ReSolicitation_Tiny_Home_Village_RFP.docx

REQUEST FOR PROPOSALS

TINY HOME VILLAGE DEVELOPMENT

1. EXECUTIVE SUMMARY

This Request for Proposals (RFP) seeks qualified non-profit developers to design, develop, and construct a tiny home village in Orange City, Florida. The project aims to provide affordable homeownership opportunities for veterans, seniors, and workforce housing populations through the development of a sustainable, community-oriented tiny home village.

2. PROJECT OVERVIEW

2.1 Project Description

The project will create a tiny home village offering homeownership opportunities for qualified individuals focusing on those at or below 80% of Area Median Income (AMI). The development will include a minimum of 25 tiny home units on approximately 6.7 acres of donated property, with space dedicated to green space and possibly a future community park.

2.2 Target Population

The project will serve the following populations:

· Veterans

· Seniors

· Workforce housing

3. PROPERTY INFORMATION

3.1 Property Description

The property consists of:

· 10 parcels totaling approximately 6.7 acres

· Wooded property requiring site preparation

· Boundaries: Bennett Ave, S Carpenter Ave & Central Ave

· Location: Orange City, Florida 32763

· Estimated property value: $684,000

3.2 Property Acquisition

The property was purchased with Community Development Block Grant (CDBG) funds and will be donated for the development of this project. A completed legal description and survey are attached to this RFP.

3.3 Utility Information

Electricity is available from Duke Energy. Telephone services are available from numerous providers. Currently the vacant parcel does not have water or sewer. There is an existing water main on the east side of South Carpenter Avenue. Residential development for a Tiny Home Village will need to extend the sanitary sewer system south from W. Rhode Island Avenue, which is approximately 1,600 feet from these properties. For Utility Design Standards please reference the City’s Utility Standards Handbook.

3.3 Market Needs Data

The Path Forward – Strategies for Success is a five-year plan that was developed as part of the Affordable Housing Initiative in Volusia County. This plan was developed with community partners and approved by County Council. One of the main strategies is to increase affordable housing capacity due to the current shortage of affordable housing units. At the time of the last update to the plan, the 2024 Shimberg Report indicated that Volusia County had a significant deficit of 10,566 units for households at or below 80% of area median income (AMI). The 2025 Shimberg Report has since been released and indicates a slightly lower deficit of 10,448 units, though the shortage remains substantial. This means we need to focus on increasing available housing for those households at or below 80% of AMI. The plan is available for review at the following link:

The_Path_Forward_Updated_2024.pdf In addition, the Five-Year Consolidated Plan dedicates several pages to data and research completed on why there is a need to create a diverse supply of additional affordable units in Volusia County to accommodate households of all types and income levels. Currently, the “data indicates that the current housing supply does not meet the needs for all County residents.” In addition, the plan indicates that stakeholders specified “the need for smaller units in proximity to services and amenities to accommodate younger single people and seniors with low incomes,” as well as, the “need to develop infill and mixed-income housing”. More detailed information can be found in the link below:

Volusia County 2025-2029 Consolidated Plan and 2025 Annual Action Plan

4. AVAILABLE FUNDING & COST SAVINGS

4.1 Grant Funds

HOME Investment Partnerships Program (HOME) funds in the estimated amount of $1,200,000 is available for the development of units serving households at or below 80% of Area Median Income (AMI). The maximum subsidy per HOME unit is $75,000.

4.2 Pre-Development Funds

Up to $10,000 is available for pre-development costs associated with the project. These funds will be available even if the project does not move forward. Funding will be provided on a reimbursement basis for pre-approved items associated with site development. Funds may be used for additional due diligence or site evaluation activities beyond the information and studies provided by the County, including surveys, environmental assessments, utility investigations, and similar studies. Staff time and other internal personnel costs will not be eligible reimbursement.

4.3 Impact Fees

County The County Comprehensive Plan allows affordable housing projects to be eligible for a deferral of County impact fees in furtherance of The Path Forward Plan. Implementation of this policy is governed by the Volusia County Code of Ordinances.

Volusia County-imposed impact fees for eligible affordable housing projects may be deferred upon written request by the applicant and execution of a Declaration of Restrictive Covenant establishing the 20-year affordability period. Units that meet the CDBG and HOME requirements of this solicitation shall be deemed eligible. Additional units developed on the property that are sold to households at or below 120% of the area median income and meet the definition of affordable may be certified as eligible for impact fee deferral by the Community Services Department. An itemized list of County impact fees approved for deferral shall be attached to the Declaration of Restrictive Covenant as an exhibit, and a lien will be executed to secure the affordability requirements. City impact fees are not subject to County deferral and remain governed by applicable City requirements.

Orange City Fee waivers or incentives may be proposed via the PUD Development Agreement for consideration by City Council.

5. PROJECT REQUIREMENTS

5.1 Affordability Requirements

· A minimum of 75% of units must serve households at or below 80% AMI

· Final project is for homeownership, not rental

· Must adhere to HOME Resale provisions established by Volusia County for each unit developed (attached)

5.2 Development Requirements

· Minimum of 25 units on the proposed site plan Units that anticipate utilizing HOME funds for development must be identified.

A phased approach may be utilized but the first phase must have a minimum of 25 units.

· Space dedicated from the donated parcels to green space. This land could possibly become a community park in the future. If this occurred, it is anticipated that the land would be donated and the park would be operated by a separate entity.

· Initial minimum 50-year ground lease for each home lot to maintain long-term control and ensure perpetual affordability

· Pricing includes all re-zoning, site work, permits, utilities, and foundation work

· Execution of developer agreement within two weeks from County Council approval

· Anticipated timeline may not exceed the following parameters from the date of execution of the developer agreement for initial homeownership of units:

· Homeownership of four units at or below 80% of AMI within 36 months from the date of the developer agreement;

· Homeownership of twenty-one nits at or below 80% of AMI within 44 months from the date of the developer agreement; and

· Occupancy of any additional units on the property within 60 months from the date of the developer agreement.

· The additional greenspace may remain as greenspace or be converted into a park during any point of development or post development.

5.3 Accessibility Requirements

· 5% of units must be accessible for mobility impairments

· 2% of units must be accessible for hearing/vision impairments

5.4 Building and Code Compliance

· FEMA flood compliance

· Florida Building Code compliance

· Must meet local codes, ordinances, and zoning requirements

· HUD Housing Quality Standards (HQS)/NSPIRE (as of April 2027) or local code (whichever is more stringent)

· Energy efficiency requirements (Energy Star or equivalent) mandatory

5.5 Federal Compliance Requirements

Include but not limited too:

· 2 CFR Part 200 (Uniform Administrative Requirements)

· Davis-Bacon Act compliance (prevailing wage requirements)

· HUD-4010 compliance

· Section 3 requirements (economic opportunities for low-income persons)

· Broadband infrastructure requirements

· Minority & Women Business Enterprises

· Build America, Buy America (BABA)

5.6 Financial Requirements

25% match requirement - Respondents must provide matching funds equal to at least 25% of the total project cost. Total project cost includes County-provided land, HOME funds, and all other development costs. It is anticipated that proposals will have more than 25% matching funds. For example:

Land Value (County-provided): $684,000 HOME Funds (County-provided): $1,200,000 Private Financing: $996,000 Donations (financial): $200,000 Donations (appliances): $20,000 Total Project Cost: $3,100,000

Total eligible match would be the private financing and donations in this example, which is $1,216,000 or 39.2% of the total project cost.

6. ELIGIBILITY REQUIREMENTS

6.1 Organizational Qualifications

· Respondent must be a qualified non-profit organization

· Non-profit may partner with for-profit businesses for specific project components

6.2 Development Agreement

At the time of award, a development agreement will be executed to bridge selection and closing, governing the interim period between award and the transfer of ownership and defining the respective responsibilities of the parties during project development. The agreement will provide authorization for the awarded respondent to make application regarding zoning, permitting, and other required entitlements for the development of the property. This agreement will require the awarded respondent to secure all necessary financing and obtain necessary zoning changes and permits prior to land disposition. Last, this agreement will allow for reimbursement request for up to the available $10,000 for pre-development costs associated with the project.

Once these steps are completed, a closing will occur which transfers the land to the awarded respondent, which must be a non-profit entity.

7. RESPONDENT RESPONSIBILITIES

The selected respondent will be responsible for all aspects of development, included in the solicitation is a letter from the City of Orange City that provides additional information on required steps. Responsibilities for the selected respondent include:

7.1 Site Development

· Density calculations and optimization

· Setback requirements compliance

· Stormwater requirements

· Utility design Anticipated sewer connections to W. Rhode Island Avenue, approximately 1,600 feet south

· Parking design and implementation

· Landscape buffers and screening

· Platting/ROW Requirements

· Design standards development and adherence

· Overall planning and development of the site to a PUD

· Future land use:

· Residential High Future Land Use (9 parcels approximately 5.2 acres)

· Residential Medium Future Land Use (1 parcel approximately 1.5 acres)

7.2 Construction and Installation

· All site work and preparation

· All necessary permits, including zoning, land use approvals, and any required rezoning or variances and approvals

· Utility connections and infrastructure

· Foundation work for all structures

· Turn-key delivery of completed units

7.3 Community Engagement

Develop and implement a comprehensive community engagement strategy that includes outreach to stakeholders and neighboring residents specifically impacted by the potential PUD process. In addition, a community outreach strategy that demonstrates how the finished property will be marketed to potential homeowners that focus on veterans, seniors and workforce.

7.4 Environmental Review

Environmental review will be completed by Volusia County. Respondents must cooperate fully with this process and implement any identified requirements. A copy of our most recent environmental review, environmental assessment, and gopher tortoise burrow survey is attached.

8. SUBMISSION REQUIREMENTS

All proposals must include the following components:

8.1 Required Documentation

1. Organizational Information: Non-profit status verification, organizational capacity, and relevant experience

2. Site Plan: Detailed preliminary site plan showing minimum 25 units, green space, parking, utilities, stormwater, and landscaping (conceptual drawings)

3. Floor Plans and Elevations: Complete preliminary floor plans and elevations for all proposed tiny home units clearly showing dimensions, layouts, and major features, even if not final certified construction documents

4. Financial Pro Forma: Detailed project budget, including 25% match source, HOME fund utilization, donated land value, and all development costs

5. Development Timeline: Comprehensive timeline that matches the milestones in 5.2 Developer Requirements and includes key milestones

6. Property Management Plan: Long-term strategy for managing land leases, ownership and resale, common areas, and homeowner support

7. Community Engagement Strategy: Detailed plan for engaging the community, throughout the development process. In addition, the plan should include outreach for occupancy to the target populations of veterans, seniors and workforce housing.

8. Compliance Documentation: Demonstration of understanding and capability to meet all local, state, and federal requirements

9. References: Minimum of three references from similar projects

8.2 Design Specifications

All proposals must demonstrate compliance with the following tiny home specifications:

· Dwelling size: Minimum 300 square feet to maximum 800 square feet under heat and air

· Set on approved permanent foundation

· Complete plumbing, heating, air conditioning, and electrical systems

· Meets all applicable Florida Building Code standards

· Site-built or modular construction (must possess DBPR Insignia label if modular)

9. DEFINITIONS

For purposes of this Request for Proposals only, the following definitions are provided to establish a common understanding of terms used in this solicitation. These definitions are not intended to, and do not, amend, interpret, or supersede applicable federal, state, or local laws, ordinances, land development regulations, zoning requirements, or the Florida Building Code. All proposed development must comply with all applicable regulatory requirements, regardless of the terminology used in this RFP

Tiny Home: An attached or detached residential dwelling with a minimum 300 square feet to a maximum of 800 square feet under heat and air, that is set on an approved permanent foundation. The structure contains plumbing, heating, air conditioning, and an electrical system, meets all applicable Florida Building Code standards. The structures must be site built or of modular construction.

Tiny Home Community: A single development of 3 or more Tiny Homes on a single lot or parcel.

Tiny Home Community Building: A structure designed to serve a Tiny Home Community which may contain, but are not limited to, a club house, common dining area, kitchen, bathroom, laundry facilities, and/or storage.

Manufactured Home: A structure or building module as defined by statute and under the jurisdiction and control of the Florida Department of Community Affairs, installed and used as a residence, that is set on an approved permanent foundation. The structure contains plumbing, heating, air conditioning, and an electrical system. The term does not include a mobile home. The term may include a Tiny Home.

Modular Home: A structure or building module as defined by statute and under the jurisdiction and control of the Florida Department of Community Affairs, installed and used as a residence, that is set on an approved permanent foundation. The structure contains plumbing, heating, air conditioning, and an electrical system. The term does not include a mobile home. Modular homes must comply with the standards of the Florida Building Commission, be constructed off-site, and possess a Department of Business and Professional Regulation (DBPR) Insignia label. The term may include a Tiny Home.

Attachments The following documents are attached to this RFP:

A. Orange City – Tiny Home Village B. Legal description and survey C. HOME Resale provisions (Volusia County) D. Sample development agreement E. Orange City Letter F. Site appraisals G. Topographic data H. Environmental Review I. Environmental Assessment J. Gopher Tortoise Burrow survey K. Tree survey and canopy assessment

EVALUATION AND SCORING CRITERIA

Proposals will be evaluated by a review committee based on the following weighted criteria. The maximum possible score is 100 points.

Percentage of units serving households at or below 80% AMI Long-term affordability mechanisms and controls HOME resale provisions implementation strategy

Previous experience with affordable housing development Experience with tiny home or similar small-scale housing projects Experience with federal funding programs (HOME, CDBG) Organizational capacity and staffing Quality and relevance of references

Completeness and accuracy of project budget Source and commitment level of 25% match funds Cost reasonableness and efficiency Additional funding sources secured or committed Financial sustainability and long-term viability

Quality and feasibility of site plan Efficient use of land and density optimization Quality and functionality of unit designs Accessibility features and universal design elements Energy efficiency and sustainability features Community building/amenities included

Reasonableness of proposed timeline (not to exceed 36 months for the initial milestone and 44 months for completion) Development team readiness and capacity to begin quickly Clarity of development milestones and deliverables

Long-term management and oversight strategy Homeowner support and education programs Community governance structure Maintenance and repair protocols

Quality and comprehensiveness of engagement strategy Outreach to target populations (veterans, seniors, workforce) Neighborhood and stakeholder engagement plan

Understanding of and capacity to meet all local requirements Understanding of and capacity to meet all state requirements Understanding of and capacity to meet all federal requirements Grant compliance experience and capacity

Minimum Passing Score: Proposals must achieve a minimum score of 70 points to be considered for award.