COLLIER COUNTY

BOARD OF COUNTY COMMISSIONERS

INVITATION TO NEGOTIATE (ITN)

FOR

PORT OF THE ISLANDS PROPERTY –

DEVELOPMENT OR DISPOSTION

SOLICITATION NO.: 26-8679

HANNAH JONES, PROCUREMENT STRATEGIST II

PROCUREMENT SERVICES DIVISION

3295 TAMIAMI TRAIL EAST, BLDG C-2

NAPLES, FLORIDA 34112

TELEPHONE: (239) 252-1306

Hannah.Jones@collier.gov (Email)

SOLICITATION PUBLIC NOTICE

INVITATION TO NEGOTIATE (ITN)

NUMBER:

26-8679

PROJECT TITLE: Port of the Islands Property – Development of Disposition

PRE-PROPOSAL CONFERENCE: September 22, 2026 at 12:30 PM EST

LOCATION: PROCUREMENT SERVICES DIVISION, CONFERENCE ROOM A, 3295

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

ITN OPENING DAY/DATE/TIME: October 14, 2026 at 3:00 PM EST

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 Housing Policy & Economic Development 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 stated herein. All references to “Proposer” are also referred to as “Entities,” “Consultant,” “Firm,” “Offeror,” “Contractor,” and “Vendor.”

BACKGROUND

The County acquired the Port of the Islands “Old Hotel” property (12323 Union Road; Folio No. 01058920500) on January 9, 2020, via Escheatment Tax Deed and subsequently demolished the former improvements and performed site-clearing activities. The Property is currently vacant and available for redevelopment, subject to each Proposer’s independent due diligence and all applicable governmental approvals. The Property is zoned Residential Tourist (RT), allowing tourist accommodations and support facilities, and multiple family uses, and other permitted uses, with a maximum density of 16 multi-family units per acre (approximately 110 units). Pursuant to Chapter 2026- 179, Laws of Florida (formerly House Bill 1389), the Property may be eligible for a density of up to 25 units per acre (approximately 172 units), subject to the applicability of the statute and all other applicable legal requirements. Proposers are responsible for independently verifying the development standards, density allowances, and applicability of all state and local laws to their proposed development.

Property represents a strategic opportunity for either:

• Development of affordable housing utilizing private and external funding sources; or

• Disposition for private development consistent with zoning regulations.

The County has not predetermined a preferred outcome. This solicitation is structured to evaluate the highest and best use of a publicly owned asset through a single, competitive, and transparent process.

AWARD AND TERM OF AGREEMENT

Collier County reserves the right to select one, or more than one Proposers for award as deemed the best value to the County; however, it is the intent to:

• Single Awardee.

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

DETAILED SCOPE OF SERVICES

1. PURPOSE AND INTENT

Collier County (“County”) seeks competitive proposals from qualified entities for the use or acquisition of County-owned property located at 12323 Union Road (Folio No. 01058920500), consisting of approximately 6.86 acres (“Property”).

This solicitation is structured to evaluate the highest and best use of a publicly owned asset through a single, competitive, and transparent process.

Proposers may submit proposals under one of two distinct tracks:

• Track A: Affordable Housing Development (Ground Lease or similar structure)

• Track B: Outright Purchase of the Property (Fee Simple Acquisition)

The County has not predetermined a preferred outcome. Proposals will be evaluated based on overall public benefit, financial return, and deliverability.

The County’s objective is to:

• Maximize the value of the Property

• Encourage private-sector investment

• Minimize or avoid direct County financial subsidy

• Maintain flexibility in selecting the highest and best use

Proposers should assume that proposals will be evaluated relative to alternative uses of the Property, including both development and outright disposition.

2. TRACK A – AFFORDABLE HOUSING DEVELOPMENT REQUIREMENTS

Proposers submitting a Track A proposal shall meet all the following requirements.

2.1 Development Program

Maximize the number of affordable units permitted under applicable zoning, statutory density allowances, and other development regulations.

Include units serving households at or below 60% Area Median Income (AMI), with deeper affordability encouraged.

Identify target populations (e.g., essential service personnel, veterans, seniors).

2.2 Financial Structure

Proposals should demonstrate financial feasibility without reliance on direct County subsidy (e.g., Pro Forma financial statement, letter of credit, etc.).

Preference will be given to developments that leverage external funding sources (e.g., Low Income Housing Tax Credit, State Apartment Incentive Loan, bonds, pass-through grants, private equity).

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 proposal.

2.3 Site Control

A long-term ground lease or similar structure that retains public ownership of the land.

Alternative structures may be considered if they provide equal or greater public benefit while preserving the

County’s ability to enforce the proposed affordability commitments and other material development obligations.

2.4 Affordability Term

Proposals must include enforceable long-term affordability restrictions and identify the proposed affordability period and method of enforcement.

2.5 Design and Resilience

Projects should incorporate hurricane-resilient and flood-conscious design and cost-efficient construction practices.

3. TRACK B – OUTRIGHT PURCHASE OF THE PROPERTY REQUIREMENTS

Proposers submitting a Track B proposal shall meet all the following requirements.

3.1 Purchase Offer

Proposed purchase price must be clearly stated.

3.2 Development Concept

Description of intended use and development plan and any proposed phasing of the development plan including any anticipated shared parking, shared access, shared stormwater facilities, or other shared infrastructure.

Demonstration of consistency with current zoning, including identification of any rezoning, variance, deviation, conditional use, or other discretionary land-use approval required for the proposed development.

Identification of any anticipated off-site improvements or public infrastructure necessary to support the proposed development, to the extent known.

Identification of any anticipated participation, approvals, easements, licenses, maintenance obligations, infrastructure commitments, or other actions requested of the County to facilitate the proposed development.

NOTE: Selection of a proposal shall not obligate the County, in its capacity as property owner or regulatory authority, to support or approve any rezoning, variance, deviation, conditional use, statutory density request, or other governmental approval required for the proposed development.

3.3 Financial Capacity

Proposal shall include proof of funds, financing commitments (if applicable), proposed earnest money deposit structure, and identification of any material contingencies.

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 proposal.

3.4 Closing Timeline

Proposed due diligence and closing schedule including anticipated development milestones following closing.

Preference for proposals demonstrating certainty and expedited execution, and minimal contingencies that could delay closing.

4. COMPARATIVE ANALYSIS AND SELECTION

Following evaluation, staff will present to the Board:

• The highest-ranked proposal under Track A.

• The highest-ranked proposal under Track B.

• A comparative analysis of public benefit, financial return, risk, and long-term implications.

Selection of the track and awardee for this solicitation is a policy determination. The Board may:

• Select a proposal from either track

• Direct negotiations with one or more Proposers; and/or

• Reject all proposals.

Selection will not be based solely on price or any single factor.

5. MISCELLANEOUS

• The County reserves the right to reject any or all proposals, discontinue negotiations at any time, request revised proposals, conduct interviews or presentations, and negotiate with one or more proposers as determined to be in the best interest of the County.

• The County reserves the right to establish a minimum acceptable price based on one or more independent valuations or other market-supported valuation methodologies.

• The County may utilize one or more appraisals, broker opinions of value, market analyses, or other valuation methodologies in evaluating purchase proposals.

• Issuance of this solicitation does not obligate the County to sell, lease, or otherwise convey the Property, nor to enter into any agreement.

• Final agreements, including any Purchase and Sale Agreement, Ground Lease, or Development Agreement, require

Board approval.

• The County reserves the right to expand, refine, or modify the scope, obligations, or terms of this solicitation during negotiations prior to final award, including consideration of alternative transaction structures or development concepts, such as phased development, mixed-income development, public-private partnerships, or other approaches determined by the County to be in its best interest and consistent with applicable laws and required governmental approvals.

• All costs incurred by proposers in responding to this solicitation shall be at the proposer’s sole risk and expense.

• The County acquired the Property through escheatment and may have limited historical information regarding the

Property. The County will make available material records in its possession related to the Property; however, the County makes no representation or warranty regarding the completeness or accuracy of such information.

• The Property is offered in its current “as-is” condition. Respondents are solely responsible for conducting all due diligence regarding zoning, permitting, environmental conditions, floodplain and stormwater requirements, the availability, capacity, and adequacy of utilities necessary for the proposed development, development feasibility, title matters, recorded easements, restrictive covenants, and all other matters affecting the Property.

RESPONSE FORMAT AND EVALUATION GRADINGCRITERIA 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 5 Points

2 Certified Woman and/or Minority Business Enterprise 5 Points

3 Local Vendor Preference 5 Points

4 Development Concept Track A or Track B

See breakdown of points below.

85 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 (5 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. The Cover

Letter/Management Summary of the proposal should be no more than five (5) pages.

EVALUATION CRITERIA NO. 2: CERTIFIED WOMAN AND/OR MINORITY BUSINESS ENTERPRISE (5 Total Points Available)

Submit certification with the Florida Department of Management Service, Office of Supplier Diversity as a Certified Woman and/or Minority Business Enterprise.

EVALUATION CRITERIA NO. 3: LOCAL VENDOR PREFERENCE (5 Total Points Available)

Local business is defined as the Proposer having a current Business Tax Receipt issued by the Collier or Lee County Tax Collector prior to proposal submission to do business within Collier County, and that identifies the business with a permanent physical business address located within the limits of Collier or Lee County from which the Proposer’s staff operates and performs business in an area zoned for the conduct of such business.

EVALUATION CRITERIA NO. 4: DEVELOPMENT CONCEPT (85 Total Points Available)

Proposers must clearly indicate the track under which they are submitting using the County provided Selected Track Form.

Failure to select a track shall result in deeming the vendor non-responsive. The vendor shall only select Track A OR Track B:

• Track A – Affordable Housing Development Development and operation of a residential community with enforceable affordability restrictions.

The Development Concept of the Track A proposal shall be no more than eighty (80) pages.

• Track B – Outright Purchase of Property Acquisition of the Property in fee simple for any lawful use permitted under applicable zoning and development regulations or capable of receiving required governmental approvals.

The Development Concept of the Track B proposal shall be no more than seventy (70) pages.

The following scoring guidance is intended to assist the Evaluation Committee in assessing the relative strengths and weaknesses of proposals. The County reserves the right to consider the overall quality, completeness, feasibility, and public benefit of each proposal in addition to the specific criteria identified herein.

Final selection by the Board of County Commissioners will be based on overall public benefit, financial return, deliverability, and best value to the County.

TRACK A- AFFORDABLE HOUSING DEVELOPMENT EVALUATION

A.1 Unit Production 15 Points

A.2 Depth of Affordability 15 Points

A.3 Financial Structure/Leverage of External Funding 15 Points

A.4 Minimal or No County Subsidy 5 Points

A.5 Developer Experience 15 Points

A.6 Project Readiness & Timeline 10 Points

A.7 Resilience & Design Efficiency 5 Points

A.8 Affordability Term 5 Points

TOTAL 85 Points

A.1 – Unit Production (15 Points)

• Maximize residential unit production within existing entitlements

• Efficiently utilize the site without compromising feasibility or livability

• Demonstrate thoughtful site planning and unit mix

• Provide clear justification for any proposed density below maximum allowable entitlements

• Clearly defined development program

• Present density assumptions supported by zoning or design considerations

A.2 – Depth of Affordability (15 Points)

• Provide a substantial percentage of units affordable to households at or below 60% AMI

• Include units affordable at deeper income levels (e.g., ≤50% AMI or ≤30% AMI)

• Demonstrate a balanced and financially sustainable affordability structure

• Provide clear affordability commitments and rent restrictions

• Sufficient detail regarding income targeting or compliance mechanisms

A.3 – Financial Structure / Leverage of External Funding (15 Points)

• Demonstrate a realistic and well-supported capital stack that identifies anticipated funding sources and demonstrates a reasonable likelihood of securing them.

• Successfully leverage non-County funding sources such as Low Income Housing Tax Credit, State Apartment

Incentive Loan, bonds, private equity, grants, or institutional financing

• Demonstrate a realistic and financially self-sustaining capital stack that identifies anticipated funding sources and demonstrates a reasonable likelihood of securing them.

• Detailed outline of all funding and financing assumptions

• Minimize financial risk to the County

• Demonstrate understanding of affordable housing financing mechanisms and timelines

A.4 – Minimal or No County Subsidy (5 Points)

• Require little or no direct County financial contribution

• Demonstrate long-term operational sustainability independent of County support

• Clearly identify all requested County participation, if any

A.5 – Developer Experience (15 Points)

• Demonstrate successful completion of comparable affordable or multifamily housing developments of similar scale and complexity.

• Illustrate relevant experience for projects within the last five years that are similar in nature, size, scope and complexity of this proposal, using the County’s Reference Form

• Have experience utilizing LIHTC or other public financing tools

• Demonstrate strong financial and organizational capacity

• Provide evidence of successful project delivery, compliance, and property operations

A.6 – Project Readiness & Timeline (10 Points)

• Present a realistic, achievable and detailed development schedule

• Demonstrate readiness to proceed with financing, design, permitting, and construction

• Identify critical milestones and anticipated funding cycles

• Minimize implementation risk and delay potential

A.7 – Resilience & Design Efficiency (5 Points)

• Incorporate hurricane-resilient and flood-conscious design features

• Utilize durable, cost-efficient, and sustainable building practices

• Demonstrate attention to long-term operating efficiency and lifecycle costs

• Provide quality site and architectural design appropriate to the surrounding area

A.8 – Affordability Term (5 Points)

• Provide long-term or permanent affordability commitments

• Include enforceable affordability covenants or land use restrictions

• Demonstrate clear compliance and monitoring mechanisms

TRACK B- OUTRIGHT PURCHASE OF THE PROPERTY

B.1 Purchase Price 40 Points

B.2 Financial Capacity 15 Points

B.3 Certainty of Closing 10 Points

B.4 Development Feasibility 10 Points

B.5 Timeline to Close 5 Points

B.6 Economic Impact 5 Points

TOTAL 85 Points

B.1 – Purchase Price (40 Points)

• Offer purchase prices at or above fair market value

• Provide strong financial terms with limited contingencies

• Demonstrate overall value and certainty to the County

B.2 – Financial Capacity (15 Points)

• Demonstrate strong financial capability and liquidity

• Provide proof of funds, financing commitments, or lender support documentation

• Demonstrate successful execution of similar projects

B.3 – Certainty of Closing (10 Points)

• Include meaningful earnest money deposits

• Minimize due diligence contingencies

• Demonstrate a high likelihood of timely closing

• Provide a clear transaction structure and schedule

• Detail financial commitment

B.4 – Development Feasibility (10 Points)

• Present a realistic and achievable development concept

• Illustrate relevant experience for projects within the last five years that are similar in nature, size, scope and complexity of this proposal, using the County’s Reference Form

• Demonstrate consistency with current zoning and development regulations and clearly identify any required zoning, permitting, utility, access, environmental, or other governmental approvals, including the anticipated process and timeline for obtaining them.

• Reflect appropriate site planning and market support

• Provide a realistic and achievable post-closing development schedule identifying major permitting, construction, and completion milestones.

B.5 – Timeline to Close (5 Points)

• Demonstrate an expedited and achievable closing schedule

• Minimize prolonged due diligence or entitlement periods and avoid conditioning closing on the receipt of zoning, development, or other governmental approvals.

• Clearly identify critical transaction milestones

B.6 – Economic Impact (5 Points)

• Demonstrate measurable economic benefits to the County supported by reasonable estimates or other documentation.

• Increase ad valorem tax base

• Generate employment opportunities or economic activity

• Complement surrounding development patterns