1-Solicitaion- RFP 2506-5599 Development Partner for San Juan Sutton Master Plan Repositioning.pdf

Request for Proposals (RFP) Development Partner for San Juan & Sutton

Master Plan Repositioning for

Opportunity Home Antonioand

Affiliated Entities

Date Issued

July 21, 2025

RFP #

2506-5599

NIGP Code #

909-57

Closes

August 11, 2025 at 2 p.m.

Prepared by Opportunity Home San Antonio

Department of Procurement

President and CEO Michael Reyes

RFP# 2506-5599 // Development Partner for San Juan & Sutton Master Plan Repositioning

Table of Contents

Section A - Background, Project and Evaluation Information 3 Opportunity Home Background 3

Information 5

Timeline 5

Evaluation 6

Section B – Instructions to Respondents 8 Point of Contact 8

Opportunity Home’s Reservation of Rights 9

Disqualification of Respondents 11

Award and Right to Protest 12

Section C - Information to be Submitted 14 Tabs 1 through 8 14-16

Section D - Terms and Conditions 17 Bonding 18

Section 3 Program Requirements 21

Subcontractors 21

Invoicing 23

Termination 24

Examination of Records 25

Force Majure 26

EXHIBITS and ATTACHMENTS

HUD Forms, Conflict of Interest Questionnaire, and Certificate of Interested Parties (Form 1295)

Attachment B

Profile of Firm, Company Biography, Listing of Subcontractors Attachment C

Section 3/SWMBE Program Guidelines and Forms Attachment D

Form of Proposal and Cost Proposal Attachment E

Proposal Checklist and Certification Attachment F

Insurance Requirements Exhibit I

Section A

Background, Project, and Evaluation Information

I. OPPORTUNITY HOME BACKGROUND

Founded in 1937, and formerly known as the San Antonio Housing Authority (SAHA), Opportunity Home San Antonio (“Authority”) has committed more than 80 years to build and maintain affordable housing for the residents of San Antonio.

Opportunity Home is one of 39 public housing authorities throughout the nation with the Moving-to-Work (MTW) designation, which provides agencies with the flexibility to design and test innovative approaches to enhance the agency’s programs.

Opportunity Home provides housing assistance to more than 65,000 children, adults, and seniors through its Public Housing, Housing Choice Voucher, and Mixed-Income housing programs. As a compassionate agency, we understand safe and quality affordable housing is the foundation to success, and we have the privilege of managing nearly 70 public housing communities, 46 mixed-income apartment complexes, known as Beacon Communities, and administering nearly 14,000 rental vouchers throughout San Antonio.

Opportunity Home is one of the largest housing authorities in the state of Texas and has an existing team of experienced staff and consultants assembled to facilitate the redevelopment of its properties.

Opportunity Home is committed to creating dynamic communities where people thrive and spur economic growth through the awarding of local contractors with housing development projects, obtaining real estate, and administering rental subsidies with private property owners.

Opportunity Home is managed by a President and CEO with an innovative executive team and with the guidance of the seven Board of Commissioners appointed by the Mayor of San Antonio. The Opportunity Home Board of Commissioners, upon the advice of the President and CEO, approves all major policy and contractual decisions. The President and CEO is then charged with implementing these actions.

Opportunity Home is a unit of government and its functions are essential governmental functions. The property of Opportunity Home is used for essential public and governmental purposes and is exempt from all taxes, including sales tax on all its purchases of supplies and services.

Opportunity Home enters into and executes contracts and other instruments that are necessary and convenient to the exercise of its powers. Opportunity Home maintains contractual arrangements with the United States Department of Housing and Urban Development (HUD) to manage and operate its low rent public housing program and administers the Housing Assistance Payments Programs. Opportunity Home programs are federally funded along with development and modernization grants and rental income.

Opportunity Home has created a number of affiliated public facility corporations (PFCs) pursuant to Chapter 303 of the Texas Local Government Code (the Public Facility Corporation Act). In some instances, these PFCs own projects. In other cases, PFCs or other related entities serve as partners in partnerships that have been awarded low-income housing tax credits. Opportunity Home’s affiliated entities own and operate more than 3,000 units of affordable housing.

Opportunity Home staff also manages the San Antonio Housing Finance Corporation (Finance Corporation), which is primarily a conduit issuer of bonds for consultants of affordable housing projects.

The Finance Corporation was created pursuant to Chapter 394 of the Texas Local Government Code (the Texas Housing Finance Corporations Act). When used, Opportunity Home shall include its affiliated entities.

The San Antonio Housing Facility Corporation “SAHFC” proposes to resyndicate the ownership and financing of the Project, which will provide capital for rehabilitation. Pursuant to such resyndication, the Partnership may seek new tax-credit financing, but it may also seek to restructure the Project under Chapters 303, 394 or 392 of the Texas Local Government Code. SAHFC may also seek a partnership with a third-party developer to facilitate the completion of renovations and the raising of capital.

As a part of our social mission and federal mandate, Opportunity Home is committed to providing economic, training and educational opportunities to low-income individuals in the communities we serve. All consultants are required to recruit and hire low-income individuals for new positions and provide training and educational opportunities to the greatest extent feasible for these individuals.

II. INFORMATION

OpportunityHomeisinterestedinreceivingproposalsfrom experienceddevelopers(hereinafter referred to as “Respondent” or “Development Partner”) who possess the qualifications and expertisetoimplementaTransformation/RepositioningPlan(TRP)fortheSanJuanMasterplan community.

III. TIMELINE

DATE ISSUED July 21, 2025

NON-MANDATORY

PRE-SUBMITTAL CONFERENCE

None Scheduled.

LAST DATE FOR QUESTIONS 2:00 PM Central Time on Aug 4, 2025

PROPOSAL DUE DATE 2:00 PM Central Time on August 11, 2025

ANTICIPATED APPROVAL

BY THE BOARD

September 2025

PROPOSAL SUBMISSION

The proposal shall be submitted through Opportunity Home’s E-Procurement Portal https://homesa.bonfirehub.com/portal/?tab=login

Opportunity Home reserves the right to modify this schedule at its discretion. Notification of changes in connection with this solicitation will be made available to all interested parties via an emailed Addendum.

IV. OBJECTIVES

Opportunity Home is requesting responses to this Request for Proposal from experienced developers who can demonstrate that they possess the qualifications, expertise, financial resources and management capability to implement a comprehensive redevelopment project at Opportunity Home’s Masterplan Community site. TheDevelopmentPartnerwillberequiredtobecreativeinits approachandshall considerinitsproposedstrategyandplanbothmulti-family rentals,forabroadrangeof income (subject to market conditions), as well as retail and non-residential opportunities.

Opportunity Home intends to apply for Grant funds and any available and applicable public and private resources to finance the development, including available development funding, State funds, tax-exempt bonds and low income housing tax https://homesa.bonfirehub.com/portal/?tab=login credits. TThe Development Partner will be expected to assist in the submission of any Grant applications.

Respondents must demonstrate their experience, capacity, and readiness to financially and technically refine, plan, finance, implement, and manage the proposed Transformation Repositioning Plan concept in coordination and in partnership with Opportunity Home and its affiliate company, consistent with the Program Requirements found herein. The responses must clearly articulate and demonstrate previous experience and qualifications relative to the implementation of programs of similar scale, cost, and complexity as described in response to this solicitation.

Opportunity Home encourages creative proposals that benefit the overall development effort, Opportunity Home, and the resident community. Respondents are encouraged to enter into joint venture relationships with development team participants, where appropriate, to create highly qualified and experienced teams responsive to the needs of Opportunity Home.

Initially, the successful Respondent will enter into an agreement with Opportunity Home to refine the concepts presented in their response, fully detail proposed financing options and approaches, and to develop a clearly articulated Transitional Repositioning Plan in detail. In collaboration with Opportunity Home, the selected Development Partner will be responsible for regularly communicating progress and details developed during preparation of the plan to residents, the City, key stakeholders, and the broader community.

Subject to the satisfactory completion and acceptance/approval of the development plan by Opportunity Home, one or more development agreements will be negotiated and executed by Opportunity Home with the selected Development Partner that identifies Opportunity Home as a project co-developer. Opportunity Home anticipates maintaining significant leadership, ownership, and operational roles in the development. The development agreement may only provide for a single phase of development, inclusive of all three properties as a master plan.

Opportunity Home encourages the Development Partner to propose creative forms of partnerships that benefit Opportunity Home and the development team. The Development Partner will enter into a Master Development Agreement (the "Agreement") with Opportunity Home. The Agreement will, among other things, delineate the roles and responsibilities of Opportunity Home and the Development Partner and the fee structure. Initially, the Development Partner will be tasked with developing and submitting the Master Transformation Repositioning Plan, and assist Opportunity Home in evaluating the various developer partner approaches and recommending the plan that best meets the needs and interest of the parties.

Development Partner will also be responsible for securing funding for the development program, financial closing and construction. Opportunity Home expects to recoup planning and project management costs as well as share in the development fee and receive a reasonable return on any financing or equity, regardless of source, that it provides

V. DESIRED OUTCOME

The Masterplan site has significant features and strengths that offer distinct opportunities and potential uses in the plan of development. The location of the property, its size and proximity to key active retail and commercial establishments are significant features that will support and enhance development opportunities.

The successful Respondent(s) must articulate and present preliminary development concepts for the property integrating the parcel into the larger community, increasing access to affordable and quality housing, strengthening community resources, and providing an appropriate affordable mixed income multi-family rentals, homeownership units for the site.

The successful Respondent must demonstrate the ability and past experience working with the significant involvement of Opportunity Home to implement a site specific development plan.

Proposals must clearly commit to including Opportunity Home, the community and institutional stakeholders in its development planning process.

VI. EVALUATION CRITERIA

Each proposal submittal will be evaluated based upon the following information and criteria:

A. Experience and Capacity of Development Team: The Respondent’s industry experience, references, past performance, and other relevant experience. Respondent shall also be measured on its ability to deliver the Services in accordance with the Minimum Project Requirements described in Attachment A and to maintain the availability of skilled individuals as required.

B. Management Plan/ Technical Response/Design Concept and Development Plan:

Soundness of proposed project approach, methodology, deliverables, and project plan that clearly demonstrates ability to meet deadlines and complete requested services within project schedule deadlines and budget.

C. Financing Structure and Plan: The Respondent shall be able to demonstrate its financial capacity and viability to support the project and obtain and maintain any financing required to meet the requirements described in Attachment A .

D. Section 3 Program Utilization Plan E. SWMBE Utilization Statement

VII. EVALUATION CRITERIA SCORING

The evaluation panel will use the following criteria to evaluate each proposal:

NO. POINTS CRITERION DESCRIPTION

1 35 Experience and Capacity of Development Team

● Successful experience in the planning, development and operation of mixed-income, mixed-finance and mixed-use developments of comparable size and complexity in urban areas.

● Past experience in collaboratively working with a public housing authority and the degree to which one or more members of the development team demonstrate familiarity with rules and requirements applicable to mixed-finance development and public housing operations. ● Respondent’s past ability and experience in obtaining, structuring, and implementing layered financing for similar projects, including low-income housing tax credits, private, and other public financing.

2 25 Management Plan/ Technical Response/Design Concept and Development Plan: ● Respondent’s sustainability experience, and proposed methodology and plans for establishing partnerships with business/city agencies for total neighborhood revitalization. ● Clear, responsive and innovative plans and technical responses that meet the needs of the Authority by providing meaningful and significant ownership, management and operations roles.

● An aggressive but realistic development schedule.

● A clearly articulated development concept for the property that includes appropriate architecture, site utilization, density and income mixes and uses.

● Respondent’s understanding and consideration of the Authority’s objectives and desired outcomes of the development program as encompassed in a comprehensive and economically feasible financing and development plan.

● Solid construction management experience and a construction management plan that clearly identifies a proven process wherein issues are identified as they arise and resolved in such a way as to ensure soonest possible completion of development.

● Business terms which recognize and ensure that the goals and objectives of the Authority, including reasonable sharing of ownership, roles, cash flows, fees with the Authority are met.

3 30 Financing Structure and Plan:

∙ A fee structure that is highly competitive and reflects value for the Authority.

● A financing plan that reflects a creative approach to leveraging other resources, both capital and in-kind, so as to minimize the net use of Opportunity Home and other public funds, and offers Opportunity Home a return on its investment.

● Respondent’s proven access to capital and equity funding; ability to obtain structure and implement complex layered financing for such projects, including 9% and/or 4% tax credits and other sources of financing.

● The degree to which the Respondent’s ability to creatively finance predevelopment and other costs.

4 5 Strength of the Contractor’s Section 3 Program Utilization Plan

5 5 Strength of the Contractor’s SWMBE Utilization Statement

100 Total Points for Criteria

VIII. INTERVIEW AND PRESENTATION

Opportunity Home reserves the right to initially evaluate responses to the RFP to determine those Respondents who are qualified and competitively responsive. These short-listed Respondents may be asked to make a presentation and/or be interviewed by the evaluation committee so that Respondent’s Proposal Submittal may be clarified. Respondents shall provide product and service overviews and demonstrations as applicable for discussion and clarifications. For those firms short-listed and where presentations and/or interviews are conducted, Opportunity Home will evaluate and score interviewed respondents based on the strength and quality of their presentation.

IX. EVALUATION RESPONSIBILITY

Opportunity Home shall select a minimum of a three-person panel, using the Evaluation criteria established in, to evaluate each of the proposals submitted in response to this RFP to determine the Respondent’s level of responsibility. Opportunity Home will consider capabilities or advantages that are clearly described in the proposal that may be confirmed by oral presentations, site visits, demonstrations, and references contacted by Opportunity Home. All proposals would be evaluated as to their overall value to Opportunity Home.

X. RESTRICTIONS

All persons having familial (including in-laws) and/or employment relationships (past or current) with principals and/or employees of a Respondent will be excluded from participation on Opportunity Home’s evaluation panel. Similarly, all persons having ownership interest in and/or contract with a Respondent will be excluded from participation on Opportunity Home’s evaluation panel.

XI. MINIMUM RESPONDENT QUALIFICATIONS

Respondents are strongly encouraged to examine the proposed Minimum Respondent Qualifications outlined below and to respond in their Proposal with detailed information that demonstrates experience in responding to the market and the environment, and Respondent’s ability to provide services, access to capital, planning and development, property management and any other skills necessary for the successful redevelopment of the Project. The implementation plan shall be consistent with the following minimum Program Requirements:

A. Undertake the potential demolition of the existing units of public housing.

B. Create new residential multi-family rental and homeownership units. This will result in a new, economically viable mixed-income community that includes residential and, if feasible, non-residential uses. The community may include a mixture of affordable and market-rate rental and homeownership units as determined to be viable and advantageous to the overall development plan through the master planning process. The different affordability types should be mixed across all building types and located throughout the site.

C. Secure agreements with area agencies, local business and governments to provide community facilities and services and commercial development and activities that will support the success of transforming the area to a neighborhood.

D. Design the community respectful of the all community plans and principles.

E. Create an environmental sustainable community by creating structures and using processes that are environmentally responsible and resource efficient throughout a building's life cycle from siting to design, construction, operation, maintenance, and that meet Build San Antonio Green.

F. Pursue funding and equity sources appropriate for the redevelopment program and leverage Opportunity Home funding in a manner that maximizes the efficiency and effectiveness of public capital

G. Create a diverse community that is incorporated into the larger neighborhood, strengthens the economic vitality of the area and, to the extent feasible, supports the functions of daily life, including education, recreation, retail and community facilities.

H. Provide public/private partnership alternatives for ownership, financing, development, property management, and community services.

I. Develop a housing plan that provides a one for one replacement of all public housing units to be rehabilitated or demolished in a mixed-income community.

J. Promote Section 3 and SWM/DBE goals and objectives in constructing, developing, and operating the Project.

END OF SECTION A

Section B Instructions to Respondents

I. Point of Contact: The point of contact for purposes of obtaining the Request for Proposal and submitting responses is:

POINT OF CONTACT

George M. Ayala, Director of Procurement Opportunity Homen Antonio 818 S. Flores St.

San Antonio, TX 78204 Phone: (210) 477-6171 Email: george_ayala@homesa.org

The Request for Proposals can be obtained online at:

All Addenda will be posted on Opportunity Home’s E-Procurement website listed above. Any changes that are issued before the proposal submission deadline shall be binding upon all prospective Respondents.

Respondents shall address all communication and correspondence pertaining to this RFP process to only the Contact person identified above. Respondents must not inquire or communicate with any other Opportunity Home staff member or official (including members of the Board of Commissioners) pertaining to this RFP. Failure to comply with this requirement is cause for a proposal to be disqualified. During the RFP solicitation process, Opportunity Home will not conduct any ex parte conversations which may give one prospective proposer an advantage over other prospective Respondents.

II. Prohibitions: Contact with members of the Opportunity Home Board of Commissioners, or

Opportunity Home officers and employees other than the contact person listed herein, by any prospective Proposer, after the publication of the RFP and prior to the execution of a contract with the successful proposer(s) could result in disqualification of your proposal. In fairness to all prospective proposer(s) during the RFP process, if Opportunity Home meets in person with anyone representing a potential provider of these services to discuss this RFP other than at the pre-submittal meeting, an addendum will be issued to address all questions so as to ensure no Proposer has a competitive advantage over another. This does not exclude meetings required to conduct business not related to the RFP, or possible personal presentations after written qualifications have been received and evaluated.

III. Non-Mandatory Pre-Submittal Conference: None scheduled.

IV. Opportunity Home’s Reservation of Rights: Opportunity Home reserves the right without liability to:

● Reject any or all proposals, waive any informality in the RFP process, or terminate the

RFP process at any time if deemed by Opportunity Home to be in its best interests.

● Not award a contract pursuant to this RFP.

● Terminate a contract awarded pursuant to this RFP, at any time for its convenience upon 30 days written notice to the successful Respondent.

● Determine the days, hours, and locations in which the services are performed in this

RFP.

● Retain all proposals submitted and not permit withdrawal for a period of 90 days subsequent to the deadline for receiving proposals without the written consent from Opportunity Home.

● Negotiate the fees proposed by all Respondents. If such negotiations are not, in the opinion of Opportunity Home successfully concluded within a reasonable timeframe as determined by Opportunity Home, Opportunity Home shall retain the right to end such negotiations.

● Reject and not consider any proposal that does not meet the requirements of this RFP, including but not necessarily limited to rejection of incomplete proposals and/or proposals offering alternate or non-requested services and from Respondents deemed non-responsive and non-responsible.

● Prohibit any further participation by a Respondent or reject any proposal submitted that does not conform to any of the requirements detailed herein. Each prospective Respondent further agrees that he/she will inform Opportunity Home in writing within five (5) days of the discovery of any item that is issued thereafter by Opportunity Home that he/she feels needs to be addressed. Failure to abide by this time frame shall relieve Opportunity Home, but not the prospective Respondents, of any responsibility pertaining to such issue.

● Award, to revise, change, alter or amend any of the instructions, terms, conditions, and/or specifications identified within the RFP documents issued, within any attachment or drawing, or within any addenda issued.

● To advertise for new proposals or to proceed to do the work otherwise if proposals are rejected.

● Cancel the award of any proposal(s) at any time before the execution of the contract documents by all parties.

● Reduce or increase estimated or actual quantities in whatever amount necessary if funding is not available, legal restrictions are placed upon the expenditure of monies for this category of service or supplies, or Opportunity Home’s requirements in good faith change after award of the contract.

● Make an award to more than one Respondents based on ratings or to make an award with or without negotiations or Best and Final Offers (BAFO).

● Establish a competitive range for responses based on the initial scores and to require presentations by the Respondents within the competitive range.

● Require additional information from all Respondents to determine level of responsibility. Such information shall be submitted in the form and time frame required by Opportunity Home.

● Amend the terms of the contract any time prior to contract execution.

● Contact any individuals, entities, or organizations that have had a business relationship with the Respondents regardless of their inclusion in the reference section of the proposal submittal.

V. Timely Submissions: Late submissions will not be accepted. Proposals received prior to the submittal deadline shall be securely kept and unopened by Opportunity Home. No proposal received after the designated deadline shall be considered. Respondents are cautioned that any proposal submittal that is time-stamped as being received by Opportunity Home after the exact time set as the deadline for the receiving of proposals shall not be considered. Any such proposal inadvertently opened shall be ruled to be invalid. No responsibility will attach to Opportunity Home or any official or employee thereof, for the pre-opening of, or the failure to open a proposal not properly addressed and identified.

VI. Pre-Qualification: Respondents will not be required to pre-qualify to submit a proposal.

However, all Respondents will be required to submit adequate information showing that the Respondents is qualified to perform the required work.

VII. Review of RFP Forms, Documents, Specifications, and Drawings: It shall be each

Respondent’s responsibility to examine carefully and, as may be required, properly complete all documents issued pursuant to this RFP. Unless otherwise instructed, specifications and drawings (if provided) do not purport to show all of the exact details of the work. They are intended to illustrate the character and extent of the performance desired under the proposed contract and may be supplemented or revised from time to time.

VIII. Submission of Responses: Respondents shall submit all documents through the Opportunity

Home Bonfire E-Procurement system.

IX. Withdrawal of Proposals: A request for withdrawal of a proposal due to a purported error must be filed in writing by the Respondents within 48 hours after the proposal deadline. The request shall contain a full explanation of the purported error. The foregoing shall not be construed to violate the common law right of withdrawal for material error as defined in Texas statute.

Opportunity Home retains the right to accept or reject any and all bids to the extent permitted by law. Negligence on the part of the Respondents in preparing his/her proposal confers no right of withdrawal or modification of the proposal after such proposal has been received and opened.

X. Mistake in Proposal Submitted: After a proposal has been opened it may not be changed for the purpose of correcting an error in the pricing. This does not affect the common law right of the Respondent to withdraw a bid due to a material mistake in the bid.

A. Irregular Proposal Submittal: A proposal shall be considered irregular for any one of the following reasons, any one or more of which may, at Opportunity Home's discretion, be reason for rejection:

● If the forms furnished by Opportunity Home are not used or are altered or if the proposed costs are not submitted as required and where provided.

● If all requested completed attachments do not accompany the proposal submittal.

● If there are unauthorized additions, conditional or alternate proposals, or irregularities of any kind that may tend to make the proposal incomplete, indefinite, or ambiguous as to its meaning or give the Respondents submitting the same competitive advantage over other Respondents.

● If the Respondent adds any provisions reserving the right to accept or reject any award or to enter into a contract pursuant to an award.

XI. Disqualification of Respondents: Any one or more of the following shall be considered as sufficient for the disqualification of a prospective Respondents and the rejection of his/her proposal:

● Evidence of collusion among prospective Respondents. Participants in such collusion will receive no recognition as Respondents or Respondents for any future work with Opportunity Home until such participant shall have been reinstated as a qualified bidder or Respondent. The names of all participants in such collusion shall be reported to HUD and any other inquiring governmental agency.

● Unless otherwise requested, more than one proposal for the same work from an individual, firm, or corporation under the same or different name(s).

● Lack of competency, lack of experience, and/or lack of adequate resources.

● Unsatisfactory performance record as shown by past work for Opportunity Home or with any other local, state, or federal agency, judged from the standpoint of workmanship and progress.

● Incomplete work, which in the judgment of Opportunity Home, might hinder or prevent prompt completion of additional work, if awarded.

● Failure to pay or satisfactorily settle all bills due on former contracts still outstanding at the time of the award.

● Failure to demonstrate minimum qualification requirements of Opportunity Home.

● Failure to list, if required, all team members, subcontractors (if subcontractors are allowed by Opportunity Home) who will be engaged by the successful Respondent(s) to participate in the performance of the Services.

● Failure of the successful Respondents to be properly licensed by the City, County, and/or the State of Texas and/or to be insured by a commercial general liability policy and/or worker's compensation policy and/or business automobile liability policy, if applicable.

● Any reason to be determined in good faith, to be in the best interests of Opportunity Home.

XII. Questions and Inquiries: A Respondent may inquire or question any of the proposal documents or any part of the information contained therein, by submitting, in writing to the contact person listed herein by the date indicated in “Section III - Timeline.” Queries should be concise and reference the specific portions of the RFP document where clarification is required.

Opportunity Home reserves the right to issue a revision to the applicable RFP requirements in the form of an Addendum or may reject the Respondent’s request.

XIII. Substitutions: Respondents must propose services that meet the requirements of the RFP documents. All verbal communications or instructions provided by any Opportunity Home personnel shall only become official and binding when issued as an addendum by the Opportunity Home Procurement Department.

XIV. No Liability for Costs: Opportunity Home assumes no liability or responsibility for the costs incurred by the Respondents for any materials, efforts, or expenses required in the preparation of proposals or in connection with presentations or demonstrations prior to the issuance of a Contract.

XV. Proposal Opening Results: Proposals are publicly opened and the results are generally a matter of public record. When Opportunity Home has concluded all evaluations, has chosen a final top-rated Respondent, has completed the award, and is ready to issue such results, Opportunity Home shall notify the successful Respondents. All proposal documents submitted by the Respondents are generally a matter of public record unless such information is deemed to be proprietary.

XVI. Award: Submissions will be evaluated on the criteria stated in Section A of this RFP. After evaluation of the responses, the Contract will be awarded to the Respondents representing the “Best Value” to Opportunity Home after preferences for Section 3 business concerns are considered, if applicable. The Selected Contractor will then enter into an agreement with Opportunity Home.

XVII. Taxes: Opportunity Home, as a governmental entity, is exempt from Texas State Sales and Use

Taxes and Federal Excise Taxes. A letter of Tax Exemption will be provided upon request.

XVIII.Insurance: If a Respondent receives an award and unless otherwise waived in the Contract, the

Selected Contractor will be required to provide an original Certificate of Insurance confirming the minimum requirements found within Exhibit I to Opportunity Home within 10 days of contract signature.

XIX. Exceptions: Opportunity Home will consider any exception to the RFP that the Respondent wishes to include but the failure of Opportunity Home to include such exceptions does not give the successful Respondent the right to refuse to execute Opportunity Home’s contract form. It is the responsibility of each prospective Respondent to notify Opportunity Home, in writing, in its Proposal of any exceptions to the RFP terms. Opportunity Home will consider such clauses and determine whether to include or not in the Contract.

XX. Right To Protest

A. Rights: Any prospective or actual Respondents or contractor, who is allegedly aggrieved in connection with the solicitation of a proposal or award of a contract, shall have the right to protest. Such right only applies to deviations from laws, rules, regulations, or procedures. Disagreements with the evaluators’ judgments as to the number of points scored are not reasons for an appeal. An alleged aggrieved protestant claiming this right is hereby informed that these regulations do not provide for administrative appeal as a matter of right for that alleged aggrieved protestant.

A.1 Definition: An alleged aggrieved “protestant” is a prospective respondent or Respondents who feels that he/she has been treated inequitably by Opportunity Home and wishes Opportunity Home to correct the alleged inequitable condition or situation.

A.2 Eligibility: To be eligible to file a protest with Opportunity Home pertaining to an RFP or contract, the alleged aggrieved protestant must have been involved in the RFP process in some manner as a prospective Respondents (i.e. recipient of the RFP documents) when the alleged situation occurred. Opportunity Home has no obligation to consider a protest filed by any party that does not meet these criteria.

A.3 Procedure: Any actual or prospective contractor may protest the solicitation or award of a contract for a material violation of Opportunity Home’s procurement policy. Any protest against an Opportunity Home solicitation must be received before the due date for receipt of Proposals or proposals and any protest against the award of a contract must be received within ten calendar days after contract award or the protest will not be considered.

All protests must be in writing and submitted to the Director of Procurement for a written decision. The Director of Procurement shall make a recommendation to the Contracting Officer who shall issue a written decision and findings to the Contractor within 30 days from receipt of the written protest. This decision is then appealable to the Board of Commissioners within 30 days of receipt of the written decision. Appeals that are not timely filed will not be considered and the decision becomes final. All appeals shall be marked and sent to the address as listed in the following example:

APPEAL OF RFP NO. 2506-5599

Opportunity Home San Antonio Attn: Procurement Department

818 South Flores Street San Antonio, TX 78204

END OF SECTION B

Section C Information To Be Submitted

The response to this RFP shall be submitted in the manner described in this Section. Failure to submit the Proposal in the manner specified may result in a premature opening of, post-opening of, or failure to open and consider that proposal and may be cause for elimination of that Respondent from consideration for award.

C.1 Tab 1, References:

The Respondent shall submit 3 former or current clients within the past 7 years, preferably other than Opportunity Home, that demonstrate the Respondent’s experience and success in developing, managing and financing or co-financing similar in scope, complexity and cost with the concept proposed for this Project.

The list shall, at a minimum, include for each reference:

C.1.1 The client’s name and name of the contact C.1.2 The client’s current telephone number and address C.1.3 Description of services provided to the client C.1.4 Description of the type of property C.1.5 Date of services

C.2 Tab 2: HUD Forms, Conflict of Interest Questionnaire, and Form 1295

These Forms are attached hereto as Attachment B to this RFP document and must be completed, executed where provided thereon and submitted under this tab. NOTE: The Selected Respondent shall be required to submit a Form 1295 to the Texas Ethics Commission in compliance with Government Code 2252.908 and a copy of the submission along with the Certification prior to execution of the contract with Opportunity Home.

C.3 Tab 3: Profile of Firm, Company Biography, and Proposed Subcontractors

The Profile of Firm and Company Biography forms are attached hereto as Attachment C to this RFP document. These forms must be fully completed, executed, and submitted under this tab as a part of the submittal by the Respondent.

Respondents must also provide Opportunity Home with the name, contact information to include address, phone number, email address, the core area of business, and years of expertise for each subcontractor and supplier and the minority status of each. A Profile of Firm Form must be completed for each subcontractor and included in this Tab. Respondent must realize that the actual usage of the subcontractor will be contingent upon Opportunity Home’s prior written approval, and Respondent remains responsible to Opportunity Home for any and all services and goods provided pursuant to this RFP and any resulting contract. If no subcontractors will not be utilized, please provide this statement: “NO SUBCONTRACTORS. Contractor intends to perform all work detailed in this RFP”.

C.4 Tab 4: Evaluation Factors

The Respondent must submit information relevant to each of the following evaluation factors:

A. Experience and Capacity of Development Team to Develop and Manage Property:

1. List all affordable and mixed-income rental housing projects (preferably involving public housing units) successfully completed within the past 5 years, identifying the states where the projects are located, the total cost of development, soft costs, and hard costs, sources of financing including the size of the tax credit allocations and tax-exempt bond allocations received, the name of the investor(s) and dollar amount the investor(s) paid for the tax credits (expressed in cents per tax credit dollar). Specify the number of units, unit size, and income groups served, and the cost of each project. Provide evidence of timely development demonstrating that projects were on schedule and within budget.

2. Indicate the projects that employed alternative construction techniques, such as deconstruction, prefabricated buildings, etc., and projects employing sustainable development techniques.

3. Demonstrate experience with property management (either directly or through supervision of property management provided by a third party). Include information about income groups served, current occupancy levels, operating deficit history, and ability to provide funding for community and supportive services programs.

4. Provide examples of previous projects evidencing the Development Partner's experience with successful new construction of single-family homeownership residences in an urban setting, including any such projects that are mixed-income.

5. Respondent shall discuss past success in securing a wide range of financing for all of the types of development as is proposed in the Proposal development plan.

The Respondent must state the status of current or pending funding requests and past experience or history in securing funding from all sources. The Respondent must demonstrate successful experience in the master planning and construction of mixed-income, housing development projects of comparable size and complexity in areas working with a public housing authorities.

6. Respondent shall indicate all previous experiences with such a relationship with other Public Housing Authorities, describing successes and failures. Address potential concerns (if any) regarding the partnership approach with Authority.

7. Respondent will detail in its response its qualifications, its history and experience with similar development initiatives, and detail how this will be utilized in the proposed program.

B. Team Description.

1. A detailed listing of all prior and current DBAs, affiliates, fictitious names and prior names used by the Respondent and team members (if any). Clearly state the legal status of the entity submitting the response, its status in the State of Texas and any entities to be formed upon selection.

2. Description of the firm size in annual revenues, number of employees, and a description of type, location, completions accomplished during the most recent three years, scheduled completion and dollar value of the projects in the pipeline and projects completed over the last three years.

3. Identify the individual who will serve as the principal contact person and Project Manager/lead for the Respondent, who will direct and coordinate the effort through completion. Describe the project manager's prior experience with projects of similar scope and size, with particular emphasis on experience directing a multi-disciplinary team and facilitating a community involvement process. This person will be considered a Key Person by the Authority. Removal or replacement of this individual is subject to the approval by the Authority, and failure to gain approval may be grounds for contract termination. The authority of the Project Manager to execute transactions and make decisions on behalf of the responding firm must be clearly defined, and full legal and contractual authority is strongly preferred.

4. Provide profiles of key staff who will also be involved in the redevelopment effort.

Specify the roles of key staff in carrying out this development initiative and their previous experience with housing development and redevelopment. The submission must provide an organizational chart of the Respondent’s team.

Please provide a description and specific projects and clients demonstrating the Respondent’s team's prior experience working collaboratively. In addition, the submission must provide examples of the team's individual and/or collaborative prior experience with projects of similar scope and size, as well as experience in Texas.

5. Indicate whether the Respondent or any team member, their successors, affiliates, or prior entities have ever been terminated from a contract, have been or are debarred, have been sued, or are currently in litigation with a client or governmental entity, and if so, describe the circumstances and outcomes in detail.

C. Financial Capacity

1. Attach three concurrent years of audited or Certified Public Accountant prepared Financial statements from each member of the Development Partner's team who will be providing any guarantees in connection with the development and operation of the project. The financial statements must include the most current year for which audited or CPA prepared financial statements are available. The statements must include an Income Statement as well as a Balance Sheet showing assets, liabilities and net worth of the entity. Financial statements and bank references may be placed in a separate sealed envelope marked "confidential." Additionally, submit one bank reference for the Development Partner. ALL RESPONSES SHOULD INCLUDE THE FINANCIAL INFORMATION

OF THE LEAD/PROPOSING ENTITY AND ONLY INFORMATION FOR THE ENTITY

PROPOSING WILL BE CONSIDERED. Single purpose entities or partnerships created in response to this RFP are not eligible, only financial information for the specific entity proposing will be considered. The response must clearly designate who, among the previously existing team members, will be the “leader” and primary financial backer and provide all required financial information for this lead team member. It should be noted that this team member will be considered the primary contact between the selected development team, Authority, and other key stakeholders and will be considered to have primary responsibility throughout the Development process.

2. Provide a statement indicating how the Development Partner will honor all financial guarantees, should the need arise.

3. Provide a detailed narrative including specific references to the financial statements above, indicating how the Respondent will contribute to financing pre-development costs, development costs, guarantees, bonds and other expenses.

D. Management Approach and Development Plan:

1) The Respondent must detail its proposed business terms for the development, including proposals for the Authority’s compensation or cost sharing, acquisition or ground lease terms, developer fee (calculation and sharing with Authority), project cash flows, post-tax credit compliance period ownership, asset and property management and timing of payment of such fee for developing the project as currently proposed, and basis for how it might change should the development project change. The Respondent should describe the proposed compensation and return on investment to be paid to the Authority, and timing of such payments during the construction period and through project operation, including, without limitation, a share of development fees, management fees, interest earnings on loans and residual cash flow.

2) The Proposer must CLEARLY state and describe the ability, interest and plans for Authority to participate in the development process, asset management and property management process and fees sharing.

3) Specific items to include are:

a) A preliminary financing strategy consisting of, at a minimum, the development budget, including sources and uses, and operating proforma(s). Assumptions regarding development sources must be clearly identified, including proceeds from sales of homes, equity from the sale of LIHTCs, other sources of public and/or private subordinate financing, and permanent debt. The Development Partner must state the status of capacity to obtain LIHTC awards in Texas for the proposed project.

b) The proposed developer fee arrangement,

c) Clearly state the ownership terms being proposed both during the tax credit period and post the compliance period. Post tax credit compliance, the Authority anticipates being the sole owner of the property at the IRS minimum.

d) Clearly define the asset management roles and fees and the participation of the Authority in asset management.

e) Clearly define the property management roles and fees and the participation of the Authority in property management. The

Authority anticipates a lead role in property management and a majority share of fees to be derived from property management.

E. Technical Response and Design Concepts

a. Approach. Opportunity Home requires that Respondents provide examples of similar sites for how they would approach the redevelopment of the San Juan & Sutton site and any other parcels in the surrounding community. More details may be requested by Opportunity Home for those Respondents who reach the short list. The Respondent must, at a minimum, discuss the following components of a Redevelopment Plan for the site.

b. Site Design Concepts and Development Plan -The response must include the Respondent’s initial proposed concepts. The narrative and illustrations must provide the Respondent’s initial reaction to the site, Opportunity Home's stated objectives, and the City's Redevelopment Plan for the area. The narrative should address how the Respondent will accomplish the overall goals and objectives of the Project, the proposed income mix for the rental units, and any homeownership units, community space, and/or commercial space. The Respondent should describe its development plan and approach for working collaboratively with stakeholders. The development plan should include:

i. Narrative description of the site concepts.

ii. Building program (diagrams) with uses, density and income mixes. ∙

General land uses, open spaces and community spaces

iii. Phasing plan (if any) – including phasing of required affordable housing units.

iv. Infrastructure plan (road, walkways, vehicle access, etc.)

v. Proposed site plans.

vi. Sketches of representative conceptual architecture and building designs.

vii. Discussion of public amenities such as transportation, community resources and green space.

c. Development Schedule - The Respondent must include a proposed development timeline, including a critical path timeline for the predevelopment activities as well as each phase of the development activities, incorporating the Low Income Housing Tax Credit allocation cycle, if appropriate, including planning, pre-development, financing, zoning/environmental/land use approvals, construction, and lease up (commercial, retail, office and housing) and any proposed phasing. Any proposed phasing must be addressed and explained in detail.