Agenda 06/09/2009 Item #16G 3
Agenda Item No. 16G3
June 9, 2009
Page 1 of 11
EXECUTIVE SUMMARY
Recommend approval of the award of RFP #09-5184 and Professional Services Agreement
between Collier County Community Redevelopment Agency and Pizzuti Solutions, LLC
for Phase I planning/professional pre-development services for a mixed use development on
CRA-owned land in an estimated annual amount of $527,252, and approve all necessary
budget amendments. (Fiscal Impact: $527,252).
OBJECTIVE: To award RFP #09-5184 and a Professional Services Agreement to Pizzuti
Solutions LLC for the purpose of providing the Bayshore Gateway Triangle CRA with Phase I
planning/professional pre-development services for a mixed use development on CRA-owned
land in accordance with the Bayshore Mixed Use Development (BMUD) overlay.
CONSIDERA TIONS: The Bayshore Gateway Triangle CRA was created to remove slum and
blight from within the CRA boundaries. As contemplated by Part III, Chapter 163 Florida
Statutes, a Community Redevelopment Plan was adopted by the Board of County
Commissioners (BCC) on June 13,2000, and it cited locations throughout the CRA as potential
catalyst project sites. In 2006, the CRA purchased approximately 17 acres in the Bayshore Drive
area and added an additional 0.63 acres in 2008 to become a mixed use catalyst project.
RFP #09-5184 for Master Developer services was posted on January 8, 2009. Two hundred fifty-
six notices of the RFP were sent out and one proposal was received by the due date of February
26, 2009. The selection committee chose Pizzuti Solutions LLC, by consensus, to perform Phase
I planning/professional services as the catalyst site's Master Developer.
As a condition of the Agreement, at the conclusion of Phase I, if the CRA and Pizzuti Solutions
LLC determine that it makes economical and commercial sense to move to Phase II
Development (permitting, leasing, financing, construction and property management), 50% of
the fees paid for Phase I will be reimbursed to the CRA after the Phase II Development
Agreement is fully executed.
FISCAL IMPACT: This Professional Services Agreement totals $527,252. In order to open a
purchase order for this contract, a budget amendment in the amount of $100,000 will be
necessary which moves available budget from the capital appropriation unit to the operating
appropriation unit. Because this contract will span multiple fiscal years, CRA approval of this
contract will enable the unspent contract value from FY 2009 to roll into FY 2010.
GROWTH MANAGEMENT IMPACT: None.
LEGAL CONSIDERATIONS: This item is not quasi-judicial, ex parte communication is not
required, requires majority vote, and is legally sufficient for Board action. - CMG
RECOMMENDATION: That the Board approve the award of RFP #09-5184 to Pizzuti
Solutions LLC, authorize the CRA Chairman to sign the standard form contract, after approval
by County Attorney, and approve all necessary budget amendments.
,..-........
Prepared by: David Jackson, Executive Director, Bayshore Gateway Triangle CRA
Page ] of 2
Agenda Item No. 16G3
June 9, 2009
Page 2 of 11
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Item Number:
Item Summary:
16G3
Recommend approval of the award of RFP #09-5184 and Professional Services Agreement
between Collier County Community Redevelopment Agency and Pizzuti Solutions, LLC for
Phase I planning/professional pre-development services for a mixed use development on
CRA-owned land in an estimated annual amount of $527,252,
Meeting Date:
6/9/2009 9:00:00 AM
Prepared By
David Jackson
Executive Director
Date
Community Redevelopment
Agency
Bayshore-Gateway Redevelopment
5f21/2009 12:03:42 PM
Approved By
David Jackson
Executive Director
Date
Community Redevelopment
Agency
Bayshore-Gateway Redevelopment
5/21/20094:10 PM
Approved By
Ly n Wood
Purchasing Agent
Date
Administrative Services
Purchasing
5/22/2009 2:01 PM
Approved By
Steve Carnell
Purchasing/General Svcs Director
Date
Administrative Services
Purchasing
5/25/20099:45 AM
Approved By
Colleen Greene
Assistant County Attorner
Date
County Attorney
County Attorney Office
5f27f2009 12:02 PM
Approved By
Jeff Klatzkow
County Attorney
Date
County Attorney
County Attorney Office
5/27/2009 1 :24 PM
Approved By
OMB Coordinator
OMB Coordinator
Date
County Manager's Office
Office of Management & Budget
5/28/2009 9:00 AM
Approved By
Mark Isackson
Budget Analyst
Date
County Manager's Office
Office of Management & Budget
5/30/2009 2:42 PM
Approved By
Leo E. Ochs, Jr.
Deputy County Manager
Date
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Page 2 of 2
Agenda Item No. 16G3
June 9. 2009
Page 3 of 11
Board of County
Commissioners
County Manager's Office
5/31/2009 11 :36 AM
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Agenda Item No. 16G3
June 9, 2009
Page 4 of 11
Schedule A
Scope of Services
Phase 1- Planning/Professional Services
Through a public solicitation process, the CRA sought a master developer to partner with to plan
for and develop property acquired by the CRA for a cultural arts mixed use project. It is the
intent of the CRA to prepare the property for development consistent with the goals of the CRA
and the Cultural Arts District through a Phase I planning effort and to ultimately sell the property
fee simple to a Master Developer (Phase 2 of the project).
During Phase I, Pizzuti will lead the development team through a planning and entitlement
process on the CRA's property. During this phase of the project Pizzuti will serve as the CRA's
prime consultant managing the development team through the necessary planning to create a
market supportable development plan and the necessary entitlements to support the Plan.
These services will include performing the necessary site due diligence and initial civil and
engineering work to prepare the site for development. An updated mixed use market study will
be performed and stakeholder input will be solicited and considered in the development of a
conceptual master plan and financial feasibility model that will become the basis of the
implementation plan and proceeding to Phase 2.
The Development Team includes the following members along with their primary role on the
Team:
Pizzuti Solutions, LLC. Pizzuti will manage the entire Phase I process and serve as the point of
contact for the CRA. Pizzuti will also provide pricing estimates and develop the financial model
and project proforma and in partnership with the CRA prepare the implementation plan necessary
to proceed to Phase 2. Pizzuti will also lead a mixed use market study for the overall Bayshore
Gateway Triangle Community Redevelopment Agency Cultural Arts property.
Bellomo-Herbert. Bellomo Herbert will lead the planning efforts and the development of the
Concept Master Plan. Bellomo Herbert will also assist in developing the architectural guidelines
for the project.
Project for Public Spaces(pPS). PPS will facilitate the initial stakeholder meetings and provide
project goals for the development of the Concept Master Plan. PPS will consult on the Plan from
the stakeholder meetings through completion of the design.
Banks Engineering. Banks will perform the necessary site due diligence and perform the
necessary civil services to prepare the site plan for the project. Banks will also manage the
environmental consultant.
Dexter Bender. Dexter Bender will serve as the environmental consultant and assist with site
Agenda Item No. 16G3
June 9, 2009
Page 5 of 11
evaluations and the related entitlement process to insure the project is permitable.
TG2. T02 will be the lead cultural arts consultant and in collaboration with AMS will conduct a
cultural and performing arts programming study including an estimated operating cost and
suggested governing process.
Phase 1 Scope of Work:
Pizzuti shall provide and manage the following professional services which shall constitute the
general scope of the Services under the terms and provisions of the Professional Services
Agreement.
In Phase 1 the scope of work is divided into three broad tasks.
Task 1. Existing Conditions Analysis.
Task 2. Conceptual Master Plan and Initial Entitlements.
Task 3. Draft Development Agreement and Financial Model
Each of the steps are described below.
Task 1. Existing Conditions Analysis.
Tasks include:
1. Kickoff meeting with the CRA to confIrm project goals, key benchmarks, and Phase 1
schedule
2. Review of existing site documentation
3. Review current land development codes and confIrm public approval process
4. Review permitting requirements (local and State)
5. Initial interviews & meetings with other identifIed stakeholders
6. Initiate required site civil work including as appropriate including surveys, topo, initial
geotechnical evaluations, wetland determinations, and bathymetric including follow up
meetings with the appropriate permitting agencies.
7. Evaluate other parcels adjacent to the site for future acquisition
8. Public workshop to identify important goals and objectives of local residents &
businesses, review site analysis, discuss potential plan elements and alternatives
9. T02 and AMS to meet with local community arts leaders to collect information for the
cultural and performing arts programming study.
10. Information gathering to begin preliminary market report.
Deli verables:
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Agenda Item No. 16G3
June 9, 2009
Page 6 of 11
1. Initial Schedule of Key Benchmarks, Responsibilities, and Project Status Report
2. Completion of the Initial Due Diligence Report (format included as an addendum to
Schedule A)
3. Report on results of first public workshop
4. Preliminary Market Report presented to CRA for discussion
5. Report on initial findings of discussions with local arts leaders
Task 2. Conceptual Master Plan and Initial Entitlements.
Tasks include:
1. Finalize Market Study for mixed use cultural arts development
2. Develop public space concept following first public workshop
3. Engineering preparation of master concept plan for rezoning. Additional engineering
work in this phase includes traffic impact statement, protected species survey and any
additional geotechnical and environmental assessments that may be required as a result
of Phase 1.
4. Team members will present these preliminary concepts and drawings to Collier County
for evaluation and alternatives discussion.
5. Schedule and conduct second public workshop presenting draft concept plan and
design considerations
6. Development of preliminary master plan & preliminary design criteria package
following input from CRA, first public workshop, and initial fmdings in Task 1.
7. Preliminary infrastructure design.
8. Update on cultural and performing arts study including programming, estimate of
operating costs and recommended governance process.
Deliverables:
1. Completion of the Market Analysis Section of Due Diligence Report (format included
as an addendum to Exhibit A (Final Market Report) - final presentation to CRA
2. Completion of second public workshop and report of findings
3. Development of Concept Master Plan
4. Rezoning application processed for Property to accommodate mixed use project
5. Completion of Initial Site and Infrastructure Plan
6. Completion of cultural and performing arts fmancial operating pro-forma and
recommendations regarding governance and management structures
Task 3. Implementation Plan and Financial Model
Tasks include:
1. Completion of project pricing and preliminary engineering cost estimates
2. Development of Financial Plan and proposed schedule of improvements
3. Review recommendations on cultural arts study
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Agenda Item No. 16G3
June 9. 2009
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4. Completion of architectural concept renderings & preliminary design guidelines
5. Modification, refmement & evaluation of fmal concept plan
6. Presentation of final concept plan to CRA/Collier County
7. Develop Implementation Plan
Deliverables:
1. Completion of fmal Due Diligence Report
2. Completion of Project Pricing
3. Final report on Cultural Arts Programming Study
4. Completion of Financial Plan, Proforma, and Project Schedule
5. Presentation of Final Master Plan to CRA/Collier County
6. Completion of Implementation Plan
Phase 2- Development (permitting, leasing, financing, construction, and property
management)
At the conclusion of the first phase the Conceptual Master Plan will have been approved and
fmancial model will have finalized providing for the opportunity for the development to proceed
to Phase 2. Phase 2 is the final design, permitting, construction, leasing, and management of the
site and will be initiated upon the execution of the development agreement by both parties.
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Agenda Item No. 16G3
June 9, 2009
Page 8 of 11
Initial Due Diligence Checklist
Task 1. Existin2 Conditions Analvsis
Property Ownership Information
Title
Public EasementslRights of Way
Private Easements
Adjacent Parcels
Site Civil Evaluation
Topography
Trees
Wetlands
Environmentally sensitive
Protected species
Environmental Assessments
Preliminary Geotechnical Report
Infrastructure (Providers, Capacities, and Costs)
Water
Wastewater
Stormwater (including regional/mitigation plan)
Soil/subsurface
Roads (transportation and traffic control)
Electrical
Other Utilities (Natural Gas/Cable TV/Telephone/Etc.)
Government Process
Zoning and Land U se- Existing and Proposed
Development Approval Process
Public Hearing Process
Public Improvements and Infrastructure
Impact Fees and Permit Costs (Local/State)
Sign Permit requirements
Mixed Use Market Study
Information gathering
Review existing data
Collection of new data
Report on initial fmdings
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Agenda Item No. 16G3
June 9, 2009
Page 9 of 11
Additional Due Diligence
Task 2. Concept Master Plan
Market Analysis - Final Report to CRA
Demographics (existing)
Market Study
Total demand and supply
Absorption
Price point and pricing analysis
Arts Study
Cultural and performing arts study including report on current arts stakeholder
interviews, current needs and possible partnerships and programming as well as
estimated operating costs and suggested governance processes moving forward.
Task 3. Draft Development A2:reement
Private and Public Capital
Existing TIF funding structure
Other public sources
Potential Cultural Partner Funding
Private Sources
Project Financing Plan
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