Addendum_4_RFQ2025-005_Kmart_Redevelopment_Project.pdf

July 10, 2025

Addendum No. 4

Project: Kmart Redevelopment Project Bid No: RFQ2025-005

TO ALL PROPOSERS:

The following items are clarifications, corrections, additions, deletions and / or revisions, which shall take precedence over the original documents.

• This will be the last Addendum for this project, no more questions will be accepted.

Question 1: Can staff please clarify and confirm the number of copies required for submittal and if a CD or flash drive is accepted for digital format? On page 2 of the RFP under item II, it says “one original, one copy and one electronic copy on CD or flash drive.” But on page 13 of the RFP under item L – Submission Requirements, it says “one original, one electronic version on CD and eight copies of all documents.”

Answer: For clarification/confirmation it will be one (1) original, eight (8) copies and one (1) electronic copy on CD or Flash Drive for this RFQ.

Section I. Development A. Vision, Intent & Community Impact

1. Conceptual Plan Flexibility

• Which elements of the conceptual plan presented in the RFQ are mandatory versus illustrative?

Answer: Please refer to RFQ sections E and F. The conceptual plan presented in the RFQ is an illustrative example.

2. Attainable Housing Definitions

• How does the City define “attainable housing” in the context of this project?

Answer: To be discussed with the selected developer at a later date.

• Are there specific Area Median Income (AMI) thresholds or ranges the City would like the development to target across various income tiers?

Answer: To be discussed with the selected developer at a later date.

3. Community Benefit Priorities

• What types of community benefits (e.g., green space, public art, retail mix, cultural or civic uses) does the City or VSCRA consider “high impact” for this redevelopment?

Answer: Please refer to RFQ sections E and F.

B. Zoning, Code, and Planning Considerations

5. Interpretation and Flexibility of Zoning (T5-U)

• How strictly does the City interpret T5-U zoning regarding massing, setbacks, and use mix?

Answer: Zoning is interpreted as written. Please refer to the Land Development Code, Chapter 14-5, the property is zoned T5-U ((Mixed-Use Urban Core) Transect.

• Are additional height or other bonuses available through affordable housing, sustainability, or other initiatives?

Answer: Please refer to the Land Development Code, Chapter 14-5, the property is zoned T5-U ((Mixed-Use Urban Core) Transect.

6. Form-Based Code Waivers and Variances

• Are any form-based code waivers, variances, or modifications pre-approved or potentially available for this site?

Answer: Please refer to the Land Development Code, Chapter 14-5, the property is zoned T5-U ((Mixed-Use Urban Core) Transect.

7. Design Review and Approval

• Is there an architectural review board or other design approval process required for projects in this district?

Answer: Yes. Please refer to https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf

• What are the submission steps and expected timeline for design approvals?

Answer: Please refer to https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf

8. Stormwater and Retention Pond Considerations

• What are the City’s requirements or options for the existing dry retention pond on the Thacker parcel?

Answer: Please refer to RFQ sections E and F.

• Is underground or off-site stormwater management permissible for this project?

Answer: To be discussed with the selected developer.

9. Sustainability Standards and Incentives https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf

• How does the City define “green infrastructure” in the context of sustainability goals?

Answer: Please refer to RFQ sections E and F.

• Are there incentives for achieving LEED, Green Globes, or similar third-party certification standards?

Answer: Please refer to RFQ section I.

C. Infrastructure, Utilities & Public Improvements

11. Planned Infrastructure Improvements

• What infrastructure improvements (e.g., roadway expansions, utility upgrades, streetscape projects) are currently planned or funded for the surrounding area?

Answer: Please refer to https://www.kissimmee.gov/Business-Development/City- Projects/City-Wide-Road-Resurfacing and https://www.kissimmee.gov/Business- Development/City-Projects.

12. City Participation in Off-Site Improvements

• Will the City consider participating in funding or constructing off-site improvements such as traffic signals, grid extensions, or utility relocation?

Answer: Please refer to RFQ section I.

13. Easements, Utilities, and Environmental Constraints

• Are there any existing easements, utility conflicts, or environmental concerns that could affect site planning or construction phasing?

Answer: Please refer to RFQ section J.

D. Disposition Process & Development Agreement

14. Purchase Option Agreement Terms

• What are the key business terms the City plans to include in the Purchase Option Agreement (e.g., timeline for performance, milestone requirements, clawbacks, affordability obligations)?

Answer: To be discussed with the selected developer at a later date.

15. Flexibility for Parcel Assembly

• Will there be flexibility to assemble or acquire adjacent parcels as part of the development agreement negotiation?

Answer: To be discussed with the selected developer at a later date.

16. Public-Private Partnership Models

• What types of public-private partnership models is the City open to considering (e.g., joint ventures, phased land take-downs, TIF or other financing structures)?

Answer: Please refer to RFQ section I.

https://www.kissimmee.gov/Business-Development/City-Projects/City-Wide-Road-Resurfacing https://www.kissimmee.gov/Business-Development/City-Projects/City-Wide-Road-Resurfacing https://www.kissimmee.gov/Business-Development/City-Projects https://www.kissimmee.gov/Business-Development/City-Projects

Section II. Electrical Infrastructure

1. Existing Infrastructure

• What is the current electrical service capacity available at the site?

Answer: Please refer to https://kua.com/.

• Are there existing electrical utility maps or as-built drawings for the site and adjacent streets?

Answer: Please refer to https://kua.com/.

• Are there any known issues with the existing electrical infrastructure (e.g., outdated transformers, insufficient capacity, power quality concerns)?

Answer: Please refer to https://kua.com/.

• Where are the nearest substations, feeders, and primary distribution lines?

Answer: Please refer to https://kua.com/.

2. Service Upgrades and Requirements

• Will the city or utility provider require any offsite upgrades to accommodate a higher density or mixed-use project?

Answer: To be discussed with the selected developer at a later date.

• Are there any planned utility upgrades in the area that might impact the site or could be coordinated with this development?

Answer: Please refer to https://kua.com/.

3. Utility Easements and Access

• Can you provide a map of all recorded and unrecorded electrical easements on the parcels in question?

Answer: Not at this time. Will be provided to the selected developer.

• Are there any restrictions on relocating existing electrical lines or equipment?

• What is the city’s policy on undergrounding utilities (e.g., does the city encourage or require underground electrical service)?

Answer: To be discussed with the selected developer at a later date.

4. Coordination and Permitting

• Is there a designated city liaison or utility coordinator for this project?

Answer: Yes.

5. Sustainability and Innovation

• Are there city or utility programs for incentives or rebates for energy-efficient systems or smart grid infrastructure?

Answer: Please refer to RFQ section I.

6. Planning for Phasing and Future Growth

• Does the city anticipate any future changes to utility service requirements or zoning that could affect long-term electrical demand at this site?

Answer: To be discussed with the selected developer at a later date.

7. Utility Relocation and Protection

• What is the city’s protocol for protecting, relocating, or upgrading electrical infrastructure during demolition of the existing structures?

Answer: Please refer to https://www.kissimmee.gov/Business-Development/Permits- Inspections/File-for-a-Permit.

• Are there any known conflicts with existing underground utilities (e.g., water, sewer, telecom) that may affect electrical utility placement?

Answer: Please refer to RFQ section J.

Section II. Water & Waste Water Infrastructure

1. Existing Infrastructure and Capacity

• What is the current water and wastewater service capacity available at the site?

Answer: https://www.tohowater.com/development

• Where are the nearest water mains, sanitary sewer mains, and lift stations in relation to the property?

Answer: https://www.tohowater.com/development https://www.tohowater.com/development

• What is the existing pipe size, age, and material for both water and sewer lines serving or adjacent to the property?

Answer: https://www.tohowater.com/development

• Is there a current dedicated meter to this site?

Answer: https://www.tohowater.com/development

2. System Condition and Constraints

• Are there any known issues with the current water or wastewater infrastructure (e.g., capacity, age, maintenance needs, inflow/infiltration, water pressure concerns)?

Answer: https://www.tohowater.com/development.

• Are there any service limitations or pressure/flow deficiencies in the area that might impact higher-density or mixed-use development?

Answer: https://www.tohowater.com/development.

• Have there been recent utility studies (e.g., water, sewer master plans) completed for this area?

Answer: https://www.tohowater.com/development.

3. Upgrades, Expansion, and Coordination

• Is there capacity in the existing wastewater system to handle the anticipated flow from the new development, or will offsite improvements be necessary?

Answer: https://www.tohowater.com/development.

• Are there plans for any public utility upgrades (water, sewer, stormwater) in this corridor that could be coordinated with the redevelopment?

Answer: https://www.tohowater.com/development.

• What is the City’s policy on private on-site lift stations or booster pumps if needed for service?

Answer: https://www.tohowater.com/development.

4. Permitting and Review Process

• Are there any unique permitting, review, or inspection requirements for this project area?

Answer: Yes. Please refer to https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf.

• What is the typical timeline for approval of water and wastewater utility plans for projects of this scale?

Answer: To be addressed by TWA. https://www.tohowater.com/development.

5. Utility Easements, Relocation, and Protection

• Can you provide a map of all water and sewer easements, both recorded and unrecorded, on and around the property?

Answer: Not at this time. Will be provided to the selected developer at a later date.

6. Sustainability, Conservation, and Innovation

• Does the City encourage or require water conservation measures, such as low-flow fixtures, smart irrigation, or onsite water reuse (graywater, rainwater harvesting)?

Answer: Yes.

• Are there City or regional incentives for green infrastructure, such as permeable pavement, bioswales, or stormwater reuse?

Answer: Please refer to RFQ section I.

• Are there opportunities or requirements for decentralized wastewater treatment or water reuse systems on this site?

Answer: To be addressed by TWA. https://www.tohowater.com/development.

7. Fire Protection and Emergency Considerations

• What are the fire flow requirements for this site, and is the current water infrastructure sufficient to meet them?

Answer: To be addressed by TWA. https://www.tohowater.com/development.

• Are there requirements for new or upgraded fire hydrants, or additional onsite fire protection systems?

Answer: To be addressed by TWA. https://www.tohowater.com/development.

8. Future Planning and Phasing

• Does the City anticipate any changes to water or wastewater service requirements that could affect long-term development of the site?

Answer: To be addressed by TWA. https://www.tohowater.com/development.

Section III. Architectural Requirements

1. Open Space and Landscape Integration

• Are there any specification requirements from the city of landscape integration?

Answer: Please refer to the Land Development Code, Chapter 14-5, the property is zoned T5-U ((Mixed-Use Urban Core) Transect.

2. Sustainability and Building Performance

• Are there minimum requirements for green building certification, energy efficiency, or climate resilience?

Answer: Please refer to the Land Development Code, Chapter 14-5, the property is zoned T5-U ((Mixed-Use Urban Core) Transect.

3. Architectural Review and Approval

• Is there a process for design feedback before formal submission to streamline approvals?

Answer: Yes. Please refer to https://www.kissimmee.gov/Business-

Development/Permits-Inspections/File-for-a-Permit.

4. Flexibility and Innovation

• Is the City open to innovative building typologies (e.g., modular, mass timber, adaptive reuse)?

Answer: Please refer to the Land Development Code, Chapter 14-5, the property is zoned

T5-U ((Mixed-Use Urban Core) Transect.

• Are there opportunities to propose unique or pilot approaches (e.g., co-living, micro-units, live/work lofts)?

Answer: Please refer to RFQ sections E and F.

Section IV. Civil Engineering & Geotechnical

1. Existing Site Conditions & Surveys

• Can you provide any recent ALTA/NSPS land title surveys, boundary surveys, or topographic surveys for the site?

Answer: Please refer to RFQ sections K.

• Are as-built civil site plans available for existing utilities, grading, and drainage systems?

Answer: Click here to view site plan, https://acrobat.adobe.com/id/urn:aaid:sc:VA6C2:014af3bd-fbb9-4156-b659-

40755ea4d99b

2. Geotechnical Investigations & Reports

• Has the City (or its consultants) completed a recent geotechnical or soils investigation for the property?

Answer: Please refer to RFQ sections K.

• Are there records of groundwater depth, seasonal high water table, or soil bearing capacity for this site?

Answer: No.

https://acrobat.adobe.com/id/urn:aaid:sc:VA6C2:014af3bd-fbb9-4156-b659-40755ea4d99b https://acrobat.adobe.com/id/urn:aaid:sc:VA6C2:014af3bd-fbb9-4156-b659-40755ea4d99b

• Has the site or nearby areas experienced any issues with sinkholes, subsidence, or unstable soils?

Answer: No.

3. Environmental & Site Constraints

• Has a Phase II Environmental Site Assessment been completed? Will this be made available?

Answer: Phase II Environmental Site Assessment has not been completed.

• Are there wetlands, protected species, or floodplain areas affecting site developability?

Answer: No.

4. Stormwater Management

• What are the stormwater quantity and quality requirements for redevelopment? Are there specific retention, detention, or treatment standards for this area?

Answer: Please refer to RFQ sections K.

• Is off-site discharge permitted, or is 100% onsite retention required?

Answer: To be discussed with the selected developer at a later date.

• Is there a regional stormwater management facility serving the site, and what is its available capacity for new development?

Answer: Please refer to RFQ sections K.

5. Utility Coordination

• Are updated utility maps (water, sewer, storm, gas, telecom, electrical) available for the site and adjacent ROW?

Answer: Not at this time. Will be provided to the selected developer at a later date.

• Are there conflicts with existing utilities or easements that may impact civil/site design?

Answer: Please refer to RFQ sections J.

• Are there any moratoriums or known issues with utility connections in this corridor?

Answer: No.

6. Access, Circulation, and Grading

• What are the standards for ADA compliance in site grading, path of travel, and public space design?

Answer: Please refer to the Land Development Code, Chapter 14-5, the property is zoned

T5-U ((Mixed-Use Urban Core) Transect.

7. Permitting & Approval Process

• Which departments or outside agencies must sign off on civil engineering plans (e.g., public works, water management district, FDOT)?

Answer: Please refer to, https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf

8. Construction Considerations

• Are there adjacent infrastructures that require special protection or coordination during demolition or earthwork?

Answer: To be discussed with the selected developer at a later date.

Section V. Additional Information to Request

1. Traffic & Mobility Studies

• Are there any recent or upcoming traffic impact analyses, mobility studies, or transportation models for the site and surrounding corridor?

https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf https://www.kissimmee.gov/files/assets/kissimmee/v/1/documents/docs-development-services/site-specific-redevelopment-plan.pdf

Answer: Please refer to https://www.kissimmee.gov/Initiatives/Kissimmee-Vision-Zero-

Action-Plan or https://www.fdot.gov/statistics/trafficinfo/default.shtm

2. Utilities—Franchise & Private Providers

• Can you provide contact information or coordination requirements for private/franchise utilities (e.g., telecom, cable, gas)?

Answer: No.

• Are there any known utility capacity limitations (e.g., gas pressure, fiber availability, telecom infrastructure, water/waste water, electric)?

Answer: To be discussed with the selected developer at a later date.

3. Impact Fees, Development Charges, and Incentives

• What other financial incentives or grants (local, state, federal) could be available for this project (e.g., CRA grants, TIF, Opportunity Zone incentives)?

Answer: Please refer to RFQ section I.

4. Historic, Cultural, or Archaeological Constraints

• Are there any known historic, archaeological, or culturally significant resources on or adjacent to the site that require special consideration?

Answer: No.

5. Procurement & Decision-Making Process

• Can you provide a detailed schedule for anticipated development agreement negotiation periods?

Answer: To be discussed with the selected developer at a later date.

6. Ownership, Title, and Land Assembly https://www.kissimmee.gov/Initiatives/Kissimmee-Vision-Zero-Action-Plan https://www.kissimmee.gov/Initiatives/Kissimmee-Vision-Zero-Action-Plan https://www.fdot.gov/statistics/trafficinfo/default.shtm

• Will the City assist with land assemblage or resolving title issues for adjacent parcels if needed?

Answer: To be discussed with the selected developer at a later date.

7. Adjacent and Offsite Conditions

• Are there any known plans for development or redevelopment of adjacent parcels that could impact or complement our proposal?

Answer: No.

8. Maintenance, Operations, and Post-Development Responsibilities

• After completion, what is the expectation regarding maintenance of public spaces, streetscapes, parks, or infrastructure?

Answer: To be discussed with the selected developer at a later date.

9. Community and Stakeholder Engagement

• Are there key neighborhood groups, business associations, or other stakeholders the City recommends engaging with early in the process?

Section VI. Other Questions

• Are there any other available digital files (AutoCAD, GIS, Revit, PDFs, etc.) for site plans, utility layouts, zoning maps, and survey documents to aid in our design and analysis.

Answer: Please refer to RFQ sections K.

• Is the City open to allowing the development team to provide professional services as part of due diligence—such as investigatory studies, traffic analysis, coordination with

DOT, and geotechnical reports? If so, will the City facilitate access to necessary data, sites, or stakeholders to support this work?

Answer: To be discussed with the selected developer at a later date.

• As successful retail procurement is critical to the overall project, will the City provide sufficient flexibility in the project timeline to allow for identifying, negotiating with, and securing retail tenants prior to the completion of full design documents? If so, will the

City collaborate with the development team to structure key project milestones accordingly?

ACKNOWLEDGMENT OF ADDENDA:

1. The proposer shall acknowledge receipt of this addendum by completing the applicable section in the RFQ. The Proposer shall submit said Form with the proposal.

2. All other terms and conditions of the RFQ remain unchanged.

Brandon Durango Procurement Manager

ACKNOWLEDGMENT OF ADDENDA NO.(S) _________ (IF APPLICABLE)

(Signature)

COMPANY NAME _______________________________________

COMPANY ADDRESS _______________________________________

BY: _________________________ DATE:________________________

(signature)

_____________________________ EMAIL:_______________________

(typed name/title of signer)

Section VI. Other Questions