Agenda 12/10/2019 Item #16F10 (ITN - Golden Gate Golf Course Property)12/10/2019
EXECUTIVE SUMMARY
Recommendation to approve the goals and objectives and evaluation criteria proposed to develop
an Invitation to Negotiate (ITN) seeking a Public-Private Partnership (P3) to provide an Affordable
Housing and Land Development Component on the Golden Gate Golf Course property.
OBJECTIVE: To foster economic growth and revitalization in the Golden Gate Community and refine
the goals, objectives, and criteria in order to develop an ITN to find a private partner. This partner will
work with the County and the planning and engineering firm, in the redevelopment process of the Golden
Gate Golf Course, in order to provide an affordable housing and land development component on the
property.
CONSIDERATIONS: At the November 12, 2019 County Commission meeting, the Board directed staff
to bring back the elements of an RFP to solicit for a P3 to provide a housing component at the Golden
Gate Golf Course. The ITN approach is considered a procurement Best Practice in soliciting for a P3,
because it allows room to negotiate multiple aspects of a P3 project with more than one firm
simultaneously. These aspects may include such items as but not be limited to, project plan, design
features, financials, and other factors as further referenced below. The se lected firm would work with the
planning and engineering firm responsible for the development of the golf course property layout.
The following proposed Goals and objectives have been developed with the initial direction that was
provided by the Board:
1. Develop 200-400 workforce housing units with rental rates equivalent to 30-80% of area median
income
2. Ensure that a minimum of 10% of units are identified for seniors and veterans, special needs
considerations will be viewed favorably.
3. All other units would be reserved for Essential Services employees and their families such as:
teachers, fire fighters, sheriff’s officers, nurses, and EMTs, etc. Further restrictions may be
identified by the Community Foundation
4. The development should provide a variety of rental units including studio, 1 bedroom, 2
bedroom, and 3 bedroom
5. Integrates with the local community and other aspects of the 167-acre site redevelopment (i.e.
existing housing, golf component, hotel parcel, and planned VA nursing home)
The following criteria would be used to evaluate the qualifications and approach of the proposers to
ensure that the goals and objectives above are appropriately addressed and considered when selecting a
partner for the County:
1. Business plan identifying
a. Project scope
b. Timeline
c. Project parameters
2. Past and present experience of the firm
a. Developing, maintaining, and managing a housing facility
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b. Previous projects
c. Current projects
3. Financial capability of the firm
a. Balance sheet, creditworthiness, and any pending litigation
b. Ability to finance without County capital or operating subsidy
c. Financial stability with a minimum of five years of history with similar endeavors
4. Support of Community Objectives
5. Qualifications & specialized expertise of team members
The selection of a firm through the ITN process would not commit the County to the proposed plan
without bringing back a final agreement with the specific terms and conditions for Board input and
approval. Staff will bring back the top three firms to make short presentations to the Board prior to final
selection.
FISCAL IMPACT: The selected firm shall demonstrate an ability to develop their plan without the need
for the County to provide a subsidy. It is proposed that the County would provide only the land as a
contribution to the project.
GROWTH MANAGEMENT IMPACT: There is no Growth Management impact.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to
form and legality, and requires majority vote for approval. -JAK
RECOMMENDATION: To approve the goals and objectives and evaluation criteria proposed to
develop an Invitation to Negotiate (ITN) seeking a Public-Private Partnership (P3) to provide an
Affordable Housing and Land Development Component on the Golden Gate Golf Course property.
Prepared By: Geoff Willig, Senior Operations Analyst, County Manager’s Office
ATTACHMENT(S)
1. Consideration for a Public private partnership Housing (DOCX)
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COLLIER COUNTY
Board of County Commissioners
Item Number: 16.F.10
Doc ID: 10860
Item Summary: Recommendation to approve the goals and objectives and evaluation criteria
proposed to develop an Invitation to Negotiate (ITN) seeking a Public-Private Partnership (P3) to provide
an Affordable Housing and Land Development Component on the Golden Gate Golf Course property.
Meeting Date: 12/10/2019
Prepared by:
Title: Operations Analyst – County Manager's Office
Name: Geoffrey Willig
11/19/2019 10:35 AM
Submitted by:
Title: County Manager – County Manager's Office
Name: Leo E. Ochs
11/19/2019 10:35 AM
Approved By:
Review:
Procurement Services Opal Vann Level 1 Purchasing Gatekeeper Completed 11/19/2019 4:47 PM
Procurement Services Ted Coyman Additional Reviewer Completed 11/20/2019 4:18 PM
Procurement Services Len Price Additional Reviewer Skipped 11/20/2019 4:28 PM
County Attorney's Office Scott Teach Level 2 Attorney Review Completed 11/21/2019 11:02 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 11/21/2019 11:21 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 11/21/2019 11:47 AM
Budget and Management Office Ed Finn Additional Reviewer Completed 11/25/2019 10:07 AM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 12/02/2019 9:28 AM
Board of County Commissioners MaryJo Brock Meeting Pending 12/10/2019 9:00 AM
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These ideas are high level and intended to provide some guidance to explore the market and bring back
opportunities back to the board for consideration.
• The County desires to develop deed restricted housing on a portion of the Golden Gate Golf Course
property
• The County will provide approximately 20-30 acres of land for an affordable housing component
through a land lease and the affordable housing land trust
• The Community Foundation may contribute approximately $10M in funding for the project through
private donations
• The Community Foundation will provide a letter of intent that identifies the criteria that must be met
in order to be a beneficiary of private donor funds
• The Community Foundation will meet with interested firms and provide a confirmation letter of
support to be included in the submitter’s proposal
• The affordable housing component will be compatible with the community and the surrounding
neighborhoods
• The affordable housing component will maintain rental rates equivalent to 30-80% of area median
income
• The affordable housing component will provide a mixture of studio, 1 bedroom, 2 bedroom, and 3
bedroom rental units
• The development partner will maximize the available space to provide between 200 and 400 units of
affordable rental housing
• The development partner will ensure that a percentage of the housing will be for seniors, veterans,
essential employees and their families such as: teachers, fire fighters, sheriff’s officers, nurses, and
EMTs, etc.
• The development partner will demonstrate previous experience developing, maintaining, and
operating similar facilities
• The development partner will demonstrate previous experience working with other jurisdictions in
Florida and Community Foundations
• The development partner will demonstrate the financial capability
o The development partner shall provide financial reports for a minimum of five (5) years of
history with similar endeavors to demonstrate the financial stability of the proposed business
plan
o The development partner shall demonstrate creditworthiness to demonstrate the capability of
the firm to construct, capitalize, and operate the rental housing project
o The development partner shall list all pending litigation that either the firm or the firm’s
officers are involved as parties in official capacity
• After construction the development partner would maintain and operate the facility in perpetuity or at
a minimum of 50 years
• The development partner will need to work with the County’s Engineering and the selected firm for
the Golf component to coordinate space needs and integration into the site
• A development partner with non-profit status may be viewed more favorably and may be able to
solicit Community Foundation participation and support
The testing of the market is nonbinding and will give the Board the opportunity later to decide if it wants to
move forward with a viable partner.
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Packet Pg. 3011 Attachment: Consideration for a Public private partnership Housing (10860 : Golf Course Housing ITN Evaluation)