Agenda 05/22/2012 Item #14B45/22/2012 Item 14.13.4.
EXECUTIVE SUMMARY
Recommendation for the Community Redevelopment Agency (CRA) to authorize the
Executive Director to advertise a Request For Proposal (REP) from development or
investment companies interested in participating in a Gateway Triangle "mini- triangle"
catalyst project that includes any or all CRA -Owned land; and return to the Board with staff
reviewed proposals.
OBJECTIVE: To authorize the Executive Director to advertise a Request For Proposal (RFP) from
development or investment companies interested in participating in a Gateway Triangle "mini -
triangle" catalyst project that includes any or all CRA -Owned land; and return to the Board with
staff reviewed proposals.
BACKGROUND: Florida Statute 163.358 - "Exercise of powers in carrying out community
redevelopment and related activities," gives the CRA power to approve the acquisition of property.
Florida Statute 163.380 — "Disposal of property in community redevelopment area," delineates the
procedures that the CRA must follow in the sale, lease or transfer of real property to any private
person.
The CRA Redevelopment Plan of 2000 identified the "mini- triangle" as a "catalyst project site."
Catalyst projects are a means of stimulating further redevelopment and improvement on surrounding
properties. In 2005, the Board of County Commissioners approved the Gateway Triangle Mixed
Use Development Zoning Overlay and included it in the Land Development Code. It is being
processed by County staff for Board of Commissioner's review in 2012.
In 2009, the Community Redevelopment Agency purchased 5.27 acres (more or less) in the center
of the mini - triangle (Exhibit A parcels 1 — 6) in order to become a stakeholder in the project area.
Ownership enables the CRA to facilitate the constructive redevelopment of these parcels, which
may include adjacent parcels in the 14 -acre site (Exhibit A parcels 7 — 12), provided they are a part
of the RFP respondents' proposed project.
CONSIDERATIONS: The Scope of Work for the RFP is attached as Exhibit B. The advertisement
of an RFP for a development team interested in designing, funding and constructing a catalyst
project will allow staff to gauge the interest in the redevelopment marketplace. Private sector
responses will provide an opportunity to review the development community's focus on various
types of developments that will work in the current economic market and fit on the site.
The RFP is considered an integral step in the CRA's ongoing efforts to implement the
Redevelopment Plan and the redevelopment of a key catalytic site: the 14 -acre Mini - Triangle.
Given that the CRA has purchased and controls six parcels in the catalyst site; the CRA is in
position to seek redevelopment proposals from developers. Proposals will be evaluated based on
their viability and support of the CRA's redevelopment goals. Proposals that can effectively
demonstrate an appropriate return on investment at low risk to the CRA will be considered more
favorable than those that do not. Developers that can demonstrate successful experience with similar
projects and who are adequately capitalized will be considered more favorable than those that
cannot (see Evaluation of Project on its Merits in Exhibit Q.
—1—
Packet Page -918-
5/22/2012 Item 14.6.4.
This RFP differs from previous solicitations by allowing an extended period of time affording the
CRA an increased likelihood of receiving qualified proposals meeting the goals and objectives of
the CRA Plan. This RFP is a two step process that allows developers to:
1. Round 1: Submit "initial conceptual" proposals for both CRA -owned and /or privately owned
properties (if included in the proposals), and be short- listed for a second round of evaluation
and analysis;
2. Round 2: Submit more detailed and defined project proposals for review, ranking and final
selection for CRA Board review and final selection.
During both steps, proposals will be evaluated to ensure they meet the goals and objectives of the
CRA Plan. Under this RFP, the CRA Board will reserve the right to negotiate with any proposer if
the proposal is in the best interests of the CRA. The CRA is the best judge of its interests.
In the event the CRA Board decides to appoint a negotiations committee after Round 2 CRA Board
review, the related meetings may be open to the public. Developers requesting financial
inducements from the County will be required to submit a completed application for them through
the Growth Management Division of Collier County (Economic Development Office) as part of the
negotiations process. Developers requesting financial assistance or incentives from the CRA will
request and negotiate them with the CRA Board.
FISCAL IMPACT: None other than staff time. After final selection and during the contract
negotiations, the Collier County Finance Committee will review all necessary financial records to
ensure the applicants financial strength and ability to execute their proposal. Developers seeking
bonding inducements will be required to provide complete information and financial statements
through the Industrial Development Authority of Collier County. This additional step will provide
for a more complete due diligence and review.
LEGAL CONSIDERATIONS: This item has been reviewed and approved by the County
Attorney's Office, is legally sufficient for CRA Board action and only requires a majority vote for
approval —SRT.
GROWTH MANAGEMENT IMPACT: None.
RECOMMENDATION: For the CRA Board to authorize the Executive Director to advertise,
through the Purchasing Department, a RFP from development or investment companies interested in
participating in a Gateway Triangle "mini- triangle" catalyst project that includes any or all CRA-
Owned land; and return to the CRA Board with staff reviewed proposals.
Prepared by: David Jackson on May 4, 2012
Executive Director, Bayshore Gateway Triangle CRA
–2–
Packet Page -919-
COLLIER COUNTY
Board of County Commissioners
Item Number: 14.8.4.
5/22/2012 Item 14.13.4.
Item Summary: I Recommendation for the Community Redevelopment Agency (CRA) to
authorize the Executive Director to advertise a Request For Proposal (RFP) from development
or investment companies interested in participating in a Gateway Triangle "mini- triangle"
catalyst project that includes any or all CRA -Owned land; and return to the Board with staff
reviewed proposals.
Meeting Date: 5/22/2012
Prepared By
Name: JacksonDavid
Title: Executive Director, Bayshore CRA
5/10/2012 12:08:59 PM
Approved By
Name: TeachScott
Title: Deputy County Attomey,County Attorney
Date: 5/14/2012 10:11:57 AM
Name: MarkiewiczJoanne
Title: Manager - Purchasing Acquisition,Purchasing & Gene
Date: 5/14/2012 10:44:02 AM
Name: KlatzkowJeff
Title: County Attorney
Date: 5/14/2012 1:11:11 PM
Name: FinnEd
Title: Senior Budget Analyst, OMB
Date: 5/14/2012 3:29:11 PM
Name: OchsLeo
Title: County Manager
Date: 5/14/2012 4:19:43 PM
Packet Page -920-
5/22/2012 Item 14.13.4.
Packet Page -921-
EXHIBIT A
,,U
I-
tn
w
�
Z
QN
't
x
Ln
0
CL
�`
W
N
z
o
M
to
Z
v
0
Q
�r
Air
°'
o.� U
'Air
m
cc
CO
W
W
$
by
i..+
i4
>. >
�V)
�
i �i}o
M
*�
L(n
,.
V
J m
CD
€
Ln
♦Y
R {y
'Yf 3� 3p
��
t,
to
R( y�
yyiY Yom.
LL
LL
ui
if
Packet Page -921-
5/22/2012 Item 14.13.4.
�a
A
IY i
W
Q
U)
(6
U
C)
O
C
It
Co
li •s
v
AA
r
tj w '
E_
/ OO "AA
b
y
{
i
t Y'
4v Ln CL
�#
Awl U,
jJ �a .F' o ��"&,,., _,._,.,. „ "��:. ' � 3.9 �a 5 ♦ it �...
Packet Page -922-
5/22/2012 Item 14.13.4.
EXHIBIT B
Bayshore Gateway Triangle CRA RFP
Developer for a mixed -use development on CRA -owned land
SERVICES TO BE PROVIDED
Serve as the Developer of any or all of CRA owned commercial land to create catalyst commercial
development only or mixed -use (mix of uses) development to include design, engineering, permitting,
rezoning (if applicable), financing and construction of the project.
SCOPE OF SERVICES REQUIRED
The Collier County CRA, specifically the Bayshore Gateway Triangle component is seeking a
professional real estate development company qualified and experienced to serve as the Developer to
create a quality commercial development or mixed -use development (the "Project ") on 5.27 acres of
CRA -owned commercial C -4 property that will feature any or all of the following:
• Hotel and/or convention center;
• Commercial, office, restaurant, entertainment and retail uses;
• Residential component as part of commercial mixed use development;
• Cultural facilities and /or entertainment venues;
• Adequate parking and access to US41 and /or Davis Blvd; and
• All necessary ancillary uses, including infiastructure and site improvements.
Notes:
1. Additional land not owned by the CRA may be included in the project proposal.
2. Additional uses or combination of uses, as may be proposed that fit within the general scope of
the conceptual design will be considered.
The CRA is seeking detailed proposals for the redevelopment of the aforementioned property. The
CRA contemplates that its business relationship will be with a single Developer which would provide
all set-vices related to the future planning, design, development, and construction of on the subject
property. The CRA will be involved to assist in securing necessary approvals from the appropriate
regulatory bodies or agencies, where appropriate, and to act as the intermediary or intergovernmental
partner to facilitate the use of tax increment or other publicly available revenue sources. The CRA will
cooperate with the selected Developer in pursuing further permits or approvals if required to expedite
development.
The Developer may be an individual company, a joint venture, or a consortium of partners (profit or
non- profit). The CRA anticipates entering into an agreement with the Developer (the "Development
Agreement ") that will result in the development of land with uses that are complementary to the
neighborhood and supportive of the CRA Redevelopment Plan.
The selected Developer will be the firm that in the opinion of CRA possesses the experience,
professional qualifications, financial resources, and willingness to enable it to undertake and complete
the development of the Project, within the general timeframe and budget envisioned by CRA and as
required by legal agreement.
Page 1 of 4
Packet Page -923-
5/22/2012 Item 14.13.4.
EXHIBIT B
SITE OVERVIEW
The redevelopment of the subject property is expected to act as a catalyst to the redevelopment of the
commercial sector of the CRA. This site is located with convenient access to US 41, the main arterial
that provides north -south access throughout the County and region and convenient access to Davis
Blvd that is a main arterial that provides east -west access to the county.
The site is currently zoned Commercial C -4 and up to 12 dwelling units per acre are assigned to the
property provided it is rezoned to mixed -use.
Maximum C -4 commercial height is 70 feet; however if rezoned to mixed use under the Gateway
Triangle Mixed Use District (GTMUD) overlay, the height may be 112 feet.
The CRA will consider the following options for the land conveyance:
1. Land lease. The lease may be a short time or long time depending on the Developer's plan. Payment
structure is negotiable and will be finalized in a Land Lease Agreement. The Developer has the option
to purchase the prior to commencing construction or any time after construction is completed.
Purchase price will be based on appraised value of the land at the time of purchase or as determined in
the Land Lease Agreement. In addition to the land lease agreement, a redevelopment agreement will be
developed to articulate the terms and conditions of the redevelopment of the property.
2. Purchase of the site. A Purchase Agreement will be developed to articulate the terns of the
purchase. The Developer should provide in Phase 2 a concept site plan that will illustrate access,
building layout, and contemplated uses and connections to US41 and Davis Blvd as well as a detailed
financial plan.
RFP PROCESS
The RFP process will be divided into three phases:
• Phase 1 will consist of submission by the Developer of a detailed Conceptual Plan. All proposals
received prior to the deadline will be reviewed, followed by interview /presentations by each
proposer. Proposals will be short listed and directed to return to participate in Phase 2,
Phase 2 will consist of each short listed Developer completing more detailed site planning
(building and infiastructure), architectural design, updated leasing or purchasing proposals,
financing plan, budgeting, timelines, leasing, tenant coordination (property management and
operations), and County and /or CRA incentives requests. The services anticipated to be provided
by the Master Developer are all such services normally undertaken by a developer for a project of
this scale. Developer proposals will be ranked and presented to the CRA Board.
• Phase 3 will be the presentation of the top ranked proposals to the CRA Board for review and /or
selection for negotiations for a Development Agreement. Negotiations may be with the CRA Board
or a selected "negotiations committee ".
Page 2 of 4
Packet Page -924-
EXHIBIT B
PROPOSAL CONTENT
5/22/2012 Item 14.13.4.
The following describes certain information that the CRA will require at a minimum in each phase of
the proposal.
Phase 1:
• The Proposer must submit an illustrative (conceptual) site plan and one or two elevations, The
site plan should include, as a minimum, the proposed location of building(s) and the public
streets surrounding the site. The plans must indicate the height(s) of all proposed buildings.
Access, parking, sidewalks, and major landscaping features should be illustrated.
• The Proposer must state the anticipated uses on the site with approximate total square footage
proposed for each use.
• The Proposer must submit an estimated total project cost analysis stating, by category, the
major elements of the project.
• If the Proposer is seeking to purchase the property, the Proposer must state the offering price
for the property, the anticipated closing date, and any conditions, contingencies, and additional
requirements that affect the purchase. The Proposer must also state the intended future use of
the property.
• If the Proposer is seeking to lease the property (short or long term), the Proposer must reveal
the terms and conditions desired.
• Submit a draft financing plan for the project, subject to refinement if short listed for Phase 2.
• The Proposer must submit a proposed time schedule for the completion of the project. If the
project is to be redeveloped in phases, then the time schedule should reflect the phases.
• The Proposer must provide examples of previously built or designed projects that reflect the
intent of the proposal presented.
Phase 2:
• Update the purchase of the property, to include the offering price for the property, the terms of
the payment, financing plan, the anticipated closing date, and any conditions, contingencies,
and additional requirements that affect the purchase.
• Update the lease of the property (short or long tern), the Proposer must reveal the terns and
conditions desired.
• Submit an updated time schedule for the completion of the project. If the project is to be
redeveloped in phases, then the time schedule should reflect the phases.
• Submit an updated estimated total project cost analysis stating, by category, the major elements
of the project.
Page 3 of 4
Packet Page -925-
5/22/2012 Item 14.13.4.
EXHIBIT B
• Submit a detailed financing plan which may include a preliminary financing commitment letter
from a lending institution or other primary source of investment financing for the construction
of the project. The financing plan must account for all debt and equity investment required to
fund the project and the proposed repayment schedule for debt payments. A firm financing
commitment from a lending institution or other source of investment financing must be
provided prior to the execution of a Land Lease Agreement or Land Purchase Agreement.
Phase 3:
• Present the Developer's proposal to the CRA Board in a publically advertised meeting for
Board review, acceptance (and proceed to contract negotiations) or rejection.
Page 4 of 4
Packet Page -926-
I
0
W
F-
Z
W
V
Z
Cn
N
L
06
C
0
0
0
Cn
O
C
.Q
4--+
O
PU
Q
Co
L
E N
_O s..
C13 tv
>
-O C
� O
C
N
a od
Cn c
--x O
o C
C 0
O 4-j
Q
Q E
Cn Q
Co 0
I
4�
CZ
C:
�E
L Q
0
>
o
L
x
E�
EXHIBIT C
Packet Page -927-
C
Aa-
W
Co
0'
L-
40-
L
a)
E
0
4-
O
C
CL
0
U
C13
0
Co
Co
L
E
0
Co
5/22/2012 Item 14.B.4.
Q
.�
O
0
0
O
_U
(n
o
O N
L
1 �
Qi o
Q a)
Q E
CL
O 0
> >
�
O
CD
.N
�
C
O
Q.
C
O
(Cf
U
C:
C
O
O
•C
.Q
-0
U-_
U
.C:
o
•C:
o
ca
.�
O
Cs
o
E
o
o
I
0
O
E
0
O
C
Q}
E
Q}
>_.
Cti
o
L
4-0
L
�
a
O
a)
a
Q
>
o
-0
n
L
0
Co
Packet Page -927-
C
Aa-
W
Co
0'
L-
40-
L
a)
E
0
4-
O
C
CL
0
U
C13
0
Co
Co
L
E
0
Co
5/22/2012 Item 14.B.4.
Q
.�
O
0
0
O
_U
(n
o
O N
L
1 �
Qi o
Q a)
Q E
CL
O 0
> >
�
O
CD
.N
V
m
>C
u�
CO
uj
F—
Z
ui
a
N
Co
06
0
Cz
0
.a
Co
I
CM
O
iJ
5/22/2012 Item 14.13.4.
EXHIBIT C
Q
O
o a) E
°) x a °5 Q
O c L a) -O O
C
N O tLS Q.
E 4— -1 N O C) Z3
Cu
L
O O
c
-0 � C: c Q M 0
Q o ca O a>
.0 � cu o o o > Co c�
o a) cc U) -0 U
C i M
cc
uj
.�
ca U
C: -° o c _ Co
= '�"� O >. s I
0 0 -0
U CD a) o 0 o a�
Cn
v
a) c
.o C: N .� E Q 0 0
CD En 4-j
o Q
Cn
ca CM a °� �5
N Q = U
N C:
°
o U
ran 0 U - "If I �=
>4— = cn
:= Co v � cOn '� cXa
N °� U O > J
N � �
U � E N Q --
Q > 0
C Q
O V �
U
Packet Page -928-
C.'
IM
x
LLI
EXHIBIT C
Packet Page -929-
5/22/2012 Item 14.6.4.
V) Co
2
�•-� to
.0
a) •U
-E L
E
C13
a) -0
U
N
N N
co 0
LL
C
F-
(D ()
E�
N� O W
oa-
� a)
C
m Q) � a)
.o
LL
-E E O
.,.+ O >
E`4o
M
as LL U' .�
N
Co
C
..../ (D
°
r� L
V L
°
Co
EoQCu�
Q
-0
LG
C-
a)
C
N
�U
N
�v
>��Ca)o�"-�
C
Q
U
►--
L
X
O
U
O
N
C
N
Q
N
0
.,..
E
M
C
�+-
N
(�
�}
0
re
�.,
.0
C
O
0.
C
a)
U
U
a)
.0
a)
'a)
a)
o
a)
o
M
>
C
o
o
O
-
U)
0
a)
o
0.C�E�
°
o-
a)
'
-a)
0
Q
o
C,
a)�
�
O
°
U
V
- �
°L
_
E
i
-aa)
L-
ai
C
0 -
C�Co
CU
O
M
�,0
O
. �
O
�
)
`C
O
—
z3
-�
a)
a)
co
_0
()
•0
>1
A
O
U
C-C
-0
C
N
E
cL
U
a--+
E
L
.n
0_
Q
C
Q)
C
N
'Cj
0-0
U
'N
'C
OQ.v
_�
a)
'a
0
Q.�
0
C
a)
CL
M�
U
O
U
4-
U
L
'C
N
�,-
o
4C:
C
_0
U-
a)
a)
E
o00��°
C
F
E_
i-j
o
a)
-0
°
-0
0_
E
U
to
Co
0
•+-%
•,-
a)
cn
C
a)
to
t�
o
°
O
0
>
C
U
.n
Co
a)
a)
a)
0
o
a)
E
O
—
=
a)
a
E
a0o
E�au)cu
�)o
4-j
,�
'O
>
°
-o
LL
0-
O
a)
(n
N
.0
C
M
O
LL
Cu
CU
m
0-
-O
M
Q
>
L)
E'
�
a)
�'-
E—
>%.0
-0
-F-,
X
0
a)
L
:3
0-0
a)
a)
0
Q
4-
4-
0
4-
0
Packet Page -929-
5/22/2012 Item 14.6.4.
V) Co
2
�•-� to
.0
a) •U
-E L
E
C13
a) -0
U
N
N N
co 0
LL
C
F-
(D ()
E�
N� O W
oa-
� a)
C
m Q) � a)
.o
LL
-E E O
.,.+ O >
E`4o
M
as LL U' .�
N
Co
C
..../ (D
°
r� L
V L
V
m
W
5/22/2012 Item 14.B.4.
EXHIBIT C
Packet Page -930-
H
C6
O
ni
O
E
O
C
--
p
...�
0C�=
C
a)
4-0
C:
Q
O
C
4-a
CM
°.��c�
• V
O-
N
p
4''
tt3
-O
Cu
()
O
N
to
a)
tll
,O
L
.�
C
„Q
>
L
0
>
a)
a)
Q
Cu
CD
E
W
0
4-a
CU
0
N
�
-�
a)
a)
L
,�
V
.N
a)
N
CU
>
a)
N
a)
U
`tz
C6
cn
U
N
zs
C
CM
C
C
.L
.�
E
C
N
U
C
'Z7
p
CL.
Cu
a)>
0
a)
O
F—
C>
I
C
N
U
.�
T3
-0
C�
0
Q.
>
N
-
p
O
.�
`O
t6
a)
0
C
0
D
_r
U
C_
V
O
N]
4-
U
CU
U
N
E
o
(D
U
o
rn
V
a)
Qa
N
o
C
a)
�.
— �
-a
�°
O�
o
C
��o
�_
a)
M
a)
M
4-1
o
>
Q}
U
�
Cu
Cn
p
�
4-j
a)
*_
a)
�
�S
L
4-1 C
0
Q
a)
t6
-p
O
w�"'�
(D
•�
�.,
a}
E
C
N
Cu
Co
-�
C
O
F
0
O
C
a)
O
a)
C
'
p
U
C
U
C
a)
G3
m.�
to
C
U
o
o,Cu
a)
o
a)
o
5�
L..
,}-,
a)
CD
i
,}
p
s
0
�
a
p
C
CL
0.
N
O
U
O
�
C
O
a
c
p_
u�
=
M
cn
Co
v�-
1�3N�a)�
pC
—"�S.
M
o
C�QQ
�U.�
RSV
�.LL4C-
O_U
C
a)
Packet Page -930-
C3
io-
_m
x
W
5/22/2012 Item 14.6.4.
EXHIBIT C
;N C6 oC;) -�U- o 0 0 O v ,u)
Cti N •� U ., ., a) -6-0
O _
O
c
.�� N U a) =J p a)
CIO
a) C > C
tTi _0 O a) .� O O (n �_
C C: > o -O -�
C
O .� > U .N
cn CO
-4-J C '3 a) O O U)
o CO O -O =3 Cu
O C U L zN 7
4-1 C
o a) `O
o cn O
Cn
O o
j� Q. a) U N E a) = N -�
N o o E Q t� �-% C X a.
aj .� a) a)
0
N L OU N X O O r �' '� �?� _N Z3
Cu a) as C _ > >
Z3
N N a) X O N a) C-
O •� � U Q. O U -0 > 0 •E
CD •� Cu a) O 4-1 O ,U
U a) U .�.�
C CO
'C > 0 C _U 'E5) 0 M a) N a) a)
Packet Page -931-
V
m
x
W
5/22/2012 Item 14.13.4.
EXHIBIT C
.� ' U C� .0 . C O N 0 a)
o .~ 0 .~ .�' o ai o
> u o
.O p� _L p Q3 C N �, L
o a)
N
U o
O .L 0 p! Q. > t!) U C
U O N 4-1 {Q 's .� N
U
U Co N p 4
Cio v Cu iz Lf C:
U .� O
C O O N L-
r O E -Z -0 Q N �� N 4-- C N
N C p O N U n 4- (? C N O C 3 L
p O U N ® � ? > N -
Co
Q} C U
O= � M {� O O N
UL CL Cn
0 U O O_ -.4- o _ E
•5 � E O ® 0 (1) Q O Q Co >
O � " U > c O-0
Cl cif N -0 o > o C C l Co
95 O Q O a Q. p
a
O
U
-. U N L (ll N Ci? .�-+ Co
O 4 q-- U .Q
O x O
N N
N UNi O -L- N (6 (Ci N O U CB
Packet Page -932-
V
E-
Od
X
W
L
0
-W
0
EXHIBIT C
E�'�o
0
o
a Co o
-0 -a E N
Q�a)>
L Q- C:
� � N •c
CCS � L
N
a�c��
'a (n o
C
—•-,L o
[--
Ri N U) LO
-0 Co a)
4- a) N C�
0 0 o
O V a) � L
O -+� C13 CZ.
C '0 "O .0 Q
O C;)c� CB
C Co N 'a
c 0• ^0
o 0 0)'>
E 2 .� O cn
a > -0 0-
o �
n. � o
Packet Page -933-
5/22/2012 Item 14.6.4.
ZS
w
N
O
c
co
CD
ca
�0�o0
>o�o�
a)
N
4-0
C
-�
}`
C
M
O
C:
O
o
,C'
C
-0
0)
Co
O
M
a)
Co
�
U
a)
cor
00
=0
a)
a)
-
�-
N
O
U
�
CL
O
O
.�
a
O.
E
O
N
(n
O
.c
o
a�
-O
o
c�
�
Co
-�
U
N
E —oa)
>�
E
U
c
o