25-PY2026 New Construction Development Infill Property RFP Instructions.pdf

Affordable Housing Services

Request for Proposals (RFP)

INSTRUCTIONS

for

New Construction Development of

County Owned Affordable Housing Infill Property

Program Year (PY) 2026

Brenda Brackins, Director

New Construction Development of County Owned Affordable Housing Infill Property - Instructions

INSTRUCTIONS

Request for Proposals (RFP)

Program Year (PY) 2026

1. INTRODUCTION

The Hillsborough County Affordable Housing Services Department (AHS) is seeking qualifications and proposals from non-profit and for-profit entities and developers with experience developing affordable housing for certain County-owned property currently listed on the County’s Inventory of Real Property Appropriate for Affordable Housing, established pursuant to Florida Statute sec. 125.379, and located within the boundaries of unincorporated Hillsborough County, including Temple Terrace and Plant City. Forty (40) of the properties on the Inventory are available through this RFP; the list of available properties is set forth in Section 9, below, with additional detail provided in Attachment A. Only designated properties as reflected herein are available for proposers to submit development proposals under this Request for Proposals (RFP). Any property not included in these Instructions is NOT part of this RFP and therefore not available for redevelopment.

Pursuant to this RFP, one or more properties as identified in Section 9 and Attachment A may be transferred to a successful proposer or proposers for the purpose of developing and constructing new affordable housing units for rental or homeownership for households at or below 80% of area median income (AMI). Proposers may submit development proposals for more than one property, but no more than eight (8) parcels, including parcel groups. Parcels presented in groups within this RFP (Parcel Groups 1, 2, 3, 4 and 5) must be developed as one project and parcels cannot be separated from the group. Proposers that were previously awarded properties through an RFP are not eligible to request any additional properties unless 50% of the awarded properties have completed construction.

Proposers may request funding for the development and construction of affordable housing units for single and multi-family homeownership new construction properties for households earning at or below 80% of AMI. Funds awarded under this RFP will be allocated from the Hillsborough County Local Affordable Housing Fund and the State Housing Initiatives Partnership (SHIP) Program and will be awarded at the sole discretion of the County. The maximum funding amounts available will vary based on the income restrictions imposed.

Land awarded under this RFP will be transferred to the successful proposer pursuant to the terms of an executed Infill Program Transfer Agreement. For multi-family developments that feature rental units, the property must remain under the ownership of the successful proposer per the award and Infill Program Transfer Agreement for the duration of the affordability period. For single family projects, homes must be sold to income eligible, first-time homebuyers, with a forgivable mortgage and note in the amount of the land value and a land use restriction agreement securing affordability.

The maximum sales price for the single-family homes must not exceed 95 percent of the area median purchase price for single family housing, as determined by the Department of Housing and Urban Development (HUD).

All units must be set-aside for households at or below 80% of area median income (AMI)

New Construction Development of County Owned Affordable Housing Infill Property for the Tampa-St. Petersburg Metropolitan Statistical Areas as determined annually by HUD. Emphasis will be placed on projects which remove or reduce housing barriers, projects with extended affordability periods, and projects serving very low income, special needs and homeless populations.

All units constructed must meet the Florida Building Code, the County’s Comprehensive Plan requirements, the Local Affordable Housing Plan, SHIP program requirements, HUD Regulations at 24 CFR Part 570 and comply with all applicable land development regulations and the approved zoning for the property.

2. GENERAL INFORMATION AND CONDITIONS

This RFP is intended to help revitalize and preserve neighborhoods while providing affordable housing opportunities for income eligible individuals or households.

Information gathered from this RFP will assist the County in its continued goal of bringing resources together to increase and expand the County’s affordable housing inventory and improve the quality of life for its residents.

3. DEVELOPMENT GOALS AND OBJECTIVES

The Developer(s) selected by the County pursuant to this RFP must have the financial capacity and experience in affordable housing construction project development and the real estate industry. A proposer for a multi-family rental project should have successfully constructed three (3) affordable housing multi-family rental developments. A proposer for a single-family home ownership project should have successfully constructed a development containing a minimum of ten (10) single family homes.

Additionally, Hillsborough County is encouraging special targeting for individuals and families who have experienced unforeseen economic hardships, including those emerging from homelessness and those with special needs. Projects exclusively dedicated for persons with special needs or the homeless may only be submitted by a not-for-profit entity which ordinarily also provides wrap-around services. Projects with a portion of their units set aside to include these categories may be submitted by any proposer.

For rental units, proposers are encouraged to take a new approach to the leasing approval process related to reducing barriers to access. Possible strategies for reducing housing barriers include reducing or waiving requirements such as application fees, minimum income requirements, eliminating disqualification due to previous evictions, and low credit scores. The number of units to be set aside as lower barrier units should be specified by the proposer as a special targeting set-aside in its proposal.

The selected proposer(s) will be responsible for assembling all necessary professionals including but not limited to planning, architectural and engineering services, contractors and sub-contractors, lenders for construction and permanent financing, property management companies, and miscellaneous development consultants.

https://www.hudexchange.info/resource/3689/24-cfr-part-570-cdbg/

4. OVERALL PROPOSAL RULES

• Proposal Funding Request:

• Up to a maximum of $176,510 may be awarded per unit (Sponsor/Developer)

The maximum funding amounts available will vary based on the income restrictions imposed. Disclaimer: The funding amount is based on the County’s estimated allocation and is subject to change.

• Mulfi-Family rental projects will be awarded without funding.

• Funds may be awarded to non-profit and for-profit organizations for projects that benefit extremely low to moderate income households/persons (at or below eighty percent (80%) of area median income) for eligible single and multi-family new construction homeownership properties.

• Twenty-five (25%) of the development and construction costs of the project is required to be leveraged by external funds.

• The County reserves the right to match the funding allocations available to the proposals received to ensure alignment of resources with community needs and appropriate target populations. The County reserves the right to award more than one (1) funding source to a selected proposal if necessary to maximize a project’s effectiveness and overall impact. Proposers may not request funds from an alternate source.

• At the County’s discretion, the funding commitment may be decreased or increased based on funding availability and need.

• The proposal application and attachments must be uploaded as separate files in Euna Procurement.

• The County anticipates awarding one or more contracts based upon the responses to this RFP but reserves the right to reject all proposals as needed. The County reserves the right, at its sole discretion, to decline a proposal if it is not in the best interest of the County to proceed.

• Eligible proposers must be non-profit and/or for-profit entities that have been operating in good standing with the State of Florida for a minimum of two years.

• Projects exclusively dedicated for persons with special needs or the homeless may only be submitted by a non-profit entity who ordinarily provide wrap around services. Properties with only a portion of their units set-aside for these categories may be submitted by any proposer.

• Proposers with existing or prior projects awarded through AHS that had funding (all or a portion) recaptured or returned to AHS for reallocation, whether incomplete or completed, or failed to meet the proposed project accomplishments, had untimely project close-outs, or failed to submit timely quarterly progress reports shall receive a reduction in total available points for the most recent project within the previous three (3) program years under the “Performance of Past Subrecipients” category.

• A developer fee may be requested in an amount not to exceed fifteen (15%) of the total award from Hillsborough County. The final determination of the amount of the developer fee shall be determined by Hillsborough County.

• Only designated properties as reflected within this RFP are available for proposers to submit development proposals. Submittal of any other properties which are not contained within this RFP will render the proposal ineligible.

• Annual interest payments of 1-3% will be required of for-profit developers of multifamily housing on the appraised value of the property.

• Proposers submitting multiple proposals must prioritize their projects by clearly indicating the priority ranking in the proposal title and submit each separately in Euna Procurement.

• Do not include information or attachments unrelated to the specific proposal or that are not specifically requested.

• Proposers are required to include, at a minimum, the following information in each proposal:

1) Preliminary site plans;

2) Preliminary design/construction plans;

3) Construction schedule and budget;

4) Marketing plan;

5) Five (5) year operating pro-forma for rental projects that will serve eligible individuals and/or households with special needs, if applicable.

• Proposers are required to complete the following preliminary project assessments within twelve (12) months of the agreement approval:

1) Site plan approval

2) Design/construction plan approval

3) Market studies

4) Rezoning applications

5) Initial permitting

6) Underwriting report

7) Environmental reports/studies

• It is the responsibility of the applicant to confirm utility access, walk the parcel for topography and do as much due diligence as possible on properties of interest prior to submitting the application.

• The County will not be held responsible to a proposer for any costs incurred to submit a response to this request.

• Projects must be completed and occupied within thirty-six (36) months of the date of the executed agreement between the County and the Proposer, or a lesser time frame if set forth in the agreement.

5. ELIGIBLE PROPOSERS

• Proposers with experience developing affordable housing and the financial and technical capacity to deliver a project that satisfies initial eligibility requirements. A proposer for a multi-family rental project should have successfully constructed three

(3) affordable housing multi-family rental developments. A proposer for a single-family home ownership project should have successfully constructed a development containing a minimum of ten (10) single-family homes.

• Proposers proposing rental projects must demonstrate the ability to operate and maintain the project for the entire affordability period. Proposers must also demonstrate a strong background in management of affordable housing properties or propose collaboration with an experienced project management team.

• Proposers with projects pursuing or that are awarded 4 or 9 percent low-income housing tax credits (LIHTC) are eligible to submit proposals under this RFP.

• Special Purpose/Single Purpose Entity – If a specific entity is already created to own the property at the time of this application, then that entity should be the applicant. If such entity has not yet been formed, then you must identify the name of the entity under consideration as the managing entity for the purposes of this application and its intended relationship to the applicant. Such managing entity may take the form of a Limited Liability Company (LLC), a Limited Liability Partnership (LLP) or a Limited Liability Limited Partnership (LLLP). All proposers will need to include and upload the following information:

1. Any partnership agreements current or proposed.

2. Organizational chart for the applicant and its partners and/or managers.

3. Any operating agreements current or proposed.

4. Articles of incorporation of the managing entity or, where not yet formed, the articles of incorporation of the applicant and all proposed partners or managers of the proposed managing entity.

5. Corporate Resolution or other indication of the authorized signatory for any contracts on behalf of the managing entity.

6. INELIGIBLE PROPOSERS

• Any party on the Excluded Parties List System (Home | SAM.gov) will be deemed ineligible. This includes both the proposer and any partnering organization identified as part of the proposal.

• Proposers that do not have a non-profit incorporation and 501(c)(3) designation and have not filed I.R.S. Form 990, or Exemption Statement, or applicable “For Profit” Form, and have not https://sam.gov/ received an audit conducted by an independent auditor. Certified financial statements are acceptable if an agency audit is not required.

• Proposers with two or more projects through AHS that are less than fifty percent (50%) complete and/or have less than fifty percent (50%) of AHS funds expended, as documented by the required Monthly/Quarterly Progress Reports and verified by AHS.

• Proposers with an open/existing project(s) funded through AHS or directly by the County that has been determined by AHS to be out-of-compliance with project requirements, with unresolved findings or concerns as documented by a County monitoring report and/or has been issued a letter of non-compliance outside of its usual monitoring period, and/or have failed to meet deliverables as required under a County funded agreement monitored by AHS, are ineligible under this RFP.

• Proposers that were previously awarded properties through an RFP are not eligible to request any additional properties unless at least 50% of the awarded properties have completed construction.

7. INELIGIBLE PROPOSALS

• Proposals that do not meet the guidelines in this RFP.

• Proposals with omitted information at the time of the submittal deadline will render the application incomplete and the proposal unresponsive/ineligible.

• Proposals that are incomplete, with inaccurate budget costs, and/or the funding request exceeds the RFP maximum amount.

• Proposals that do not include the minimum requirements:

• Preliminary site plans;

• Preliminary design/construction plans;

• Construction schedule and budget;

• Marketing plan;

• Five (5) year operating pro-forma for rental projects that will serve eligible individuals and/or households with special needs, if applicable.

• Proposals that do not include the required documents listed in the Required Documents Checklist.

8. SUCCESSFUL PROPOSALS/PROPOSERS MUST

• Enter into an agreement that will be provided by AHS that incorporates the requirements of this RFP. A sample agreement is available upon request.

• Be aware that delayed conveyance and/or award for infill properties with ongoing County Brownfields Assessment activities as reflected in this RFP may impact the proposer’s eligibility to apply for future County RFPs and/or projects.

• Be ready to proceed (implement) the project at the time of award. For projects that will not be able to move forward once an award is made (for reasons such as loss of leveraged funds or environmental review issues), the County has the right to proceed to the next highest ranked eligible proposer. Excludes properties in this RFP with ongoing County Brownfields Assessment activities.

• Complete the preliminary project assessments within twelve (12) months of the executed agreement. Failure to complete the proposed work within twelve (12) months will result in the agreement being terminated and the County will have no further obligation to convey the property. Excludes properties in this RFP with ongoing County Brownfields Assessment activities.

• Pay for project costs pending reimbursement for new construction single and multi-family homeownership properties.

• Complete construction and occupy homes/units within thirty-six (36) months of the date of the executed agreement between the County and the Proposer, or a lesser time frame if set forth in the agreement. Excludes properties in this RFP with ongoing County Brownfields Assessment activities.

• For Properties Acquired with HUD NSP Funds: Adhere to Section 3: Requires rehabilitation, construction or other public construction projects assisted with more than $300,000 of HUD financial assistance, provide training, employment, contracting and other economic opportunities to low- and very low-income persons, to the greatest extent possible. Under certain circumstances, the project may be required to comply with Section 3, and it is the proposer’s responsibility to provide timely Section 3 reporting information to AHS using the required forms. For further guidance, see Section 3 Guidebook.

• For Properties Acquired with HUD NSP Funds: Adhere to the Davis-Bacon and Related Acts:

Requires that contractors and subcontractors pay their laborers and mechanics no less than the prevailing wage, as determined by the U.S. Department of Labor, on federal construction projects exceeding $2,000 for the construction of housing that includes 8 or more units assisted with NSP funds. It is the proposer’s responsibility to provide timely labor reporting information to AHS using the required forms. See Davis-Bacon and Related Acts Coverage and Federal Labor Standards Requirements in HUD Programs for more information.

• For Properties Acquired with HUD NSP Funds: Adhere to the Contract Work Hours and Safety Standards Act (CWHSSA): Provides that all overtime hours involving the employment of laborers and mechanics must be compensated at a rate not less than one-and one-half times the regular basic rate of pay on federal and federally assisted contracts in excess of $100,000 where federal wage standards (e.g., Davis-Bacon or HUD-determined prevailing wage rates) are applicable. See CWHSSA and Federal Labor Standards Requirements in HUD Programs for more information.

• Adhere to federal, state and local funding programmatic requirements. Failure to comply with these requirements may result in the agency being out of compliance and ineligible for future funding. The requirements include, but are not limited to:

o Submit timely monthly, quarterly and Section 3 progress reports and adherence to AHS annual monitoring site visits. The reports will be used to assess the agency’s progress in achieving the HUD National Objectives and compliance with the NSP requirements.

https://www.hudexchange.info/programs/section-3/section-3-guidebook/welcome/ https://www.dol.gov/agencies/whd/government-contracts/prevailing-wage-resource-book/dbra-coverage#_What_Is_the https://www.hud.gov/hudclips/handbooks/sec#close https://www.hud.gov/hudclips/handbooks/sec#close https://www.dol.gov/agencies/whd/government-contracts/prevailing-wage-resource-book/dbra-coverage#_CONTRACT_WORK_HOURS_1 https://www.hud.gov/hudclips/handbooks/sec#close o Submit timely and properly supported requests for reimbursement. Funds must be expended in accordance with the expenditure deadlines in the funding agreement.

o Document and maintain records of persons served, services provided, and where applicable, household size and income documentation, and timely submit required beneficiary data to AHS.

o Timely submittal of annual HUD Labor Relations, Minority Business Enterprise (MBE), reporting information. (e.g., HUD Form 4010, HUD Form 2516).

o Use the required reporting forms provided by AHS. The required forms may not be modified or replaced by other reporting methods. Failure to submit the required information needed for reporting to fulfill requirements may result in the agency being out of compliance and ineligible for future funding.

o Complete the scope of work and be occupied within three (3) years of the date of the agreement executed between Hillsborough County and the proposer.

9. AVAILABLE PARCELS

There are a total of 40 parcels of land that are available through this RFP. The five (5) parcel groups consisting of individual lots must be developed together. A separate application will be required for each single parcel or parcel group. Proposers submitting multiple proposals must prioritize their projects by clearly indicating the priority ranking in the proposal title and submit each separately in Euna Procurement.

The proposer is responsible for reviewing the parcels included in this RFP and conducting all necessary due diligence on the parcels the proposer anticipates will be included in their application(s). AHS makes no statements of guarantee or warranty regarding the availability of utilities, site requirements, insurance or other factors affecting the suitability of the parcels for the development of housing and/or any other use. If zoning modifications are required, subsequent to the transfer of the land to the successful proposer for development, AHS may, in its discretion, make recommendations to the appropriate departments to consider the zoning application in order to support a successful development of affordable housing. However, the successful proposer is solely responsible for obtaining any required zoning approval, and an award under this RFP is no guarantee of re-zoning approval.

The award of the property to the proposer may require the County to defer the conveyance until such time as the rezoning is approved and the site development plan is ready to move to the permitting process. In addition, if there is any County activity at any of the proposed sites, the conveyance may likewise be deferred until the completion of County activities.

LIST OF COUNTY PROPERTIES AVAILABLE

FOR AFFORDABLE HOUSING INCLUDED IN THIS RFP:

PLANT CITY AREA:

1. 624 E. Coronet Street, Folio Number 209264-0000 (Single Family): This parcel is 0.16 acres in size and carries an R-1 zoning and an R-6 Future Land Use. The parcel was purchased with HUD CDBG funding through the NSP and is limited to 80% of the AMI. This parcel has an encroachment which must be addressed prior to development, and it is located within the Plant City Community Redevelopment Area (CRA) and may be subject to other requirements.

2. 1412 E. Laura Street, Folio Number 206857-0000 (Single Family): This parcel is 0.25 acres with an R1 zoning and an R-6 future land use.

PALM RIVER AREA:

3. 1311 Waikiki Way, Folio Number 044881-0000 (Single Family):

This is a 0.16 acre parcel with an RSC-9 zoning and an R-4 Future Land Use.

RIVERVIEW AREA:

4. 4409 Foxworth Road, Folio Number 073839-01000 (Multi Family): This parcel is 28.35 acres in size and carries a Planned Development (PD) zoning.

The parcel was purchased with HUD CDBG funding through the NSP and is limited to 80% of the AMI. An approved PD modification allows three (3) development options for the site: 1) manufactured homes, 2) multi-family homes, and 3) townhomes. Options 2 and 3 carries an RMC-20 zoning.

EAST LAKE/ORIENT PARK AREA:

5. 3100 N. 66th Street, Folio Number 042448-0000 (Single Family/Multi Family):

This is a 1.93-acre vacant parcel and carries an RSC-9 zoning and an R-12 Future Land Use. It sits immediately across from Kenly Park and Kenly Elementary School.

The County is currently conducting a Brownfields Assessment of this parcel. Due to the County activity on this property, conveyance may be delayed, however, the parcel may be awarded.

6. 3303 N. 66th Street, Folio Number 042067-0300 (Single Family): This is a vacant 0.34-acre parcel and carries an RSC-9 zoning and an R-12 Future Land Use.

7. 7215 E. 21st Street, Folio Number 042111-0000 (Single Family): This is a vacant 0.38-acre parcel and carries an RDC-12 zoning and an R-12 Future Land Use.

8. 6502 E. 26th Avenue, Folio Number 042429-0000 (Single Family): This is a vacant 0.50-acre parcel and carries an RSC-9 zoning and an R-12 Future Land Use.

9. 7516 Connecticut Drive, Folio Number 42552-0000 (Single Family: This is a vacant 0.18-acre parcel and carries an RDC-12 zoning and an R-12 Future Land Use.

10. 7507 Connecticut Drive, Folio Number 42569-5010 (Single Family): This is a vacant 0.11-acre parcel and carries an RDC-12 zoning and an R-12 Future Land Use.

11. 3111 N. 75th Street, Folio Number 42592-0000 (Single Family): This is a vacant 0.12-acre parcel and carries an RDC-12 zoning and an R-12 Future Land Use.

12. PARCEL GROUP 1 - East 21st Avenue (Single Family): This grouping includes two (2) contiguous properties. Each parcel carries an RDC-12 zoning with an R-12 Future Land Use.

a. E. 21st Ave. and N. 76th St. Folio Number 042676-0000: This is a 0.27-acre property.

b. E. 21st Ave. and N. 76th St. Folio Number 042675-0000: This is a 0.11-acre property.

13. PARCEL GROUP 2 - 26TH Avenue (Single Family): This grouping includes two (2) contiguous properties. Each parcel carries an RSC-9 zoning with an R-12 Future Land Use.

a. 6512 E. 26th Ave. Folio Number 042422-0000: This is a 0.48-acre property.

b. 6516 E. 26th Ave. Folio Number 042421-0000: This is a 0.45-acre property.

LUTZ AREA:

14. Livingston Avenue, Folio Number 034929-0000 (Multi Family): No Physical

Address, Lutz, FL, intersection of Livingston Ave. and Irene St. This is a 1-acre vacant lot that carries an RMC-16 zoning and an R-6 Future Land Use.

TOWN N’ COUNTRY AREA:

15. 6799 El Capitan Drive, Folio Number 009865-0000 (Single Family): This is a vacant 4.52-acre property, that is zoned RSC-9 with an R-6 Future Land Use and is platted for 17 single family homes. Hillsborough County has paid for water infrastructure upgrades that will improve capacity for the site. Purchased with HUD CDBG funding through the NSP and is limited to 80% of the AMI. Due to the County activity on this property, conveyance may be delayed, however, the parcel may be awarded.

UNIVERSITY AREA:

16. 12701 N. Florida Avenue, Folio Number 018159-0000 (Multi Family): This is a 3.49-acre vacant lot that Hillsborough County has cleared. This site is utility ready and is currently fenced off and ready for development. It carries a PD zoning and an Office Commercial Future Land Use.

17. 1516 140th Avenue, Folio Number 035608-0000 (Single Family): This is a 0.31-acre property that is zoned RMC-20 with an R-20 Future Land Use.

18. PARCEL GROUP 3 - N. 21st Street and N. 22nd Street (Single/Multi Family): This grouping includes two (2) contiguous properties, all of which are zoned UCA-MS with an R-20 Future Land Use. The County is currently conducting a Brownfields Assessment of these parcels. Due to the County activity on these parcels, conveyance may be delayed, however, the parcels may be awarded.

a. 2106 E. 140th Ave. Folio Number 035633-0100: This is a .19-acre property.

b. 14004 N. 22nd St. Folio Number 035633-0000: This is a .22-acre property.

19. PARCEL GROUP 4 - N. 21st Street and N. 22nd Street (Single/Multi Family): This grouping includes six (6) contiguous properties, all of which are zoned UCA-MS with an R-20 Future Land Use. The County is currently conducting a Brownfields Assessment of these parcels. Due to the County activity on these parcels, conveyance may be delayed, however, the parcels may be awarded.

a. 13808 N. 22nd St. Folio Number 035656-0000: This is a .49-acre property.

b. 13805 N. 21st St. Folio Number 035662-0000: This is a .39-acre property.

c. 13813 N. 21st St. Folio Number 035661-0000: This is a .38-acre property.

d. 13810 N. 22nd St. Folio Number 035657-0000: This is a .37-acre property.

e. 13815 N. 21st St. Folio Number 035659-0000: This is a .39-acre property.

f. 13812 N. 22nd St. Folio Number 035658-0000: This is a .38-acre property.

20. PARCEL GROUP 5 - Lockey Lane (Single/Multi Family): This grouping includes thirteen (13) properties for a total of 0.62 acres. Six (6) contiguous properties are located on the east side of Lockey Lane, and the other seven

(7) contiguous properties are on the west side. All properties are zoned PD with an R-20 future land use. Development for the six (6) contiguous properties on the East must comply with the Azure Estates Homeowners Association, Inc.’s restrictions, limitations, conditions, covenants and agreements which are included in this RFP as a separate document.

a. 12701 Lockey Ln. Folio Number 035958-0014: This is a .04-acre property.

b. 12703 Lockey Ln. Folio Number 035958-0016: This is a .04-acre property.

c. 12705 Lockey Ln. Folio Number 035958-0018: This is a .04-acre property.

d. 12707 Lockey Ln. Folio Number 035958-0020: This is a .05-acre property.

e. 12709 Lockey Ln. Folio Number 035958-0022: This is a .04-acre property.

f. 12711 Lockey Ln. Folio Number 035958-0024: This is a .04-acre property.

g. 12710 Lockey Ln. Folio Number 035958-0040: This is a .07-acre property.

h. 12712 Lockey Ln. Folio Number 035958-0042: This is a .05-acre property.

i. 12714 Lockey Ln. Folio Number 035958-0044: This is a .04-acre property.

j. 12716 Lockey Ln. Folio Number 035958-0046: This is a .04-acre property.

k. 12718 Lockey Ln. Folio Number 035958-0048: This is a .04-acre property.

l. 12720 Lockey Ln. Folio Number 035958-0050: This is a .05-acre property.

m. 12722 Lockey Ln. Folio Number 035958-0052: This is a .08-acre property.

• A map of the properties and description of the zoning is provided in (Attachment A).

10. MULTI FAMILY DEVELOPMENT RENT LIMITS

For affordable housing rental units, the maximum allowable rent per unit may not exceed the Fair Market Rent as determined by HUD, unless other limits are dictated by the funding source. These are the 2026 HUD and State Rent Limits:

FEDERAL HUD AND STATE RENT LIMITS 2026

Rent Limit by Number of Bedrooms in Unit

(Tampa-St. Pete-Clearwater) Percentage Category 0 1 2 3 4 5

Low Income (80%) $1,606 $1,720 $2,065 $2,385 $2,661 $2,936

Very Low (50%) $1,003 $1,075 $1,290 $1,491 $1,663 $1,835

Extremely Low (30%) $602 $645 $775 $913 $1,109 $1,322 Effective 05/01/2026

11. FUNDING

Proposers may request funding under this RFP for the development and construction of single and multi-family affordable housing units, with greater subsidy amounts for units set aside for lower income households (see “Maximum Funding Amounts” chart); all units under this RFP must be set-aside for households at or below 80% of AMI. In all cases, the proposer is expected to acquire and leverage additional funding as necessary and to fund, design, and construct the development to the extent it deems feasible for a viable, marketable project. For single family projects, homes must be sold to income eligible first-time homebuyers.

Under this RFP, proposers may request funding for development and construction of affordable homeownership units in the maximum amounts set forth in the chart below:

Effective 05/11/2026

FEDERAL HUD 2025 Maximum Per Unit Subsidy Limits

Bedrooms 0 Bedroom 1 Bedroom 2 Bedroom 3 Bedroom 4 Bedroom

<30% AMI $140,743.50 $161,341.50 $196,196.25 $253,814.25 $278,607.75

<50%AMI $112,594.80 $129,073.20 $156,957.00 $203,051.40 $222,886.20

<80% AMI $ 84,446.10 $ 96,804.90 $ 117,717.75 $152,288.55 $167,164.65

12. PERIOD OF AFFORDABILITY

The minimum period of affordability per project will be determined by the chart below.

Projects which provide extended affordability periods (50+ years to perpetuity, exceeding the minimum required affordability period) will be given priority.

Housing Activity Minimum Period of Affordability

Multi-Family Rental New Construction

40 years

New Construction Homeownership 30 years

13. CONSTRUCTION REQUIREMENTS

Preliminary project assessments must be completed within twelve (12) months of the approved agreement. Failure to complete the preliminary project assessments within twelve (12) months will result in the agreement and award being rescinded and the County will have no further obligation to fund or transfer the project. Construction on all approved projects must be completed and the property occupied within thirty-six (36) months or less as set forth in the final Infill Program Transfer Agreement for the project.

14. FEDERAL AND STATE INCOME LIMITS

For purposes of this RFP, the following income limits will be utilized for household income eligibility based upon the Area Median Income (“AMI”). Updated limits will be provided at the time of occupancy.

FEDERAL HUD AND STATE INCOME LIMITS 2026

(Tampa-St. Pete-Clearwater) Median $104,700

Household Size 1 Person

Person

Person

Person

Person

Person

Person

Person

Low (<80%) $64,250 $73,400 $82,600 $91,750 $99,100 $106,450 $113,800 $121,150

Very Low (<50%) $40,150 $45,850 $51,600 $57,350 $61,950 $66,550 $71,150 $75,700

Extremely Low (<30%) $24,100 $27,550 $31,000 $34,400 $38,680 $44,360 $50,040 $55,720

Effective 05/01/2026

15. DEVELOPER CAPACITY/QUALIFICATIONS, APPROACH AND ABILITY

□ Provide Staff Organizational Chart and resumes of key staff directly involved in this project ONLY.

□ Describe proposer’s project. Include experience with development projects similar to the one proposed.

□ Provide specific information on a minimum of three (3) successfully completed affordable housing multi-family rental developments for multi-family project proposals. For single family home proposals, provide specific information on a minimum of one single family housing development that includes at least ten (10) single family homes. The proposer should also provide legal and financial documentation about the project, legal surveys or sketches, architectural renderings, and site plans and photos of the final product with this application. Also explain how those projects were managed by staff, outsourced staff, partners, general contractors etc.

□ Provide a brief overview of the organization and its history. Please include history or ownership/owners/legal structure of the organization, including Certificate of Good Standing from the Secretary of State. Please note if any additional entities will be formed in order to receive this transfer of property. The organization named in this application should be the same as the legal entity receiving the transfer of property.

□ Provide a current Tax Clearance Certificate from the Department of Revenue, or equivalent. If proposer is a special purpose entity include the above information for each sponsor, partner and equity member.

□ Provide a narrative that describes the proposer’s capacity to complete the project on time and within budget. Please include a portfolio that demonstrates the experience of the organization’s developer team/partners, professionals, subcontractors and specific responsibilities of each, and examples of successfully completed projects for each member of the team.

□ Describe the specific abilities of the organization relative to the proposed project’s success. Describe the plan for the development and how those plans are to be executed. Include any innovative approaches to planning and implementing the project.

□ Identify the proposed risk factors and methods for dealing with these factors including a description of any financial default including any methods used to manage and/or resolve and the remedies associated with them. Please indicate the dates these defaults occurred and when they were resolved.

16. DEVELOPMENT PROPOSAL/PROJECT READINESS & ABILITY TO PROCEED

□ Provide a preliminary site plan, which shall encompass the subject property and additional properties, if necessary. The preliminary site plan shall indicate access, parking, building footprint, building height, square footage, open areas, unit bedroom and bathroom breakdown, etc.

□ Provide a preliminary schedule including permits and approvals from any federal, state, or local agencies, to the extent such are required, and timing of any contemplated requests for other federal, state or local resources, and the timeline of the initiation, construction phasing, completion and opening of the project including major milestones and the proposed major responsibilities. Construction on the property conveyed to the proposer must be completed and occupied within thirty-six (36) months or less as set forth in the final Infill Program Transfer Agreement for the project after execution of signed agreement.

□ Explain if zoning district is compatible or plans to modify zoning district provided.

□ Identify the design, construction and completion guarantees and warranties to be obtained for all work proposed to be completed on the land.

□ Identify the number affordable housing rental units this proposal will provide, including special needs or other assisted units, along with the number of bedrooms (BR) and baths.

Unit Type Special Needs Units

Homeless Assisted Units

Other Assisted Units

Proposed Monthly Rent or Sales Price

1 BR/ Bath

2 BR/ Bath

3 BR/ Bath

4 BR/ Bath

Total

☐ Provide a design/construction plan including but not limited to construction materials, construction practices, and energy and water conserving infrastructure. Please note that the design/construction plan will be subject to Hillsborough County approval.

□ Provide exterior building elevations, illustrating the massing, openings, materials, colors, and related elements. Elevations and other architectural elements must be consistent with County’s development expectations. Attach notes from Site & Subdivision Pre-Submittal Conference/HC Development Services.

□ Summarize the preliminary facilities plan, square footage, total parking spaces, parking allocations (shared or exclusive), and types of parking e.g. structured or surface.

□ Provide a narrative describing the plan for long term ownership and management for a multi-family rental property or a narrative describing the plan to ensure 30-year affordability for single family homeownership.

□ Attend a Land Development Site and Subdivision Pre-Submittal Conference to ensure elevations and other architectural elements are consistent with County’s development requirements.

17. PUBLIC BENEFIT

In addition to other considerations, in the review of the proposal, the Evaluation Committee shall consider how the proposed development best serves the County in terms of permanent affordability of new residential units, reduction of barriers to attaining housing, and providing housing opportunities to residents that are emerging from homelessness, are extremely low (30%), very low (50%), and low (80%) income households.

Proposals for developments exclusively dedicated to serve special needs and homeless households should only be submitted by not-for-profit organizations who ordinarily also provide wrap-around services.

□ The project targets special needs households as defined in Section 420.0004 (13) Florida Statutes. (“Person with special needs” – an adult person requiring independent living services in order to maintain housing or develop independent living skills and who has a disabling condition; a young adult formerly in foster care who is eligible for services under s. 409.1451(5);

a survivor of domestic violence as defined in s. 741.28; or a person receiving benefits under the Social Security Disability Insurance (SSDI) program or the Supplemental Security Income (SSI) program or from veterans’ disability benefits”).

□ The project targets households emerging from homelessness. Proposal identifies specially targeted units to be set aside for households emerging from homelessness and describes related strategies for removing or reducing barriers for the period of affordability.

Homelessness as defined by HUD are circumstances which lead to people who are living in a place not meant for human habitation, in emergency shelters long- term, in transitional housing long-term, or are exiting an institution where they are temporarily resided. At least 10% of the units will be set aside to target homelessness.

□ The project prioritizes strategies to remove barriers to attaining housing. Proposers will be awarded points for units that have low barrier access to securing the affordable rental unit.

These actions may include waiving or adjusting requirements such as application fees, deposits, minimum income requirements, credit screening, etc.

□ All multi-family projects must meet the minimum affordability period of 40 years.

□ Marketing Plan – Proposal describes the methods for informing the public, owners, and potential tenants about the procedures to be used to inform and solicit proposals for persons in the housing marketing area who are not likely to apply for housing without special outreach.

Records must be maintained to describe actions to be taken to market units and assess the results of those actions. Please attach a Marketing Plan for the project.

18. LEVERAGING (OF EXTERNAL FUNDS)

Twenty-five (25%) of the development and construction costs of the project is required to be leveraged by external funds. Provide the amount and documentation of committed funds from outside entities, banking and financial institutions, other government and quasi-governmental agencies (excluding Hillsborough County). The leveraged funds must be identified in the budget and must be in place at the time of project implementation and be available during the project period.

AHS will be looking for committed funds external to you and your organization as detailed below.

The County may request additional information from the proposer to assist in this determination.

□ Eligible Letters of Commitment/Awards

Letters of committed funds must be external to you and your organization such as: banking & financial institutions, other government, and quasi-governmental agencies (excluding Hillsborough County). Only include letters of maximum approved committed funds supporting the project.

https://www.flsenate.gov/Laws/Statutes/2018/409.1451 https://www.flsenate.gov/Laws/Statutes/2018/409.1451 https://www.flsenate.gov/Laws/Statutes/2018/741.28

• Letters/awards must be submitted on the letterhead of the organization making the commitment to fund the project detailed in this application and must include a date, the maximum approved committed funding amount, and an authorized signature of the funding organization;

• Leveraged funds must be in place at the time of project implementation and be available during the project period;

• Funding commitments and/or grant awards based on your organization’s production or ability to perform is not a guarantee of committed funds and will only be considered with documented proof of payment, i.e. bank statements;

• Funding commitments and/or endowments from parent companies and/or supporting organizations will only be considered with a letter of funding commitment and documented proof, i.e. organizations’ approved line-item budget showing the funding set aside as awarded to the applicant; bank statements, indicating that the funds are set aside for the project specified in the proposal.

□ Ineligible Letters of Commitment/Awards

• Funds that are internal to you and your organization;

• In-kind contributions from your organization (ex: salaries / office space / equipment);

• Letters of support, copies of checks or donations;

• Funding commitments/grant awards/endowments that are not documented as indicated herein and/or are not attachments to the proposal;

• Commitments/Awards that are expired or not available during the project period.

• How leveraging is calculated – Indicate all funding sources for budgeted activities. Leveraging is calculated using the following formula:

External Committed Funds

𝐓𝐓𝐓𝐓𝐓𝐓𝐓𝐓𝐓𝐓 𝐏𝐏𝐏𝐏𝐏𝐏𝐏𝐏𝐏𝐏𝐏𝐏𝐏𝐏 𝐂𝐂𝐂𝐂𝐂𝐂𝐂𝐂

= 𝑻𝑻𝑻𝑻𝑻𝑻𝑻𝑻𝑻𝑻 𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳𝑳 %

Identify Other Funding Source(s) Amount of Funds Leveraged %

ABC Bank Line of Credit $1,500,000 25% Proposal Request/Proposal Construction Costs $4,500,000 75%

Total Project Cost $6,000,000 Total Committed External Funds (Leveraged) $1,500,000

TOTAL LEVERAGED % 25%

19. FINANCIAL DOCUMENTATION

□ Provide financial references (name, title, entity, telephone number, email and contractual relationship) for at least three (3) successful past developments that can be contacted with respect to current and past project experience.

□ Provide banking references, including letters of good standing from previous lenders.

□ Provide letters from lending institutions, not more than three months old, that demonstrate the existence of liquid assets or suitable unencumbered lines of credit to carry out the predevelopment activities. Evidence of the entity’s liquid assets or some acceptable form of equity shall be equal to the equity requirements of the prospective construction lender.

□ Provide a preliminary business plan to include a conceptual overview of how the developer would propose to structure, finance, develop and manage the project, the options for leveraging the County’s property and long-term affordability terms of the development.

□ Explain the financing plan of the project including identifying the source(s) and amount of debt and equity to be used to capitalize the project and the relationships (e.g., outside lender, quasi-governmental agency, etc.) of the entities providing funding.

□ Provide a five (5) year pro forma that identifies capital reserves, debt payments, and any other obligations during this period. The proforma should include a cash flow analysis for the duration of the project, including but not limited to: estimates of costs, operating expenses, capital reserves including replacement and re-tenanting reserves, net operating income, debt service, partnership percentages, disposition benchmarks, annual vacancy factor, stabilized NOI, calculations of net present value, and internal rate of return

□ Provide a construction budget detailing anticipated pre-development costs, and hard and soft costs from construction through occupancy.

□ Provide an operating budget. Include sources and anticipated amounts of working capital to cover operating costs and to adequately maintain operations from the start- up through completion.

□ Provide letters of commitment and contact information for all committed funding sources that are external to your organization.

□ Disclose whether any funding sources or financial institutions have threatened to take or have taken adverse action against the proposer, such as loan acceleration, foreclosure, or terminating or restricting the use of funds, anytime during the past five (5) years.

□ Provide a statement disclosing for the past five (5) years any of the following conduct. Check all that apply.

□ Bankruptcy filings;

□ Liquidated damages;

□ Fines, assessments or penalties;

□ Judgments or awards in contract disputes;

□ Contract defaults and/or contract terminations;

□ License revocations, suspensions and/or other disciplinary actions;

□ Prior debarments or suspension by a governmental entity;

□ Denials of prequalification or findings of non-responsibility;

□ Safety past performance date, including fatality incidents;

□ Experience ratings;

□ Modification ratings;

□ Recordable injury rate;

□ Workday incidence rate;

□ Alleged violations of any federal, state or local civil law;

□ Alleged violations of any federal, state or local criminal law;

□ Criminal indictments or investigations;

□ Legal claims filed by or against the entity; and

□ Claims on payment and performance bonds.

Additional Required Documentation Please attach the required documents as indicated below: (Failure to provide all required documents may deem the proposal unresponsive/ineligible).

□ Most recent two years of Audited Financial Statements, including the Notes. The County’s Office of Management and Budget (OMB) will review submitted Audited Financial statements no older than two (2) years.

□ If the proposer has been awarded more than $1,000,000 in Federal funding in the last year, then the proposer must provide the most current (no older than two (2) years) signed copy of proposer’s Single Audit.

□ If the proposer has been awarded less than $1,000,000 in federal funding in the last year, then the proposer must submit reviewed or compiled financial statements, prepared by an independent, licensed accounting professional in lieu of an audit. The financial statements must include the following information:

o Current financial position to determine:

• Stability (cash flow versus reliable income)

• Sustainability (budget showing a surplus or deficit)

• Reasonable accounting format (showing assets and liabilities and composition of expenses) o Results of operations or changes in net assets;

• If the proposer has received any federal award (directly or indirectly), then they must provide the schedule of expenditures of the federal award(s) for the period covered by the financial statement, include the total federal award expended for each individual federal program, federal organization name, pass-through entity (if applicable), and CFDA number (or other identifying number if CFDA number is not available);

• If applicable, identify in the financial statement notes the total amount provided for a loan or loan guarantee program(s); include the schedule of balance outstanding at the end of the audit period. Also include notes that describe the accounting policies used in preparing the schedule and if the auditee elected to use the 15% de minimis cost rate on indirect costs;

• Restrictions (temporary and permanent) that impact income statements;

• Copy of current financial policies and procedures; and

• Copy of the most recent IRS Form 990 or applicable “For Profit” Form.

• All accompanying Footnotes or Notes to…