Agenda 10/12/2010 Item #16B 1
EXECUTIVE SUMMARY
Agenda Item !\)o. "16B 1
Octobeil2.2010
DSf18 1 of 28
Recommendation for the Community Redevelopment Agency (CRA) to approve a Request
for Proposal (RFP) scope of work to build single-family bomes on CRA owned land;
approve the Executive Director's advertisement of the RFP through the Purchasing
Department and return with recommendations.
--~_.,'_.--~- -
OBJECTIVE: To approve a Request for Proposal (RFP) scope of work to build single-family
homes on CRA owned land; approve the Executive Director's advertisement of the RFP through
the Purchasing Department and return with recommendations.
BACKGROUND: Florida Statute 163.358 authorizes CRA's to exercise powers in carrying out
community redevelopment and related activities and to approve acquisition of property. Florida
Statute 163.380 authorizes CRA's to dispose of property in the community redevelopment area
and delineates the procedures the CRA must follow in the sale, lease or transfer of real property
to any private person.
CONSIDERA TIONS: The CRA Master Redevelopment Plan identified several blighted
neighborhoods as potential sites for residential inlil1 projects. In an effort to remove substandard
housing in the Bayshore area, the CRA created an aggressive acquisition program that focused
on acquiring and demolishing dilapidated mobile homes. As a result of this program, the CRA
owns 17 vacant mobile home lots. The CRA's residential in fill plan is to construct single family
houses on the lots for the provision of new home ownership oppOliunities. The CRA seeks a
development team through a Request for Proposal (RFP). The RFP process provides the CRA an
opportunity to review and select a huilder's design that meets the redevelopment objectives of
the CRA Master Redevelopment Plan and CRA RFP scope of work. The lots are all vacant.
Two separate RFP's are being issued under this request, one for construction of 12 concrete
block stucco (CBS) single-family houses (RFP "A") and one for the construction of 5 CBS or
Modular single-family houses (RFP "B").
FISCAL IMPACT: The residential infill project will increase property values and increase the
CRA's recurring annual TlF revenues. Costs to the CRA will be staff time and statutory
requirements.
GROWTH MANAGEMENT IMPACT: Policy 4.7 of the Future Land Use Element of the
Growth Management Plan states that redevelopment plans may be developed for specific areas
within the County, including the Bayshore Gateway Triangle CRA.
LEGAL CONSIDERATIONS: This Executive Summary has been reviewed for legal
sufficiency and is legally suflicicnt, (-STW-)
-
RECOMMENDATION: Recommendation that the Community Redevelopment Agency
(CRA) approve a Request f()r Proposal (RFPl scope of work to build 12 CBS single-family
homes and 5 CBS or Modular single-family homes on CRA owned land: approve the Executive
Director's advertisement of the RFP through the Purchasing Department and retum with
recommendations.
Prepared by: Jean Jourdan
Project Manager, Bayshore/Gateway Triangle Community Redevelopmcnt Agency
f\penda Item ~,Jo. 168 '1
Oc-Lober '12, 2010
Pags 2 of 2B
COLLIER COUNTY
SOARD OF COUNT"'{ COMMiSSIOf-,!EF:S
Item Number:
Item Summary:
11'381
;::;e::omrnen:::lati(m f8( thE-; (;,YTHTiUnilY R:o::devE;io;)rn::-nt
(,:.p,,:,'! 10 apprOVf:' 8 Request
hO'Yies on C8P, owned iClnd: approve
f:Jr Pr:-jpO:>E:' (F~FP; ~;80:Jt; of \vori: to build
tile ::.r:e:UIIVE ~)!:-e:;tors acjvsliisf:m~'r,l Jl tli:; ~;;=-!:" thro:!gh thE-: ::"ur=h8sl~lg D'2partmen1 and
return witt. recommendations.
Meeting Date:
10/12/20109:0000 At-v'!
Prepared By
Jean Jourdan
Projec.t f'::anager, eRA
Date
9!29f2010 10:57:56 AM
Approved By
Jean Jourdan
Project Manager, eRA
Date
9/29/2010 11 :03 AM
Approved By
David Jackson
ExecutivE: Dlrc~tor_ eRA
Date
9/29/20102:11 PM
Approved By
Steven Williams
Ass.:stanl: CDUr.ty ,c,tt::.H'ney
Date
CQu~r\' l:.tt:Jrney
(.::JUIH\' t\!:0P\(;\'
S:3G.r:Ol(" ~.::s l,M
Approved By
C)ME ':~lGrdinator
Date
:'Ol!ntj' P.J13nage: ,.,OFice
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Approved By
L.-,o;~; E:. C>cns,
:>:nilJ";y Lf,,:mBQs:
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:'OiJ~:Y rJ;anage:-s Dfiise
Counl}: ;v:"H~<l9C:-S ~)fi:(;'~
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Approved By
,ieff f':i2t::; (WI'
:'oulry l'.:wrre\'
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RFP"A"
REQUEST FOR PROPOSAL
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C;fN~y County
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COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
I. .' I I BAY S H 0 R E
. "1 G~TEW Y
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Community Redevelopment Agency (CRA)
THE BA YSHORE/GA TEW A Y CRA IS ACCEPTING BIDS FROM INTERESTED AND
QUALIFIED BUILDERS TO PURCHASE CRA. OWNED LOTS AT A DISCOUNTED
PRICE AND CONSTRlICT, MARKET AND SELL MODERATELY PRICED HOUSES
FOR THE PROVISION OF NEW HOME OWNERSHIP TO MODERATE INCOME
FAMILms AND INDlVlDlIALS, IN THE UNINCORPORATED PORTION OF
COLLIER COLNTY, NAPLES, FLORIDA
, Purchasing Agent
This propo<;al solicitation document is prepared 111 a !\,1icro<;ott \Vord 2003 format. Any altcrations to this document
made oY' the propOSl'f may he grounds for rejection t)f prUpl)Sa 1. cancellallon of any subsequcnt award. or any other
Ic),!al fL'l11nlic'i availahle to the Cl1lliLT COLlnty (j()\'cml1lcnt
Il-sm !\jO. 16B1
OctJbe:- 12, 20~tO
,1 of 28
EXECUTIVE SUMMARY
Project Scope and Intent: The objectives of this RFP include:
. Providing attractive housing consistent with the goals and objectives of the Collier County
Housing Element, Collier County Comprehensive Plan and the regulations ofthe Bayshore
Mixed Use Overlay;
. Meet the goals and intent ofthe CRA Residentiallnfill Program and Master Plan; and
. Provide integration of new housing within an existing neighborhood.
. Incorporate elements of green building, such as energy star appliances and spray foam
insulation into houses.
Potential Development Opportunity: To purchase CRA owned lots at a discounted price and
construct, market and sell moderately priced houses on the sites for the provision of new home
ownership opportunities to essential service workers and moderate income individuals and
families in unincorporated Collier County, Florida, south of US41 (Tanliami Trail East), Exhibit
HA".
Location: CRA owned sites within the Bayshore Gateway Triangle Community Redevelopment
Area (CRA), located on (Lunar Street, Harvest Court, Full Moon Court and New Moon Court);
see Exhibit B (parcel list) and Exhibit C (parcel map).
Sizc: Average parcel size is 40 X 100 feet (see Exhibit B).
Zoning: Overlay: Bayshore Mixed-Use District ~ Residential BMUD - R-3.
Underlying zoning: 2 single family home (RMF-6); 10 mobile homc sites (MH)
Development Team: CRA is seeking offers from interested and qualified builders to purchase
CRA owned lots at a discounted price and construct, market and sell moderately priced houses
on the lots. The approved building lots will be identified and agreed upon by the qualified
builder and the CRA during the negotiation process and may inelude one or morc of the CRA
lots. Experience in public-private development relationships is not required, but may be given
weight in the ranking process. The execution of an Agreement between the Developer and the
CRA guaranteeing resell restrictions to assure occupancy by the buyer shall be required. It is
critical that the developmcnt team include architectural & engineering expertise.
Development Objectives: Enter into a Developer's Agreement for the purchase of CRA owned
lots at a discounted price and the design, construction and sale of single-family homes for the
provision of new home ownership opportunities to essential service workers and moderate
income individuals and families.
Possible Incentives to bnilder (negotiable):
. Discounted lot purchase (building lot may be provided to builder at minimal to no cost)
. Impact fee credits on sites having fOffiler structures (some sites retain impact fee credits,
see Exhibit OJ.
. eRA-funded streetscape improvements (sidewalks, landscaping, etc.)
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. CRA homebuyer down payment assistance/forgivable loan up to 3'Yo, not to exceed
$5,700 (program subject to and contingent on Board approval).
Timeline: Developer's proposal must include:
. Conceptual site plans (floor plans, square j()()tage, landscaping and parking details):
. Elevation plan (architectural design and building materials);
. Financing methodology (funding plan and estimated sales price per unit);
. Marketing plan (how property will he marketed to assure occupancy hy buyer at
completion):
. Timeline for project (time period which project will he initiated and completed)
o Failure to perfo1l11, initiate and complete work within the agreed to timeline will
trigger CRA 's ability to reclaim the property.
3
F\genJa item No. '16B 1
October 12. 2010
Pclge f; of 28
Collier County Community Redevelopment Agency
REQUEST FOR PROPOSAL (RFP) #
ACCEPTING OFFERS FROM INTERESTED AND QUALIFIED BUILDERS TO
PURCHASE CRA OWNED LOTS AT A DISCOUNTED PRICE AND CONSTRUCT,
MARKET AND SELL MODERA TEL Y PRICED HOUSES FOR THE PROVISION OF
NEW HOME OWNERSHIP TO MODERATE INCOME FAMILIES AND
INDIVIDUALS, IN THE UNINCORPORATED PORTION OF COLLIER COUNTY,
NAPLES, FLORIDA
INTRODUCTION:
The Bayshore area of the Bayshore Gateway Triangle Community Redevelopment Agency
(CRA), Exhibit A, is emerging as a desirable community for people to live, work and play. Once
known for crime and sordid living conditions, the area has rccently expericnced a renaissance. In
the last ten years grass roots community groups fought to improve roads, infrastructure, safety
and housing. In 2000, the Collier County Board of Commissioners designated approximately
2000 acres as blighted and created the Community Redevelopment Agency. The Agency's main
purpose is to remove the slum and blight conditions identified in thc Findings of Necessity as
outlined in the CRA Redevelopment Plan's goals and strategies.
The CRA collects the propeliy tax differential above the base tax year 1999 Table I - called TIF
or Tax Increment Financing. Thc CRA budgets the TIF based on annual goals to meet the
objectives and strategies of the CRA Redevelopmcnt Master Plan. The CRA purchased several
residential parcels of property, Exhibit B to facilitate quality growth and redevelopment. The
CRA is excited about the role that the redevelopment of these sites will have on the revitalization
of the immediate neighborhood and surrounding Bayshore area.
A TIF DISTRICT OVER TIME
TAXABLE
VALUES
NEW TAXABLE VALUE ~
REDEVELOPMENT
PLAN AND TIF
ESTABLISHED
;
BASE YEAR ~
-3
o
2
5
10
20
YEAR
Table I Tax Increment Financing
4
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REQUEST FOR PROPOSALS
OVERVIEW:
The Collicr County Community Redcvelopmcnt Agency (CRA) is accepting bids fi'om qualified
builders to purcbase CRA owned lots at a discounted price Cor construction of moderately priced
houses within the Bayshore Gateway Triangle CRA. just outside the City of Naples. Florida.
The selectcd builder will be responsible for the provision of an approvcd floor plan for a single
family detached home and the construction. marketing and sale of the home. The approved
building lots will be identified and agreed upon by the qualified builder and the CRA during the
negotiation process and may include one or more of the CRA lots.
The homes shall be single family dctached. CBS construction on fee simple parcels. Modular
homes shallllot be pennitted as a construction option for this RFP. The CRA will evaluate
creative proposals from qualified fimls. including nonprofit devclopcrs and the private sector
agrccing to develop the propcrty in accordance with the tenns of this Requcst fi.lr Proposal
(RFP). Public incentives including Tax Increment Financing (TlF). and possible CRA funded
streetscape improvements may be availablc. ..111 (I1mrds and agrccments are cOll1ingent 0/1 the
approval o("the eRA Board.
ProJect Purpose: The purpose of Bayshore Gateway Ttianglc Community Redcvclopment
Agency's Residential Infill project is to cncouragc infill housing developmcnt in blighted areas
wherc existing infrastructure provides cost-effectivc delivery of urban scrvices.
ProJect Intent: The intent orthis RFP is to:
.. Provide attractive housing consistent with the goals and objectives of the Collier County
Housing Element. Collier County Comprchensive Plan and the regulations of the Bayshore
Mixed Use Overlay:
. Meet the goals and intent oCthe CRA Residcntiallnfill Program and Master Plan
. Integrate single-f'aIl1ily residences into an existing older mobile home zoned neighborhood
. Provide quality housing to facilitate the growth and rcdevelopment 01" the area.
ProJect Disposition: Thc RFP extends an invitation to qualilied builders to submit offers to
purehasc CRA owned lots at a discounted price and construct. markct and sell modcrately priced
houses on the selected lots. Based on thc infot111at;on provided in the RFP submittals. the CRA
intcnds to select a limited number 01" qualified pm1ics to develop the lots according to the
conditions in the RFP.
The disposition of these propel1ies may include:
. The CRA owns the lots and the selected builder will acquire thc propel1y through lee simple
sale or any other appropriate ['Inn or l'onv'cyances at a negotiated discounted price.
. Provision of impact fee credits or assistance may bc available to buy down the cost of
construction to market the houses at a discounted price (see Exhibit D).
. Down payment assistance may be available Il)r home buyers through CRA incentives.
. Participation in the program shall require the execution of an agreen1ent hctwccn the
Dcveloper and CRA guaranteeing resell restrictions to assure occupancy by the buyer.
:i
Item No, '1 GS 1
':=)~tObf)i-12. 2010
8 of 28
. Specific terms and conditions of proper1y disposition will be negotiated witb the successful
builder/builders upon selection by the CRA.
. The selection of the lots and number of lots to be developed will be negotiated with thc
successful builder selection by the CRA.
CRA parcel inventory includes (see Exhibits B & C for more detail):
. Twelve (12) vacant lots located within Bayshore Mixed Use Development Overlay to
allow for housing other than mobile homes.
All properties subject to this RFP are located within the Bayshore Mixed Use Overlay District,
Residential Subdistrict 3 (BMUD-R3). The (BMUD-R3) Subdistrict permits a variety of
dwelling unit types for integration of quality housing into an existing older mobile home zoned
neighborhood. All contractors are encouraged to visit the sites shown on Exhibit "C", which are
the subject of the "Request for Proposals".
REQUEST FOR PROPOSALS SCOPE OF SERVICES
To integrate owner occupied, quality housing into an existing mobile home neighborhood
through the construction, marketing and sale of single family detached homes on CRA owned
sites targeted for residential in-till and shown on the site map attached hereto and incorporated
herein, by reference, as Exhibit "C".
Contractor Responsibility and General Submittal Requirements:
1. All buildings must comply with the regulations and design standards of the Mixed Use
Overlay. The Proposer is encouraged to review the regulations for specific design
standards (a copy will be provided upon request).
2. Submittal of house plans (all plans must include a color conceptual elevation drawing):
. Single family detached: The contractor must provide a minimum of one (I) floor
plan for a one or two story three-bedroom/two bath single family home with a garage
attached to the principal structure having minimum air conditioned square footage of
1100 square feet (lot size is 40 X 1(0).
. Single family detached: The contractor must provide a minimum of one (I) floor
plan for a one or two story three-bedroom/two bath single family home with a garage
having minimum air conditioned square footage of 1300 square feet on lots identified
as larger than the average 40 X 100 !()otlol.
3. The contractor shall be responsible for the completion of every item necessary for a
homebuyer to move into their home, including coordination of connection of all utilities to
the home. The homes shall be "Turn Key".
6
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4. Thc f()lIowing amcnitics arc rcquircd:
. Two full haths
. C~ntral ,L\/'C System (high energy efficient heating and cooling equipment) Energy
Star
. CBS Concrete Construetion
. Mini hlinds or hetter on all windows (window treatments)
. Sod/automated in ground sprinkle system
. Trees and exterior planting (providc landscape plan)
. Interior and exterior to he a minimum of medium grade paint
. Minimum onc-car garage (vv'ith door opener)
. Stamped or solid concrete driveway
. Energy ef1ieient insulation in walls and ceilings that meet Green Building Standards
. Roof at huilder's option to meet applicahle code
. All appliances ineluding washcr and drycr must be rated Encrgy Et1lcicnt:
(range/ov'cn! dishwasher, garbage dispusaL over range micro\vave, washing machine
and dryer).
. Maximum of two feet of fill and thc remainder of the NFIP requirements shall he
accomplished through stcmwall. Thc stcmwall shall he finished in material and color
complimcntary to thc principal structurcs.
. Underground electrical sen'ice
. T en year structural warranty and two ycar mcchanical warranty
5. The contractor shall suhmit a brief description of how they intend to market the
propeI1ies demonstrating an understanding of the local housing market and recent history
of successful marketing and sales.
6. The contractor must bc prcparcd to purchasc thc land li'om the eRA subject to negotiated
tcnns betwcen thc CRA and the Dcvelopcr in thc Agreement.
7. Thc contractor shall he prepared to prmidL' a timdinc in which the projcct will he
initiated and complcted subject to the negotiated tenl1S betwcen the CRA and the
Developer. Contractor shall be prepared to agree that failure to pcr!(Jrln, initiate and
completc the work within thc agreed timcline will rcsult in a rcvcrsion of the property to
the CRA.
8. The contractor is required \0 submit the {()lIowing items with their proposal (items will he
uscd in by tbe Evaluation Committee to rank Ihe Proposals):
. A statement of contractors cxperiellce in single-family detached housing development.
. List of standard materials and features
. References associated with prior successful housing and redevelopment projects.
Failure to submit this inl(1I111ation will nol eliminate the proposer fi'o!1l consideration,
hut could adversely alfect seoring of that criterion.
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. Proof that the contractor is licensed in the state of Florida and Collier County.
. Proof of at least five (5) home building pemlits with corresponding certificates of
occupancy. Failure to submit permit information will not eliminate the proposer from
consideration but could adversely affect scoring of that criterion.
. Proof of 10 year Builders Risk Warranty Policy
. Proof of adequate line-of-credit or access to funds for construction of multiple units
during the same period.
. The proposal should highlight the elements they believe makes their home superior
and be very specific regarding Gnishes, doors, windows, cabinets, flooring, etc.
. Color elevation (conceptual design)
. Floor plan
. Landscape/Irrigation Plan
. Completion oflot selection and information (attached)
Proposal Submittal Process:
1. Developer submittal of Proposals.
2. Evaluation of submittals by a panel of staff and consultants to generate a short list of
qualified development teams.
3. Additional infomlation sought from "short-listed" development teams.
4. Interview and ranking of development teams.
5. The CRA Board will direct stalfto negotiate a Developer Agreement with the selected
development teams.
6. No Proposal may be withdrawn until one hundred twenty (120) days after the scheduled
closing time from the date fix cd for opening of Proposals.
8
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1"1 c< 2
LOT SELECTION AND INFORMATION FORM
Select one or more properties listed below and complete the table. Property addresses are
located in the first column. See Exhibits B & C for map and parcel information.
Lot Address
Square
foot age
under air
Builders eo
to construe
house (turnk
, * '. **
Time to complete ,
st Builder's Incentives Lot
t construction Sales Price Requested Purchase
(indicate In months) i
ey) I
I 1-4 Price
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4032 Full Moon
4048 Full Moon
3962 Harvest
--
3979 Harvest
3991 Harvest
4000 Harvest
4005 Harvest
3252 Lunar
3991 New Moon
3258 Lunar
-
3029 Lunar
3037 Lunar ___...1_
* INCENTIVES
(indicate each incentive you are requesting by listing the number in the above box, i.e. 1,2 & 4)
1. Discount lot purchase
2 Impact Fee Assistance
3. Streetscape
4. Home buyer assistance
** LOT PURCHASE PRICE
Price builder is willing to pay for lot ($0 to $40,000)
l)
Agenda Item No. iG81
OctcJber i 2 201 {)
Page 12 of 28
EXHIBIT A
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EXHIBIT "B"
PARCEL LIST
FOLIO ADDRESS OVERLAY ZONING LOT SIZE
1. 53350240004 4032 Full Moon Ct BMUD-R3 Irregular (42 X 1(0)
2. 53350260000 404R Full Moon Ct. BMUD-R3 Irregular (42 X 110)
3. 53351680003 3962 Harvest Ct. BMUD-R3 40 X 100
4. 53352240002 3979 Harvest Ct BMUD-R3 61 X 100
5. 53352200000 3991 Harvest Ct BMlID-R3 40X 100
6. 53351800003 4000 Harvest Ct BMUD-R3 40X 100
7. 53352160001 4005 Harvest Ct BMlID-R3 40X 100
8. 29430320001 3252 Lunar St BMLJD-R3 (RMF-6) Irregular (61 X 173)
9. 53351480009 3991 New Moon BMLJD-R3 40X 100
)(). 29430240000 J2S8 Lunar Bi\1UD-R3 (RMF-6) 60X 143
II. 53352920005 3029 Lunar BMUD-R3 40X IOD
12. 53352880006 303 7 Lunar BMUD-R3 40 X 100
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,s,qenc:a item [\)0. 1681
. CJctGber 12. ~:O 10
P2ge '14 of 28
Exhibit C
Parcel Map
TIle aerial below is a close-up of the section of
the Redevelopment Area where the resielenlial
infill parcels. Subject ot the RFP. are locClled
s
N
Inset Map to the right shows the location of the
BayshorerGateway Triangle Redevelopment
Area (white area) ill relation Collier County
W~E
o
0035
0.07
Miles
0.14
C Parcels for InfiJl
ThiS map made hy the B,lyshore:G:'l[("way
Tri[!nglu Community Redevelopment Agcncy_
JlIne 25.2010
12
EXHIBIT D
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IMPACT FEE CREDIT AVAilABILITY *
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! Lot NO
,
4032 Full Moon i
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CI.
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4048 Full Moon X
Ct
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3962 Harvest X
Ct
3979 Harvest X
Ct
3991 Harvest X
Ct
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i 4000 Harvest X
Ct I
.---- ."-.- ..', ...-. ------
4005 Harves~ X
Ct - .... t. . --
3252 Lunar St X !
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3991 New . .... .. -X~-----
Moon Ct ,
--,.,---.-.--..-.------
I 3258 Lunar SI.
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I 3029 Lunar St
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*Available impact fee credits will be based on a single-family detached home less than
1200 square feet. The amount of credit will be determined by the current County fee
schedule.
13
P,qenda Itsm No. 16B1
. OC~8ber I~~. 20'10
DCJ~e '1E3 of 28
RFP"B"
REQUEST FOR PROPOSAL
O;ttfj~-y County
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COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
I! '~r IBAYSHORE
\ GATEW Y
: TRIANGLE
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COMfIIUNfTY ftEDEVELOIPMENT AGENCY
Community Redevelopment Agency (CRA)
THE BA YSHORE/GA TEW A Y CRA IS ACCEPTING BIDS FROM INTERESTED AND
QUALIFIED BUILDERS TO PURCHASE CRA OWNED LOTS AT A DISCOUNTED
PRICE AND CONSTRUCT, MARKET AND SELL MODERA TEL Y PRICED HOUSES
FOR THE PROVISION OF NEW HOME OWNERSHIP TO MODERA TE INCOME
FAMILIES AND INDlVlDlJALS, IN THE UNINCORPORATED PORTION OF
COLLIER COUNTY, NAPLES, FLORIDA
, Purchasing Agent
This proposal solicitation document is prepared in a Microsoft Word 2003 format. Any allerations to this document
made by the proposer may he grounds for rejection of proposaL cancellation of any suhsequent award, or any other
legal remedies available to the Collier County CiovemmenL
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EXECUTIVE SUMMARY
Project Scopc and Intent: The objectives of this RFP include:
. Providing attractive housing consistent with the goals and ohjeetives ofthc Collier County
Housing Element. Collier County Comprehensive Plan and the regulations of the Bayshore
Mixed Use Overlay:
. Meet the goals and intent of the CRA Residentiallnlill Program and Master Plan; and
. Provide integration ofnc\v housing within an existing neighhorhood.
. Incorporate elements of green building. such as energy star appliances and spray fie)am
insulation into houses.
Potential Development Opportunity: To purchase CRA owned lots at a discounted price and
construct, market and sell modcrately priced houses on thc sites Illr the provision of new home
ownership opportunities to essential service workers and moderate income individuals and
families in unincorporated Collier County. Florida, south of US4l (Tamiami Trail East). Exhibit
....A".
Location: CRA owned sites within the Bayshore Gateway Triangle Community Redevelopment
Arca (CRA), located on (Van Buren); see Exhibit B (parcel list) and Exhibit C (parcel map).
Sizc: A vcrage parccl size is 40 X 100 fect (sec Exhibit B).
Zoning: Overlay: Bayshore Mixcd-Usc District - Residential BMUD - R-3.
Underlying zoning: 5 mobile home sites (Mil)
Development Team: CRA is seeking offers Ii-om interested and qualified builders to purchase
CRA owned lots at a discounted price and construct. market and sell moderately priced houses
on the lots. The approved huilding lots will he identified and agreed upon by the qualilied
builder and the CRA during the negotiation process and may include one or more of the CRA
lots. Experience in puhlie-priVale development relationships is not required. hut may he given
weight in the ranking process. The execution of an Agreement between the Developer and the
CRA guaranteeing resell restrictions to assure occupancy by the buyer shall he required. It is
critical that the development team inelude architectural & engineering expertise.
Dcvelopment Objectives: Enter into a Developer's Agreement fie)r the purchase of CRA owned
lots at a discounted price and the design. const,-uction and sale of single-family homes l()r the
provision of new home ownership opportunities to essential service workers and moderate
income individuals and families.
Possible Incentives to buildcr (ncgotiable):
. Discounted lot purchase (huilding lot may be provided to builder at minimal to no cost)
. Impact fee credits on sites having ronnel' structures (some siles retain impact fee credits,
see Exhibit DI.
. eRA-funded streetseapc improvements (sidewalk. landscaping, etc.)
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,L\(H:;!lda item f~o. 1681
.~ October 12, 2010
Paqe 18 of 28
. CRA homebuyer down payment assistance/forgivable loan up to 3%, not to exceed
$5,700 (program subject to and contingent on Board approval).
Timeline: Developer's proposal must include:
. Conceptual site plans (f]oor plans, square f()otage, landscaping and parking details):
. Elevation plan (architectural design and building materials);
. Financing methodology (funding plan and estimated sales price per unit);
. Marketing plan (how property will be marketed to assure occupancy by buyer at
completion);
. Timeline for project (time period which project will be initiated and completed)
o Failure to perform, initiate and complete work within the agreed to timeline will
trigger CRA's ability to reclaim the property.
,
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Collier County Community Redevelopment Agency
REQUEST FOR PROPOSAL (RFP) #
ACCEPTING OFFERS FROM INTERESTED AND QUALIFIED BUILDERS TO
PURCHASE CRA OWNED LOTS AT A DISCOUNTED PRICE AND CONSTRIJCT,
MARKET AND SELL MODERA TEL Y PRICED HOUSES FOR THE PROVISION OF
NEW HOME OWNERSHIP TO MODERATE INCOME FAMILIES AND
INDIVIDUALS, IN THE I!NINCORPORA TED PORTION OF COLLIER COUNTY,
NAPLES, FLORIDA
INTRODUCTION:
The Bayshore area of the Bayshore Gateway Triangle lommunity Redevelopment Agency
(CRA), Exhibit A, is emerging as a desirable community j()r people to live, work and play. Once
known for crime and sordid living conditions, the area has recently experienced a renaissance. In
the last ten years grass roots community groups j(mght to improve roads, infrastructure, safety
and housing. In 2000, the lollier County Board of Commissioners designated approximately
2000 acres as blighted and created the Community Redevelopment Agency. The Agency's main
purpose is to remove the slum and blight conditions identified in the Findings of Necessity as
outlined in the CRA Redevelopment Plan's goals and strategies.
The CRA collects the propel1y tax differential above the base tax year 1999 Table I - called TIF
or Tax Increment Financing. The CRA hudgets the TIF based on annual goals to meet the
objectives and strategies of the CRA Redevelopment Master Plan. The CRA purchased several
residential parcels of property. Exhibit R to facilitate quality growth and redevelopment. The
CRA is excited about the role that the redevelopment of these sites will have on the revitalization
of the immediate neighborhood and sUITllunding Bayshore area.
A TIF DISTRICT OVER TIME
DECREASING TAXABLE
VALUEs
NEW TAXABLE VALUE
............
TAXABLE
VALUES
REDEVELOPMENT
PLAN AND TIF
ESTABLISHED
J
BASE YEAR ~
.3
o
2
5
10
20
YEAR
Tahle I Tax Increment Financing
4
AGenda Item No. -!GB~I
~ <Jcmb8r 12. 2010
Page 20 of 28
REQUEST FOR PROPOSALS
OVERVIEW:
The Collier County Community Redevelopment Agency (CRA) is acccpting bids from qualified
builders to purchase CRA owned lots at a discounted price for construction of moderatcly priccd
houses within the Bayshore Gateway Triangle CRA, just outside the City of Naples, Florida.
The selected builder will be responsible lilr the provision of an approved floor plan for a single
family detached home and the construction, marketing and salc of the home. The approved
building lots will be identified and agreed upon by the qualified builder and the CRA during the
negotiation process and may include one or more of the eRA lots.
The homes may be single family detached, CBS or Modular construction on fee simple parccls.
The CRA will evaluate creative proposals from qualified firms, including nonprofit developers
and the private sector agreeing to develop the property in accordance with the terms of this
Request for Proposal (RFP). Public incentives including Tax Increment Financing (TIF), and
possible CRA funded streetscape improvcments may be available. All awards and agreements
arc contingent Oil the approval o[the eRA Board.
Project Purpose: The purposc of Bayshore Gateway Triangle Community Redevelopment
Agency's Residential Int111 project is to encouragc infill housing development in blighted areas
where existing infrastructure provides cost-effective delivery of urban services.
Project Intent: The intent of this RFP is to:
. Provide attractive housing consistent with the goals and objectives of the Collier County
Housing Element, Collier County Comprehensive Plan and the regulations of the Bayshore
Mixed Use Overlay;
. Meet the goals and intent ofthe CRA Residentiallnfill Program and Master Plan
. Integrate single-family residences into an existing older mobile home zoncd neighborhood
. Provide quality housing to facilitate the growth and redevelopment ofthc arca.
Project Disposition: The RFP extends an invitation to qualified builders to submit offers to
purchase CRA owned lots at a discountcd price and construct, market and sell moderately priccd
houses on the selectcd lots. Bascd on the inlomJation providcd in the RFP submittals, thc CRA
intends to sclect a Iimitcd numbcr of qualificd parties to devclop the lots according to the
conditions in the RFP.
The disposition of thcse propelties may includc:
. The CRA owns thc lots and thc selected builder will acquire the property through fee simple
sale or any other appropriate f(llm of conveyances at a negotiated discounted price.
. Provision of impact fee credits or assistance may be available to buy down the cost of
construction to market the houses at a discounted price (see Exhibit D).
. Down payment assistance may bc available lor home buyers through CRA incentives.
. Participation in the program shall require the execution of an agreement between the
Developer and CRA guaranteeing resell restrictions to assure occupancy by the buyer.
. Specific terms and conditions of property disposition will be negotiated with the successful
builder/builders upon selection by the CRA.
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. The selection of the lots and number of lots to be developed will be negotiated with the
successful builder selection by the CRA.
CRA parcel inventory includes (see Exhibits B & C ji)r more detail):
. Five (5) vacant lots located within Bayshore Mixed Use Devclopment Overlay to allow
for housing other than mobile homes.
All properties subject to this RFP are located within the Bayshore Mixed Use Ovcrby District.
Residential Subdistrict 3 (BMUD-R3). The (BML;D-R3) Subdistrict pennits a variety of
dwelling unit types for integration of quality housing into an existing older mobile home zoned
neighborhood. All contractors arc encouraged to visit thc sites shown on Exhibit "C", which are
the subject of the "Request for Proposals".
REQUEST FOR PROPOSALS SCOPE OF SERVICES
To integrate owner occupied, quality housing into an existing mobile home neighborhood
through the construction, marketing and sale of single family detached homes on eRA owned
sites targeted for residential in-fill and shown on the site map attached hereto and incorporated
herein, by reference, as Exhibit "C'.
Contractor Responsibility and General Submittal Requirements:
I. All buildings must comply with the regulations and design standards of the Mixed Use
O\'crlay. The Proposer is cncouraged to review the regulations for specific design
standards (a copy will be provided upon request).
o Submittal of house plans (all plans must include a color conceptual elevation drawing):
. Single family detached: The contractor must provide a minimum of onc (1) floor
plan filr a one or two story three-bedroom/two bath single family home with a garage
attached to the principal structure having minimum air conditioned square footagc of
I 100 square feet (lot size is 40 X 1(0).
3. The contractor shall be responsible li,r the completion of every item necessary lilT a
homebuycr to move into their home, including coordination of connection of all utilities to
the home. The homes shal! be "Tun1 Key".
4. The fi)l!owing amenities arc required:
. Two full baths
. Central A/C System (high energy efficient heating and cooling equipment) Energy
Star
. CBS Concrete Construction or approved Modular Home plan
. Mini blinds or oetter on all windows (window treatments)
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. Sod/automated in ground sprinkle system
. Trees and exterior planting (provide landscape plan)
. Interior and exterior to be a minimum of medium grade paint
. Minimum one-car garage (witb door opener)
. Stamped or solid concrete driveway
. Energy efficient insulation in walls and ceilings that meet Green Building Standards
. Roof at builder's option to meet applicable code
. All appliances including washer and dryer must be rated Energy Efficient:
(range/oven, dishwasher, garbage disposal, over range microwave, washing machine
and dryer).
. Maximum of two feet offill and the remainder of the NFIP requirements shall be
accomplished through stem wall. The stem wall shall be finished in material and color
complimentary to the principal structures.
. Underground electrical service
. Ten year structural warranty and two year mechanical warranty
5. The contractor shall submit a brief description of how they intend to market the properties
demonstrating an understanding of the local housing market and recent history of
successful marketing and sales.
6. The contractor must be prepared to purchase the land from the CRA subject to negotiated
terms between the CRA and the Developer in the Agreement.
7. The contractor shall be prepared to provide a timeline in which the project will be initiated
and completed subject to the negotiated terms between the CRA and the Developer.
Contractor shall be prepared to agree that failure to perform, initiate and complete the work
within the agreed timeline will result in a reversion of the property to the CRA.
8. The contractor is required to submit the following items with their proposal (items
will be used in by the Evaluation Committee to rank the Proposals):
. A statement of contractors experience in single.-family detached housing development.
. List of standard materials and features
. References associated with prior successful housing and redevelopment projects.
Failure to submit this infonnation will not eliminate the proposer from consideration,
but could adversely affect scoring of that criterion.
. Proof that the contractor is licensed in the state of Florida and Collier County.
. Proof of at least five (5) home building pem1its with corresponding certificates of
occupancy. Failure to submit permit infom1ation will not eliminate the proposer from
consideration but could adversely affect scoring of that criterion.
. Proof of 10 year Builders Risk Warranty Policy
. Proof of adequate line-of-credit or access to funds for construction of multiple units
during the same period.
. The proposal should highlight the elements they believe makes their home superior
and be very speeifie regarding finishes, doors, windows, cabinets, nooring, etc.
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. Color elevation (conceptual design)
. Floor plan
. Landscape/lnigation Plan
. List oflots selected
Proposal Submittal Process:
I. Developer submittal of Proposals.
2. Evaluation of submittals by a panel of staff and consultants to generate a short list of
qualified development teams.
3. Additional infonnation sought from "short-listed" dcvelopment tcams.
4. Interview and ranking of development teams.
S. The CRA Board will direct staff to negotiate a Developer Agreement with the selected
development teams.
6. No Proposal may be withdrawn until one hundred twenty (120) days after the scheduled
closing time trom the date fixed for opening of Proposals.
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/\genda Item I\Jo. 16D1
October 12. 20'10
Peg-:: 24 of 28
LOT SELECTION AND INFORMATION FORM
Property addresses located in the first column.
Select one or more properties and complete the table.
See Exhibits B & C for map and parcel information.
* **
Lot Address Square Builders cost Time to complete Builder's Incentives Lot
. foot age to construct construction Sales Price Requested Purchase
i under air house (turnkey) (indicate In months) 1-4 Price
E of 3008
Van Buren
3016 i
Van Buren
-
3024 ,
Van Buren
3032
Van Buren ,
3148
,
Van Buren I
* INCENTIVES
(Indicate each incentive you are requesting by listing the number in the above box, i.e.
1,2 & 4)
1. Discount lot purchase
2 Impact Fee Assistance
3. Streetscape
4. Home buyer assistance
** LOT PURCHASE PRICE estimated value of lot is $40,000
Price builder is willing to pay for lot ($0 to $40,000)
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EXHIBIT A
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Location Map
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OClObsr 12,2010
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EXHIBIT "B"
PARCEL LIST
FOLIO
ADDRESS
OVER LA Y ZONING
LOT SIZE
1. 52700840000 No site address BMUD-R3 40X ]00
(E of3008 Van Buren)
2.5270080]007 3016 VanBuren BMUD-R3 40X JOO
3. 52700800008 3024 Van Buren BMUD-R3 40 X ]00
4. 52700760009 3032 Van Buren BMUD-R3 40X JOO
5.52700280000 3148 Van Buren BMUD-R3 40 X 100
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Exhibit C
Parcel Map
IilSPl Mar to the right shows tht"' locallOIl ollhe
Baystlore,'Gateway Tnangle Redevelopment
Area (while area) III r(<laliOIl Colliel County
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The aerial bp!ow is a CI05",UP of ttle S8ctlon of
the Redevelopment Are;] wrll:~re the reSidential
Inrlll parcels, subject of the RFP, are loc.1leeJ
W~F
s
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0_035
0,07
Miles
014
C Parcels for Infill
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Tllali~le Commulllty Reoevf'I,:Jpl'1I'fll "",ql'IlC~
Jun", 25 2010
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EXHIBIT D
Lot Address I YES NO
E of 3008 X
Van Buren I
3016 X
Van Buren
3024 X
Van Buren
3032 X I_
Van Buren ,
3148 ! X
Van Buren !
IMPACT FEE CREDIT AVAilABILITY'
'Available impact fee credits will be based on a single-family detached home less than
1200 square feet. The amount of credit will be determined by the current Collier County
fee schedule.
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