26-8663_Solicitation.pdf

COLLIER COUNTY

BOARD OF COUNTY COMMISSIONERS

INVITATION TO NEGOTIATE (ITN)

FOR

Bayshore Gateway Triangle Community Redevelopment Agency (BGTCRA) Outparcel Development

SOLICITATION NO.: 26-8663

STEPHANIE BOWDEN, PROCUREMENT STRATEGIST, II

PROCUREMENT SERVICES DIVISION

3295 TAMIAMI TRAIL EAST, BLDG C-2

NAPLES, FLORIDA 34112

TELEPHONE: (239) 252-8929

Stephanie.Bowden@collier.gov mailto:Stephanie.Bowden@collier.gov

SOLICITATION PUBLIC NOTICE

INVITATION TO NEGOTIATE (ITN)

NUMBER:

26-8663

PROJECT TITLE: Bayshore Gateway Triangle Community Redevelopment Agency (BGTCRA) Outparcel Development

PRE-PROPOSAL CONFERENCE: July 21st, 2026, at 10:30 AM

LOCATION: PROCUREMENT SERVICES DIVISION, CONFERENCE ROOM A, 3295

TAMIAMI TRAIL EAST, BLDG C-2, NAPLES, FLORIDA 34112

ITN OPENING DAY/DATE/TIME: August 31st, 2026, at 3:00 PM

PLACE OF ITN OPENING: PROCUREMENT SERVICES DIVISION

3295 TAMIAMI TRAIL EAST, BLDG C-2

NAPLES, FL 34112

All proposals shall be submitted online via the Collier County Procurement Services Division Online Bidding System:

https://procurement.opengov.com/portal/collier-county-fl.

INTRODUCTION

As requested by the Collier County Community Redevelopment Division (hereinafter, the “Division or Department”), the Collier County Board of County Commissioners Procurement Services Division (hereinafter, “County”) has issued this Invitation to Negotiate (hereinafter, “ITN”) with the intent of obtaining proposals from interested and qualified Proposers in accordance with the terms, conditions and specifications stated herein, in the Solicitation and/or attachments. The Proposers, at a minimum, must achieve the requirements of the Specifications, Scope of Services or Scope of Work stated herein. All references to “Proposer” are also referred to as “Consultant,” “Firm,” “Offeror,” “Contractor,” and “Vendor.”

This ITN is issued for the purpose of soliciting proposals for the disposition and redevelopment of certain Community Redevelopment Agency (hereinafter, “CRA”) owned real property, as more particularly described herein. It is the desire of the Board of County Commissioners (hereinafter, “BCC”) acting as the Community Redevelopment Agency Board (hereinafter, “CRAB”) to seek proposals for the potential disposition and development of parcels of CRA-owned property within the larger area commonly formerly 17.89 acres, located on the east side of Bayshore Drive, north of Thomasson Drive and south of Tamiami Trail East in Naples, FL 34112. The parcels subject to this ITN are currently identified by Folio Nos. 61840960006, and 61840880102, and 53401680005. The parcels are depicted in the location map provided as Exhibit B – Location Map. Proposers shall clearly identify their preferred method of conveyance, including fee simple purchase, ground lease, phased conveyance, or hybrid structure, together with the rationale for such approach and its alignment with the proposed development program.

The project information included in this ITN is preliminary in nature. More definitive and detailed information will be developed during the negotiation phase of the ITN.

BACKGROUND

The parcels that are the subject of this ITN are part of a larger assemblage of CRA owned property. The Site was approved by the Board of County Commissioners as the Cultural Arts Village Mixed Planned Unit Development (hereinafter, “MPUD”) in 2012 by Ordinance No.

2012-21. The Site is identified as a Focus Development Node in the adopted Bayshore Gateway Triangle Redevelopment Area Plan 2019 Update (hereinafter the “Redevelopment Plan”). The CRA has constructed a boardwalk across the Site, fulfilling a Redevelopment Plan objective to connect pedestrians from Bayshore Drive on the west, to Sugden Park, on the east. Any proposed development shall be designed to recognize and reasonably accommodate this planned public improvement. The Redevelopment Plan also prioritizes the development of a performance space or a multi-purpose CRA office/arts/incubator space on the Site. Proposals submitted in response to this ITN must demonstrate how this priority will be incorporated into the proposed outparcel development.

The parcels subject to this ITN are located within “Tract A” on the adopted Planned Unit Development (hereinafter, “PUD”) Plan for the Cultural Arts Village MPUD. “Tract A” is approved for a maximum of 40 residential dwelling units and up to 35,000 square feet of commercial (retail, office and medical office), up to 84,000 square feet of parking garage, 925 square feet of classrooms/studios, 1,650 square feet of administrative office, a 350-fixed seat performance theatre, and ancillary uses subject to applicable allocation of development rights, site design, infrastructure capacity, required approvals, and any terms of the final agreement.. The maximum allowable building heights are three stories for commercial use, three stories for residential use, or four stories for vertical mixed use. Any proposal submitted in response to this ITN may require an amendment to the current MPUD which shall be pursued at the sole cost, expense and risk of the Proposer.

https://procurement.opengov.com/portal/collier-county-fl

Development standards for the Bayshore Redevelopment Area are implemented through the Bayshore Zoning Overlay (hereinafter, “BZO”) in the Collier County Land Development Code. The BZO standards are intended to encourage pedestrian-oriented mixed-use development that includes commercial and higher density residential uses along Bayshore Drive, as further outlined in the detailed Scope of Work.

Individual buildings are encouraged to be multi-story with uses that are mixed vertically, i.e., commercial uses at street level and office or residential uses above street level. Drive-through businesses are not contemplated or desired on these parcels. Compliance with the BZO and any approved deviations shall be subject to the County’s land development review and approval processes and are not guaranteed by issuance of this ITN.

The County adopted the Collier County Community Redevelopment Plan for Immokalee and Bayshore Gateway Triangle Redevelopment Areas at the March 14, 2000, Board meeting. The Redevelopment Area Plan articulates the redevelopment goals for the Bayshore and Gateway Triangle Area. Properties in the CRA present a variety of opportunities to support improvement and redevelopment. Proposers are encouraged to offer creative solutions for developing the property in a way that is aesthetically pleasing and of high architectural quality and serves the community’s interest, thereby reinforcing the area’s desire for quality redevelopment that is compatible with the residential neighborhoods abutting the property.

AWARD AND TERM OF AGREEMENT

Collier County reserves the right to select one, or more proposals and may award by parcel, by phase, or for the entirety of the site, as determined to be in the best interest of the CRA. If multiple proposers are selected, Collier County may require coordination among such parties to achieve a cohesive development outcome. The intent of this solicitation is to identify a project that a majority of the Board can support moving forward to a detailed purchase and development agreement.

Any agreement resulting from this ITN shall be a negotiated purchase and development agreement, ground lease, or other real property conveyance instrument, as determined through negotiations with Collier County. Any resulting agreement shall include, as applicable, provisions addressing development obligations, transfer restrictions, resale restrictions, reversionary rights, performance milestones, financial assurances, and other terms necessary to ensure timely and compliant development of the property.

The term, duration, structure and conditions of any such agreement may vary depending on the method of conveyance, including fee simple sale, phased conveyance, or ground lease. Any ultimate agreement may include, without limitation, use restrictions, deed restrictions, reversionary interests, repurchase rights, options and/or rights of first refusal or similar rights in favor of the County, as determined in the County’s sole discretion. No agreement shall be binding unless and until approved by the Board of County Commissioners acting as Community Redevelopment Agency Board (CRAB).

DETAILED SCOPE OF WORK

1. Background and Intent

The CRA, through Collier County, is seeking proposals from qualified proposers for the potential disposition and development of three parcels identified as:

• Parcel 1 - Parcel ID # 61840960006 (1.95 acres)

• Parcel 2 - Parcel ID # 61840880102 (3.71 acres)

• Parcel 3 – Parcel ID# 53401680005 (.63 acres)

The parcels, under the existing MPUD, “Tract A” are located on the east side of Bayshore Drive, north of Thomasson Drive and south of Tamiami Trail East in Naples, FL 34112. These parcels coincide with “Tract A” on the adopted PUD Master Plan for the Cultural Arts Village MPUD approved by Ordinance No. 2012-21.

Proposers may propose phased development approaches, including phased acquisition or lease of parcels, provided such phasing is clearly defined and supported by a corresponding development timeline, financing plan, and proposed milestones. Any proposed pricing, valuation concept, or estimated land value submitted by a proposer shall be for evaluation and negotiation purposes only and shall not replace any required appraisal, valuation analysis, or applicable County or CRA policy governing the disposition of public property.

The purpose of this solicitation is to identify a proposer with demonstrated financial capacity and development experience sufficient to acquire, finance, construct, and complete the proposed development in accordance with the Redevelopment Plan, applicable land use regulations, and the terms of any final agreement approved by the CRAB. The CRA does not intend to provide financing or guarantees for the proposed development, except as may be expressly approved by the CRAB.

The Proposer should demonstrate experience and technical expertise to obtain site control through the proposed conveyance structure and develop in a manner consistent with the adopted Redevelopment Plan and applicable land use regulations. Proposer are expected to provide detailed information on the proposed development for the property, the methods to finance the project, and the desired method of acquisition.

In the event multiple proposers are selected for development within the subject MPUD, the County may require that such proposers coordinate and participate in a joint planning and entitlement process, including the preparation and submission of any required MPUD amendment or other development approvals. No proposer shall have the unilateral right to pursue or secure zoning, entitlement, or development approvals without required County/CRA owner authorization, or in a manner that would adversely affect the development potential of other selected proposers or the overall project. The County reserves the right, in its sole discretion, to require a joint application, establish or approve the allocation of development rights, impose development caps and phasing requirements, and take such actions as necessary to ensure a coordinated, balanced, and publicly beneficial development outcome consistent with the objectives of the ITN.

2. Project Scope

2.1 The following objectives must be met as part of the development proposal:

2.1.1 The proposed development must be consistent with the adopted Redevelopment Plan.

2.1.2 The proposed development must include a facility or space suitable for:

• Art, or

• Cultural and/or performing arts, or

• A

• multi-purpose CRA office/arts/incubator space

2.1.3 The proposal should identify the proposed size, location, ownership or control structure, timing of delivery, and intended use or programming for such facility or space.

2.2 Design of the proposed development must conform with the development standards of the Bayshore Zoning Overlay (BZO), with deviations permitted only if approved through the applicable land development review process and justified as fulfilling objectives of .the adopted Redevelopment Plan.

2.3 Design of the proposed development must recognize and appropriately integrate with the adjacent public Boardwalk, including identification of any proposed impacts to public access, easements, maintenance responsibilities, connectivity, and interface areas between the development and the Boardwalk.

2.4 The proposer will be responsible for all necessary site development and building permitting. This should include but is not limited to:

2.4.1 Design, prepare construction plans, prepare project specifications, prepare contract documents, permitting, prepare project schedules, construction, administration services, and construction engineering & inspection services.

2.4.2 Meet defined development milestones, which may include design, permitting, financing, commencement of construction, substantial completion, and final completion benchmarks. Failure to meet such milestones may result in remedies including, but not limited to, termination, reversion of property interests, withholding of future parcel conveyances, or other contractual enforcement mechanisms.

2.4.3 At the sole discretion of the County, the Proposer may be required to provide performance security, including, without limitation, a construction bond, payment bond, letter of credit, or other financial assurances, in form and amount acceptable to the County, to secure the timely completion of required improvements and obligations.

2.4.4 Depending on the method of conveyance, the final agreement may require financial and performance assurances to protect the CRA’s interests, including but not limited to:

• If the proposed transaction includes an acquisition of the property or any portion thereof, the final agreement shall require, a non-refundable good-faith deposit, in an amount not less than ten percent (10%) of the negotiated purchase price or

• A lease execution deposit in connection with a ground lease, or

• Development security

2.4.5 The form, amount, timing, and application of such assurances may vary based on the proposed method of conveyance and development phasing and shall be structured to protect the CRA’s interests through completion of the project.

2.5 Performance Bonds, or other Performance Security, if applicable:

2.5.1 The Successful Proposer shall be required to furnish the necessary Performance Bonds. In the event the Contract is awarded, the Proposer will thereafter enter into a written contract with Collier County and furnish a Payment and Performance Bond in an amount equal to the contract price.

2.5.2 Payment and Performance Bond shall be secured from or countersigned by an agency or surety company recognized in good standing and authorized to do business in the State of Florida.

2.5.3 In lieu of the Performance and Payment Bonds, a contractor may file with the County an alternative form of security in the form of cash, a money order, a certified check, a cashier's check, an irrevocable letter of credit, or a security of a type listed in part II of chapter 625, Florida Statutes. Any such alternative form of security shall be for the same purpose and be subject to the same conditions as those applicable to the bonds. The value of an alternative form of security shall be in the amount of the contract.

3. General Proposal Guidelines

Pursuant to Section 163.380, Florida Statutes, including applicable provisions governing the disposition of community redevelopment agency property, proposers are advised that the highest monetary offer is not the sole determining factor. The County may evaluate proposals based on the full components of the ITN, including, without limitation, price, proposed use, public benefit, consistency with redevelopment objectives, project feasibility, financial capacity, development timeline, experience, and overall alignment with the County’s goals and the best interests of the community. The County reserves the right, in its sole discretion, to retain, reserve, remove from consideration, or designate any portion of the subject property for use by a County department, the CRA, or other public purpose at any time prior to execution of an agreement.

Proposers acknowledge that the MPUD and other applicable land use regulations may require amendment to accommodate the development proposed by the Proposer. The Proposer, at its sole cost and expense, will be responsible for pursuing such approvals, with related obligations to be addressed and negotiated in the purchase and sale agreement or lease, and the County, as property owner, would provide the required authorizations if such approvals are pursued before closing in the event of acquisition, lease execution or other applicable transaction milestone. These approvals are at the Proposer’s sole risk and are not guaranteed by selection through this ITN. The County makes no representation or warranty as to whether any such approvals will be granted or as to the suitability, feasibility, title condition, access, utilities, environmental condition, or development capacity of the property, except as may be expressly set forth in any final agreement approved.

Proposers are solely responsible, at their own cost, expense, and risk, for evaluating the feasibility of their proposed project and ensuring that the project is designed and proposed with full knowledge of all applicable zoning regulations, MPUD requirements, the relevant community redevelopment plan, title, survey, access, utilities, environmental and site conditions, and any entitlement, permitting, land use, or other constraints affecting the property.

RESPONSE FORMAT AND EVALUATION GRADING CRITERIA FOR DEVELOPMENT OF SHORTLIST:

1.1 Proposers are encouraged to review the Invitation to Negotiate Instructions, which includes the evaluation process.

1.2 For the development of a shortlist, the following Evaluation Criteria will be utilized by the County’s Selection Committee to score each proposal. Proposals must address all the following criteria:

No. Evaluation Criteria Maximum Points

1 Cover Letter/Management Summary 10 Points

2 Experience and Capacity of the Firm 10 Points

3 Project Scope 25 Points

4 Total Project Value 15 Points

5 Community Impact 30 Points

6 Specialized Expertise of Team Members 10 Points

TOTAL 100 Points

Detailed Criteria Descriptions are further described below. Proposals must be assembled, at minimum, in the order of the Evaluation Criteria listed or the proposal may be deemed non-responsive.

EVALUATION CRITERIA NO. 1: COVER LETTER/MANAGEMENT SUMMARY (10 Total Points Available)

Provide a cover letter that includes:

• The Proposer’s philosophy in providing the services requested.

• Name(s), telephone number(s) and email(s) of the authorized contact person(s) concerning proposal. Note:

Submission of a proposal certifies that the Proposer will accept any awards as a result of this ITN.

EVALUATION CRITERIA NO. 2: EXPERIENCE AND CAPACITY OF THE FIRM (10 Total Points Available) In these criteria, include but not limited to:

• Detailed business plans should demonstrate the firm’s ability, capacity, skill, financial strength and years of experience relevant to the required services.

• Subcontractors’ qualifications, capacity, skills, and financial strength, and number of years of experience in providing the required services.

• Demonstrate capacity with an overview of firm’s current workload and capacity of key personnel.

References: Submit three (3) through ten (10) references using the County’s Reference Form. Include up to two additional pages per project to illustrate relevant experience. The references must be for projects within the last five (5) years whose projects are of a similar nature, size, scope and complexity of this solicitation.

EVALUATION CRITERIA NO. 3: PROJECT SCOPE (25 Total Points Available)

• A detailed and clearly defined proposal for development approach of the property that represents a unified development plan for all parcels subject to this ITN, including coordinated land use, site design, infrastructure, access, phasing, and entitlement strategy.

• Include a financial plan detailing the proposed site control/conveyance method: fee simple purchase, ground lease, phased conveyance, or hybrid structure.

• The method of financing the development.

• Detailed plan of approach (including major tasks and sub-tasks).

• Detailed development timeline and milestones for completion of the project.

• Sample Work Product - Attach representative materials from one of the referenced project, such as a project summary, site plan, rendering, entitlement package, development schedule, or similar documentation demonstrating the proposer’s development approach and capabilities technical. This should be for one of the projects listed as a reference.

EVALUATION CRITERIA NO. 4: TOTAL PROJECT VALUE (15 Total Points Available)

• Schedule of values and deliverables and the projected total cost for which your firm will provide the work described in this ITN. Proposers shall provide sufficient detail to demonstrate that the proposed financial structure is feasible and supportable based on current market conditions, and consistent with the proposed conveyance structure and how the proposed structure supports the financing, phasing, and development timeline for the project.

• Estimated calendar day duration (including projected hours).

• Include a proposed obtained third-party appraisal, valuation analysis, market analysis, or other support for the proposed land value and financial structure.

• Include an approximate construction value and ending taxable value. This will assist the CRA Board in understanding the upfront contribution to the local economy and the ending benefit to the overall tax base upon completion.

• Identify and describe any component of the project that may be for public use or otherwise may not generate property taxes but may have any anticipated secondary benefits to the community.

• Please state if your entity holds tax exempt status or if the project, or any portion thereof, is anticipated to be tax exempt from general proposal guidelines

• ad valorem taxation or otherwise not included on the tax roll.

For evaluation purposes, “Total Project Value” shall include, as applicable, proposed land value, total development investment, projected construction value, and projected long-term economic impact, including taxable value generation.

EVALUATION CRITERIA NO. 5: COMMUNITY IMPACT (30 Total Points Available)

The proposal must describe how the proposed project fits with the adjacent parcels, meets the objectives of the CRA development plan as detailed above, and would benefit the CRA, surrounding areas and the County as a whole. Include conceptual visuals such as site plans, renderings, and elevations, as applicable.

Detail any additional enhancements to deliver value to the community, including but not limited to:

• Commercial, office, retail, restaurant, or some combination thereof.

• Parking that is available to the public (in addition to required parking for the development) including a description of the proposed number of spaces, access rights, hours of availability, management structure, and any proposed easement, license, or agreement necessary to preserve such public use.

• Affordable Workforce housing for households earning at or below 100% of the Area Median Income with any proposed affordability terms, duration, and enforcement mechanism to be described by the Proposer.

EVALUATION CRITERIA NO. 6: SPECIALIZED EXPERTISE OF TEAM MEMBERS (10 Total Points Available)

• Description of the proposed contract team and the roles. Include a list of the qualified professional team members and qualifications of associates proposed to perform and/or assist with the work to oversee the project. Identify the names and provide resumes of proposed management members that will supervise the project, including an organizational flow chart, if available, showing the working relationship of the management structure.

• Brief resumes of all proposed project team members who will be involved in the management of the total package of services, as well as the delivery of specific services.

• Proposers should demonstrate their firms, and any subcontractors, ability, capacity, skill, and years of experience relevant to the required services. Please include descriptions of successful collaborations among team members on prior projects.