26-17HR_Exhibit_B_Scope_of_Services_-_Project_Description.pdf
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- Attached to
- Real Estate Development Consultant
- Solicitation number
- 26-17HR
- Issued by
- Sarasota County, Siesta Key CDP, Florida
About this file
This is a Scope of Services document from the City of Sarasota, Florida, for Request for Proposals 26-17HR, seeking a Real Estate Development Consultant to support the 1st Street Workforce Housing Project. The project addresses a critical shortage of affordable and attainable workforce housing in downtown Sarasota by developing a mixed-use residential and commercial property comprising four parcels totaling approximately 52,000 square feet in the Downtown Core zoning district. The proposed development concept includes multi-story residential buildings with units serving various household income levels, ground-floor commercial space, structured and surface parking, and potential on-street parking. The consultant will refine the project vision based on public input, financial feasibility, and regulatory requirements while integrating recent changes in City and State housing policies, including the Downtown Affordable Housing Density Bonus and Florida's Live Local Act. The selected consultant will continue engagement through developer selection, contract execution, and project implementation. Proposals are due by March 3, 2026, at 2:30 p.m., with questions accepted through February 20, 2026, at 4:00 p.m. and responses provided by February 25, 2026. The contract term is two years with an optional one-year renewal.
The consultant will provide comprehensive advisory services including strategic real estate development consultation, financial pro forma modeling and feasibility analysis, procurement guidance, contract and agreement drafting, stakeholder engagement and public presentations, funding source identification and negotiation, and project management and reporting. The pricing proposal must include a fixed monthly retainer covering all ongoing project management, deliverables, and reporting activities, with an additional hourly rate schedule for services outside defined deliverables. The evaluation will occur in two phases, with Phase 1 assessing proposals across seven criteria including relevant project experience (5 points), key personnel and team structure (10 points), demonstrated core competencies (30 points), understanding of project objectives (15 points), project approach and technical methodology (25 points), pricing reasonableness (5 points), and local preference (10 points). Local vendor preference is available to firms holding a valid City of Sarasota Business Tax Receipt for at least one year, earning ten additional points, or to local county businesses meeting similar criteria, earning five additional points. The selected vendor will be prohibited from competing for the eventual development project, ensuring an unbiased advisory role. Electronic submissions are required through the OpenGov Procurement portal, and all respondents must maintain active State of Florida Division of Corporations registration and submit required certifications including Non-Collusive Affidavits, Public Entity Crime sworn statements, Drug-Free Workplace Certifications, and Scrutinized Companies Certifications.
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Scope of Services - 26-17HR Real Estate Development Consultant Services
Attainable (Workforce) Housing Project – 1st Street Sarasota continues to experience a critical shortage of affordable and attainable workforce housing, placing increasing pressure on working individuals and families, affecting local businesses, and threatening the community’s long-term vitality. In response, the City has identified and secured a key downtown site capable of supporting attainable rental housing within walking distance of Main Street and is actively pursuing an additional parcel to complete the land assembly needed for the project.
The City has also initiated outreach to philanthropic, community, and government partners, with strong preliminary interest in collaboration. Recent changes in both City and State housing policy create a timely opportunity for Sarasota to move forward with meaningful action. This initiative is envisioned as a long-term, sustainable workforce housing solution in downtown Sarasota, delivered through a community-driven partnership approach.
Since the project’s initial introduction through a presentation on affordable workforce housing by former City Manager Brown at the April 15, 2024 City Commission meeting [View Agenda Materials and Commission Presentation] the goals and needs of the project have continued to evolve. In addition, changes in City leadership have contributed to new perspectives and priorities. As a result, the selected vendor will be responsible for developing a refined and updated vision for the project.
The 1st Street Housing Project is intended to provide attainable housing in downtown Sarasota, one block from Main Street, serving households across a range of income levels. The development concept may include a mix of residential units for various household income levels, ground-floor commercial space, and public parking facilities. Potential features include multi-story residential buildings, active street-level commercial uses, structured and surface parking, and on-street parking. Ground-floor commercial space may be sold or leased, with revenues applied toward construction financing.
Rent limits may be established to support a financially sustainable attainable housing program without reliance on ongoing tax revenue. A qualified third-party firm may provide property operations and management services on behalf of the City or the selected developer.
The project may leverage the City’s Downtown Affordable Housing Density Bonus and/or Florida’s Live Local Act (Section 166.04151, Florida Statutes). The selected vendor will assist the City in refining the project based on public input, financial feasibility, regulatory requirements, and City policy objectives, and will continue working with the City through developer selection, contract execution, and project implementation.
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Properties – 1st Street Attainable (Workforce) Housing Project
Property Address Parcel ID Zoning Land Area (Approx.)
Status
1 1530 1st Street 2027030026 DTC – Downtown Core 17,000 sq. ft. Acquired
2 1544 1st Street 2027030024 DTC – Downtown Core 5,000 sq. ft. Acquired
3 1558 1st Street 2027030022 DTC – Downtown Core 10,000 sq. ft. In Negotiations
4 1590 1st Street 2027030018 DTC – Downtown Core 20,000 sq. ft. Acquired
Sarasota City Hall
1 2 3 4
Properties
Attainable (Workforce) Housing Project – 1st Street
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