A or Low Income- Families whose income is more than 50% but does not exceed 80% of the Median Income. Contact Housing and Human Services at 252-2273 for further information and detailed program guidelines. Collier County Loan Consortium Collier County has partnered with local banks who are willing to offer low interest mortgages to low and moderate income individuals and families. Collier County Housing and Human Services can pre-qualify these applicants and walk the applicant through the loan process with our Housing Outreach Coordinator. Each applicant who qualifies for this program also attends a Homebuyers Education Class to prepare them for the home buying process. In addition to the above programs developers are encouraged to pursue other possible funding sources to assist in providing subsidies for affordable housing. 7) Reporting Requirements Reporting requirements will be determined and agreed to by all parties. NON.CCNA-Manual (Revision 10/2007) 12 Agenda Item No. 106 May 27, 2008 Page 35 of 53 8) County's Right to Inspect The County or its authorized Agent shall have the right to inspect the Contractor's facilities/project site during and after each work assignment the Contractor is performing, 9) Terms and Conditions of Contract Collier County will develop an agreement/contract, approved by the Board of County Commissioners (BCC). The selected Contractor shall be required to sign a standard Collier County contract within twenty one (21) days of Notice of Selection for Award, A contract(s) resulting from this RFP shall be subject to the terms and conditions set forth in the County Attorney written contract The County reserves the right to include in any contract document such terms and conditions, as it deems necessary for the proper protection of the rights of Collier County. The County will not be obligated to sign any contracts, maintenance and/or service agreements or other documents provided by the Contractor. 10) General Terms and Conditions A. Licenses The Contractor is required to possess the correct occupational license, professional license, and any other authorizations necessary to carry out and perform the work required by the project pursuant to all applicable Federal, State and Local Law, Statute, Ordinances, and rules and regulations of any kind. If required and/or requested, copies of the required licenses must be submitted with the proposal response indicating that the entity proposing, as well as the team assigned to the County account, are properly licensed to perform the activities or work included in the contract documents, A Contractor, with an office within Collier County is also required to have an occupational license. If you have questions regarding required professional licenses, contact Contractor Licensing, Community Development and Environmental Services, (239) 430-2400. Questions regarding required Occupational licenses, contact Tax Collector's Office, (239) 434-4600. B. Principals/Collusion r' By submission of this Proposal, the undersigned, as Proposer, does declare that the only person or persons interested in this Proposal as principal or principals is/are named therein and that no person other than therein mentioned has any interest in this Proposal or in the contract to be entered into; that this Proposal is made without connection with any person, company or parties making a Proposal, and that it is in all respects fair and in good faith without collusion or fraud, NON-CeNA-Manual (Revision 10/2007) 13 Agenda Item NO.1 OB May 27, 2008 Page 36 of 53 C.Taxes Collier County is exempt from Federal Excise and State of Florida Sales Tax, Collier County Use Tax Certificate Number is 85-8012621830C-2. D. Relation of County It is the intent of the parties hereto that the Contractor shall be legally considered an independent contractor, and that neither the Contractor nor their employees shall, under any circumstances, be considered employees or agents of the County, and that the County shall be at no time legally responsible for any negligence on the part of said Contractor, their employees or agents, resulting in either bodily or personal injury or property damage to any individual, firm, or corporation. E. Term Contracts If funds are not appropriated for continuance of a term contract to completion, cancellation will be accepted by this Contractor on thirty (30) days prior written notice. F. Termination Should the Contractor be found to have failed to perform his services in a manner satisfactory to the County, the County may terminate this Agreement immediately for cause; further the County may terminate this Agreement for convenience with a seven (7) day written notice. The County shall be sole judge of non-performance. 10) General Terms and Conditions A. Licenses The Contractor is required to possess the correct occupational license, professional license, and any other authorizations necessary to carry out and perform the work required by the project pursuant to all applicable Federal, State and Local Law, Statute, Ordinances, and rules and regulations of any kind. If required and/or requested, copies of the required licenses must be submitted with the proposal response indicating that the entity proposing, as well as the team assigned to the County account, are properly licensed to perform the activities or work included in the contract documents. A Contractor, with an office within Collier County is also required to have an occupational license, If you have questions regarding required professional licenses, contact Contractor Licensing, Community Development and Environmental Services, (239) 430-2400. Questions regarding required Occupational licenses, contact Tax Collector's Office, (239) 434-4600. NON-CeNA-Manual (Revision 10/2007) 14 Agenda Item No. 10B May 27, 2008 Page 37 of 53 B. Principals/Collusion By submission of this Proposal, the undersigned, as Proposer, does declare that the only person or persons interested in this Proposal as principal or principals is/are named therein and that no person other than therein mentioned has any interest in this Proposal or in the contract to be entered into; that this Proposal is made without connection with any person, company or parties making a Proposal, and that it is in all respects fair and in good faith without collusion or fraud. C. Taxes Collier County is exempt from Federal Excise and State of Florida Sales Tax, Collier County Use Tax Certificate Number is 85-8012621830C-2. D. Relation of County It is the intent of the parties hereto that the Contractor shall be legally considered an independent contractor, and that neither the Contractor nor their employees shall, under any circumstances, be considered employees or agents of the County, and that the County shall be at no time legally responsible for any negligence on the part of said Contractor, their employees or agents, resulting in either bodily or personal injury or property damage to any individual, firm, or corporation. E. Term Contracts If funds are not appropriated for continuance of a term contract to completion, cancellation will be accepted by this Contractor on thirty (30) days prior written notice. F. Termination Should the Contractor be found to have failed to perform his services in a manner satisfactory to the County, the County may terminate this Agreement immediately for cause; further the County may terminate this Agreement for convenience with a seven (7) day written notice, The County shall be sole judge of non-performance. G. Liability The Contractor will not be held responsible for failure to complete contract due to causes beyond its control, including, but not limited to, work stoppage, fires, civil disobedience, riots, rebellions, Acts of Nature and similar occurrences making performance impossible or illegal. ;-' NON.CCNA-Manual (Revision 10/2007) 15 Agenda Item No, 10B May 27, 2008 Page 38 of 53 H. Assignment The Contractor(s) shall not assign, transfer, convey, sublet or otherwise dispose of this contract, or of any or all of its rights, title or interest therein, or his or its power to execute such contract to any person, company or corporation without prior written consent of the County. I. Lobbying All firms are hereby placed on NOTICE that the Board of County Commissioners does not wish to be lobbied, either individually or collectively about a project for which a firm has submitted a Proposal. Firms and their agents are not to contact members of the County Commission for such purposes as meeting or introduction, luncheons, dinners, etc. During the process, from Proposal closina to final Board approval, no firm or their agent shall contact any other employee of Collier County in reference to this Proposal, with the exception of the Purchasing Director or his designee(s). Failure to abide by this provision may serve as grounds for disqualification for award of this contract to the firm, J. Single Proposal Each Proposer must submit, with their proposal, the required forms included in this RFP. Only one proposal from a legal entity as a primary will be considered, A legal entity that submits a proposal as a primary or as part of a partnership or joint venture submitting as primary may not then act as a sub-consultant to any other firm submitting under the same RFP, If a legal entity is not submitting as a primary or as part of a partnership or joint venture as a primary, that legal entity may act as a sub-consultant to any other firm or firms submitting under the same RFP. All submittals in violation of this requirement will be deemed non-responsive and rejected from further consideration, K. Protest Procedures Any actual or prospective Proposer to a Request for Proposal, who is aggrieved with respect to the former, shall file a written protest with the Purchasing Director prior to the due date for acceptance of proposals, All such protests must be filed with the Purchasing Director no later than 11 :00 a.m. Collier County time on the final published date for the acceptance of the Request for Proposals. The Board of County Commissioners will make award of contract in public session. Award recommendations will be posted outside the offices of the Purchasing Department on Wednesdays and Thursdays. Any actual or prospective respondent who desires to formally protest the recommended contract award must file a notice of intent to protest with the Purchasing Director within two (2) calendar days (excluding weekends and County holidays) of the date that the recommended award is posted. NON-CeNA-Manual (Revision 10/2007) 16 Agenda Item NO.1 OB May 27, 2008 Page 39 of 53 Upon filing of said notice, the protesting party will have five (5) days to file a formal protest and will be given instructions as to the form and content requirements of the formal protest. A copy of the "Protest Policy" is available at the office of the Purchasing Director. L. Public Entity Crime A person or affiliate who has been placed on the convicted vendor list following a conviction for a public entity crime may not submit a bid, proposal, or reply on a contract to provide any goods or services to a public entity; may not submit a bid, proposal, or reply on a contract with a public entity for the construction or repair of a public building or public work; may not submit bids, proposals, or replies on leases of real property to a public entity; may not be awarded or perform work as a contractor, supplier, subcontractor, or consultant under a contract with any public entity; and may not transact business with any public entity in excess of the threshold amount provided in s, 287.017 for CATEGORY TWO for a period of 36 months following the date of being placed on the convicted vendor list. M. Conflict of Interest Proposer shall complete the Conflict of Interest Affidavit included as an attachment to this RFP document. Disclosure of any potential or actual conflict of interest is subject to County staff review and does not in and of itself disqualify a firm from consideration. These disclosures are intended to identify and or preclude conflict of interest situations during contract selection and execution, N. Prohibition of Gifts to County Employees No organization or individual shall offer or give, either directly or indirectly, any favor, gift, loan, fee, service or other item of value to any County employee, as set forth in Chapter 112, Part III, Florida Statutes, the current Collier County Ethics Ordinance, and County Administrative Procedure 5311, Violation of this provision may result in one or more of the following consequences: a, Prohibition by the individual, firm, and/or any employee of the firm from contact with County staff for a specified period of time; b, Prohibition by the individual and/or firm from doing business with the County for a specified period of time, including but not limited to: submitting bids, RFP, and/or quotes; and, c. immediate termination of any contract held by the individual and/or firm for cause. ("' NON-CCNA.Manual (Revision 10/2007) 17 Agenda Item NO.1 OB May 27, 2008 Page 40 of 53 O. Immigration Reform and Control Act Proposer acknowledges, and without exception or stipulation, any firm(s) receiving an award shall be fully responsible for complying with the provisions of the Immigration Reform and Control Act of 1986 as located at 8 U.S.C. 1324, et ~ and regulations relating thereto, as either may be amended. Failure by the awarded firm(s) to comply with the laws referenced herein shall constitute a breach of the award agreement and the County shall have the discretion to unilaterally terminate said agreement immediately. P. Fair Housing Equal Opportunities During the performance of the Development Agreement, the Developer will not discriminate on the basis of race, color, religion, creed, sex, national origin, handicap or familial status or the existence or use of a policy or practice, or any arrangement criterion or other method of administration which has the effect of denying Equal Housing Opportunity, or which substantially impairs the ability of person to apply for or received benefits of assistance because of race, color, religion, creed, sex, natural origin, handicap or familial status, in the sale rental or other disposition of residential properties or related facilities including the land to be developed for residential use, or in the use of occupancy thereof. Q. The Americans with Disabilities Act of 1980 (ADA) During the performance of the Development Agreement, the Developer and all subcontractors shall comply with the ADA. The ADA makes it unlawful to discriminate in employment against a qualified individual with a disability. See 42 U.S. Code 5 12101 etseq, R. Age Discrimination Act of 1975 During the performance of the contract, the Developer and all it subcontractors shall comply with the Age Discrimination act of 1975 (42 U.S, C. 56101 et seq.) that prohibits with certain stated exceptions, discrimination against any otherwise qualified individual solely on the basis of age. 11) Instructions for Proposal A) Compliance with the RFP Proposals must be in strict compliance with this RFP. Failure to comply with all provisions of the RFP may result in disqualification. B) Acknowledgment of Insurance Requirements k2J Not Applicable for this solicitation NON.CCNA-Manual (Revision 10/2007) 18 Agenda Item No, 10B May 27, 2008 Page 41 of 53 C) Acknowledgment of Bonding Requirements rzJ Not Applicable for this solicitation D) Delivery of Proposals All proposals are to be delivered before 3:00 p,m., Naples local time, on or before March 3, 2007 to: Collier County Board of County Commissioners Purchasing Department 3301 Tamiami Trail East, Bldg. "G" Naples, Florida 34112 Attn; Scott D, Johnson The County shall not bear the responsibility for proposals delivered to the Purchasing Department past the stated date and/or time indicated, or to an incorrect address by proposer's personnel or by the proposer's outside carrier. However, the Purchasing/General Services Director, or designee, shall reserve the right to accept proposals received after the posted close time under the following conditions: . The tardy submission of the proposal is due to the following circumstances, which shall include but not be limited to: late delivery by commercial carrier such as Fed Ex, UPS, DHL, or courier where delivery was scheduled before the deadline. . The acceptance of said proposal does not afford any competing firm an unfair advantage in the selection process. Proposers must submit one (1) designated original and seven (7) numbered exact copies of the proposal (total of 8), Additionally, one (1) proposal submitted on a CD- ROM in Microsoft Word format is mandatory, List the Proposal Number on the outside of the box or envelope and note "Request for Proposal enclosed," E) Evaluation of Proposals The County's procedure for selecting is as follows: 1. The County Manager shall appoint a Selection Committee to review all proposals submitted. 2. Request for Proposals issued, ;- 3. Subsequent to the closing of proposals, the Purchasing Agent and Project Manager shall review the proposals received and verify whether each proposal appears to be minimally responsive to the requirements of the published RFP. NON-CeNA-Manual (Revision 10/2007) 19 Agenda Item NO.1 OB May 27, 2008 Page 42 of 53 In instances where both the Purchasing Agent and Project Manager be appointed to the committee as voting members, such meetings shall be open to the public and the Purchasing Agent shall publicly post prior notice of such meeting in the lobby of the Purchasing Building at least one (1) day in advance of all such meetings. 4. The committee members shall review each Proposal individually and score each proposal based on the evaluation criteria stated herein. 5. Prior to the first meeting of the selection committee, the Purchasing Agent will post a notice announcing the date, time and place of the first committee meeting, Said notice shall be posted in the lobby of the Purchasing Building not less than three (3) working days prior to the meeting. The Purchasing Agent shall also post prior notice of all subsequent committee meetings and shall endeavor to post such notices at least one (1) day in advance of all subsequent meetings. 6, The committee will compile individual rankings, based on the evaluation criteria as stated herein, for each proposal to determine committee recommendations. The committee may at their discretion, schedule presentations or demonstrations from the top-ranked firm(s), make site visits, and obtain guidance from third party subject matter experts, The final recommendation will be decided based on review of scores and consensus of committee, The County reserves the right to withdraw this RFP at any time and for any reason, and to issue such clarifications, modifications, and/or amendments as it may deem appropriate. Receipt of a proposal by the County or a submission of a proposal to the County offers no rights upon the Proposer nor obligates the County in any manner. Acceptance of the proposal does not guarantee issuance of any other governmental approvals. Proposals which include provisions requiring the granting of zoning variances shall not be considered. F) Ambiguity, Conflict, or Other Errors in the RFP If a Proposer discovers any ambiguity, conflict, discrepancy, omission, or other error in the RFP, Proposer shall immediately notify the Purchasing Agent, noted herein, of such error in writing and request modification or clarification of the document. The Purchasing Agent will make modifications by issuing a written revision and will give written notice to all parties who have received this RFP from the Purchasing Department. The Proposer is responsible for clarifying any ambiguity, conflict, discrepancy, omission, or other error in the RFP prior to submitting the proposal or it shall be waived. NON-CeNA-Manual (Revision 10/2007) 20 Agenda Item NO.1 DB May 27, 2008 Page 43 of 53 G) Proposal, Presentation, and Protest Costs The County will not be liable in any way for any costs incurred by any proposer in the preparation of its proposal in response to this RFP, nor for the presentation of its proposal and/or participation in any discussions, negotiations, or, if applicable, any protest procedures. H) Acceptance or Rejection of Proposals The right is reserved by the County to waive any irregularities in any proposal, to reject any or all proposals, to re-solicit for proposals, if desired, and upon recommendation and justification by Collier County to accept the proposal which in the judgment of the County is deemed the most advantageous for the public and the County of Collier. Any proposal which is incomplete, conditional, obscure or which contains irregularities of any kind, may be cause for rejection. In the event of default of the successful proposer, or their refusal to enter into the Collier County contract, the County reserves the right to accept the proposal of any other proposer or to re-advertise using the same or revised documentation, at its sole discretion, I) Requests for Clarification of Proposals Requests by the Purchasing Agent to a proposer(s) for clarification of proposal(s) shall be in writing, Proposer's failure to respond to request for clarification may deem proposer to be non-responsive, and may be just cause to reject its proposal. J) Validity of Proposals No proposal can be withdrawn after it is filed unless the Proposer makes their request in writing to the County prior to the time set for the closing of Proposals. All proposals shall be valid for a period of one hundred eighty (180) days from the submission date to accommodate evaluation and selection process. K) Response Format The proposal shall be deemed an offer to provide services to Collier County. In submitting a proposal, the Proposer declares that he/she understands and agrees to abide by all specifications, provisions, terms and conditions of same, and all ordinances and policies of Collier County, The Proposer agrees that if the contract is awarded to him/her, he/she will perform the work in accordance with the provisions, terms and conditions of the contract. /" To facilitate the fair evaluation and comparison of proposals, all proposals must conform to the guidelines set forth in this RFP. NON-CCNA.Manual (Revision 10/2007) 21 Agenda Item NO.1 08 May 27, 2008 Page 44 of 53 Any portions of the proposal that do not comply with these guidelines must be so noted and explained the Acceptance of Conditions section of the proposal. However, any proposal that contains such variances may be considered non-responsive, Proposals should be prepared simply and economically, providing a straightforward concise description of the Proposer's approach and ability to meet the County's needs, as stated in the RFP, All copies of the proposal should be bound and tabbed, preferably in a three (3) ring binder for uniformity and ease of handling, The utilization of recycled paper for proposal submission is strongly encouraged, The items listed below shall be submitted with each proposal and should be submitted in the order shown. Each section should be clearly labeled, with pages numbered and separated by tabs. Failure by a proposer to include all listed items may result in the rejection of its proposal. 1) Tab I, Management Summary Provide a cover letter, signed by an authorized officer of the firm, indicating a description of the proposed project including identification of the proposed mix of uses and how they meet the development objectives. Proposer should also provide project designs containing sufficient detail to show the scope, size, and mix of project elements. Include the name(s), telephone number(s), and email(s) of the authorized contact person(s) concerning proposal. Submission of a signed Proposal is Proposer's certification that the Proposer will accept any awards made to him as a result of said submission of the terms contained therein, 2) Tab II, Business Plan In this tab, include: . Resume and background experience of each principle having major responsibilities for the project development . Identify and describe any relationships the development team may have with subsidiaries, joint venture partnerships, or others who are significant to the project development . Provide documentation that the development team is qualified to undertake the proposed project . Identify the principle person within the development team authorized to negotiate on its behalf and the level of authority the key negotiator possesses . Financial capability of the development team . Project Description and Detailed Plan to include conceptual site plan, building elevations, renderings, budget, timeline, proposed zoning, amenities, & compliance with local codes NON-CeNA-Manual (Revision 10/2007) 22 Agenda Item No.1 OB May 27, 2008 Page 45 of 53 . Identify innovation within the proposal that may include, but not limited to: o Hurricane resistant features above and beyond those required by the Florida Building Code, o Technological innovations o Amenities and recreational facilities including any innovative common areas and community facilities that will benefit the residents in the proposed project o Green and sustainable building practices o Construction and operation of buildings that reduce their impacts on natural resources, o Increase energy efficiency, o Improve indoor environmental quality o Mixture and incorporation of commercial uses on the site . Development Cost Pro-Forma . Affordability Period . Income Set-Asides . Unit Sales Prices / Rent In the event that rental housing is proposed, a management plan must be included. It should provide the name of the Management Company, a Company Profile, a list of other buildings managed, and a description of services. Please provide a list of any other benefits that will be included in this proposal for residents of the community, 3) Tab III, Corporate Experience and Capacity Provide information that documents your firm and subcontractors' qualifications to produce the required outcomes, including its ability, capacity, skill, and financial strength, and number of years of experience in providing the required services. Also describe the various team members' successful experience in working with one another on previous projects. 4) Tab IV, Specialized Expertise of Team Members Attach resumes of all managers, supervisors, and other contract team members who will be involved in the management of the total package of services, as well as the delivery of specific services. The same should be done for any sub-consultants. If sub- consultants are being utilized, letters of intent from stated sub-consultants must be included with proposal submission, 5) Tab V, Customer Listing Provide a listing of all previous customers during the past three years for .2!l work of similar size and scope. The services provided to these clients should have characteristics as similar as possible to those requested in this RFP. ~ NON-GeNA-Manual (Revision 10/2007) 23 Agenda Item NO.1 OB May 27, 2008 Page 46 of 53 Information provided for each client shall include the following: . Client name, address, and current telephone number . Description of services provided . Time period of the project or contract . Client's contact reference name, current telephone number, and em ail Failure to provide complete and accurate client information, as specified here, may result in the disqualification of your proposal. The County reserves the right to contact any and all references to obtain, with limitation, ratings for the following performance indicators includes: . On a scale of 1-10, with 1 being very dissatisfied and ten exceeding your every expectation, how satisfied were you with the firm's performance? . What specifically did you like about their approach? . What do you believe were shortcomings or that they could have done better? . Did they meet your schedule requirements? . How were their communications? Were you always kept in the loop? . How responsive were they in addressing problems with the project? . How was the quality/experience/personality of their personnel? (Specifically the project manager?) . Would you use this firm again? . Additional comments A uniform sample of references will be checked for each Proposer, Proposers will be scored on a scale of 1 to 10, with 10 being the highest possible score, This score will also be used in determining the score to be given to the "past performance" evaluation factor for each proposal. 6) Tab VI, Acceptance of Conditions Indicate any exceptions to the general terms and conditions of the RFP, and to insurance requirements or any other requirements listed in the RFP, If no exceptions are indicated in this tabbed section, it will be understood that no exceptions to these documents will be considered after the award, or if applicable, during negotiations. Exceptions taken by a proposer may result in evaluation point deduction(s) and/or exclusion of proposal for Selection Committee consideration, depending on the extent of the exception(s). Such determination shall be at the sole discretion of the County and Selection Committee. 7) Tab VII, Required Form Submittals Proposer Check List, Conflict Of Interest Affidavit, Proposers Qualification Form, Declaration Statement NON~CCNA-Manual (Revision 10/2007) 24 Agenda Item No. 10B May 27, 2008 Page 47 of 53 L) Proposal Selection Committee and Evaluation Factors As previously stated, the County Manager shall appoint a Selection Committee to review all proposals submitted, The factors to be considered in the evaluation of proposal responses are listed below. While the County believes all these items to be of importance, they are ranked and points applied in descending order of importance. . Quality of the plan itself 35 . The developer's Iteam's past projects 15 . The capacity to implement the plan as proposed 15 . Financial considerations 15 . Assurances of long-term completion 15 . A green and sustainable plan 05 Total Points 100 Tie Breaker: In the event of a tie, both in individual scoring and in final ranking, the firm with the lowest volume of work on Collier County projects within the last five (5) years will receive the higher individual ranking. This information will be based on information provided by the Proposer, subject to verification at the County's option. If there is a multiple firm tie in either individual scoring or final ranking, the firm with the lowest volume of work shall receive the higher ranking, the firm with the next lowest volume of work shall receive the next highest ranking and so on. ~ ( NON~CCNA-Manual (Revision 10/2007) 25 Agenda Item No.1 OB May 27,2008 Page 48 of 53 ATTACHMENTS THIS SHEET MUST BE SIGNED BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA Purchasing Department PROPOSER CHECK LIST IMP 0 R TAN T: Please read carefully, sign in the spaces indicated and return with your Proposal. Proposer should check off each of the following items as the necessary action is completed: D The Proposal has been signed. D All information as requested in the Proposer's Qualification Form is included. D All applicable forms have been signed and included o Any addenda have been signed and included. D The mailing envelope has been addressed to: Collier County Board of County Commissioners Purchasing Department, Building "G" 3301 Tamiami Trail, East Naples, Florida 34112 Attn: Scott D. Johnson o The mailing envelope must be sealed and marked with Proposal Number, Proposal Title and Due Date. D The Proposal will be mailed or delivered in time to be received no later than the specified due date and time. (Otherwise Proposal cannot be considered.) ALL COURIER-DELIVERED PROPOSALS MUST HAVE THE RFP NUMBER AND TITLE ON THE OUTSIDE OF THE COURIER PACKET Company Name Signature and Title Date Email NON-CeNA-Manual (Revision 10/2007) 26 Agenda Item NO.1 OB May 27, 2008 Page 49 of 53 CONFLICT OF INTEREST AFFIDAVIT By the signature below, the firm (employees, officers and/or agents) certifies, and hereby discloses, that, to the best of their knowledge and belief, all relevant facts concerning past, present, or currently planned interest or activity (financial, contractual, organizational, or otherwise) which relates to the proposed work; and bear on whether the firm (employees, officers and/or agents) has a possible conflict have been fully disclosed, Additionally, the firm (employees, officers and/or agents) agrees to immediately notify in writing the Purchasing/General Services Director, or designee, if any actual or potential conflict of interest arises during the contract and/or project duration. Firm Signature Date Name Printed Title of Person Signing Affidavit ) ) State of County of SUBSCRIBED AND SWORN to before 20_, by the for the identification: me this _ day of , who is personally known to me to be Firm, OR who produced the following Notary Public My Commission Expires; r- NON-CeNA-Manual (Revision 10/2007) 27 Agenda Item No.1 06 May 27, 2008 Page 50 of 53 PROPOSERS QUALIFICATION FORM LIST MAJOR WORK PRESENTLY UNDER CONTRACT: % Completed Proiect Contract Amount $ $ $ LIST CURRENT PROJECTS ON WHICH YOUR FIRM IS THE CANDIDATE FOR AWARD: OTHER INFORMATION ABOUT PROJECTS: Have you, at any time, failed to complete a project? DYes D No STATEMENT OF L1TIATION: Are there any judgments, claims or suits pending or outstanding Qy or aqainst you? DYes D No If the answer to either question is yes, submit details on separate sheet. List all lawsuits that have been filed by or against your firm in the last five (5) years: FEES: List total fees for work done on all Collier County Government projects in the past five (5) years, whether as an individual firm or as part of a joint venture. Fees must be listed individually by contract or project and then summarized as a total dollar amount. Attach additional page if necessary, $ Total Fees for work done on all Collier County projects NON-CeNA-Manual (Revision 10/2007) 28 Agenda Item No. 10B May 27, 2008 Page 51 of 53 REFERENCES: Bank(s) Maintaining Account(s): Surety/Underwriter: (if required) Other References: (Use additional sheets if necessary) TYPE OF FIRM: o Corporation/Years in Business: . If firm is a corporation, please list state in which it is incorporated: , if firm is a corporation, by signing this form, Proposer certifies that the firm is authorized to do business in the State of Florida. o Partnership/Years in Business: o Sole Proprietorship/Years in Business: o Other: Please list: Pursuant to information for prospective Proposers for the above-mentioned proposed project, the undersigned is submitting the information as required with the understanding that it is only to assist in determining the qualifications of the organization to perform the type and magnitude of work intended, and further, guarantee the truth and accuracy of all statements herein made. We will accept your determination of qualifications without prejudice. Name of Organization: By: Title: Attested By: Title: Date: r-- NON-CeNA-Manual (Revision 10/2007) 29 Agenda Item NO.1 OB May 27, 2008 Page 52 of 53 DECLARATION STATEMENT BOARD OF COUNTY COMMISSIONERS Collier County Government Complex Naples, Florida 34112 RE: RFP NO. 08-5026-- "Development of the Bembridge PUD" Dear Commissioners; The undersigned, as Proposer (herein used in the masculine, singular, irrespective of actual gender and number) declares that he is the only person interested in this proposal or in the contract to which this proposal pertains, and that this proposal is made without connection or arrangement with any other person and this proposal is in every respect fair and made in good faith, without collusion or fraud. The Proposer further declares that he has complied in every respect with all the Instructions to Proposers issued prior to the opening of proposals, and that he has satisfied himself fully relative to all matters and conditions with respect to the general condition of the contract to which the proposal pertains. The Proposer puts forth and agrees, if this proposal is accepted, to execute an appropriate Collier County document for the purpose of establishing a formal contractual relationship between him, and Collier County, for the performance of all requirements to which the proposal pertains. The Proposer states that the proposal is based upon the proposal documents listed by RFP #08-5026. (Proposal Continued on Next Page) NON-CeNA-Manual (Revision 10/2007) 30 Agenda Item NO.1 06 May 27, 2008 Page 53 of 53 PROPOSAL CONTINUED IN WITNESS WHEREOF, WE have hereunto subscribed our names on this day of , 200_ in the County of , in the State of Firm's Complete Legal Name (Address) (City, State, ZIP) Phone No. Fax No. Check one of the following: o Sole Proprietorship D Corporation or PA State of D Limited Partnership D General Partnership By: Typed and Written Signature Title ****************************************************************************************************** ADDITIONAL CONTACT INFORMATION Send Payments To: (REQUIRED ONLY if different from above) (Company Name used as Payee) Contact Name: Title; (Address) (City, State, ZIP) Phone No. FAX No. Email address; Office Servicing Collier County Account /Place Orders/Request Supplies (REQUIRED ONLY if different from above) (Address) Contact Name Phone No. Title (City, State, ZIP) FAX No. Email Address: ,~ NON-CeNA-Manual (Revision 10/2007) 31