RFP 25-011 Development Partner_Final.pdf

PINELLAS COUNTY HOUSING AUTHORITY

REQUEST FOR PROPOSALS (RFP) #25-011

FOR DEVELOPMENT PARTNER

TO EXPAND AFFORDABLE HOUSING OPPORTUNITIES

IN PINELLAS COUNTY, FLORIDA

Proposals will be accepted at the address via email at mle@pinellashousing.com until and not later than 2:00 p.m. on September 12, 2025.

mailto:mle@pinellashousing.com

REQUEST FOR PROPOSALS FOR DEVELOPMENT PARTNER

TABLE OF CONTENTS

PAGE

I. Introduction

II. Schedule

II. Scope of Services

III. Terms

IV. Development Goals

V. Respondent Responsibilities

VI. General Requirements

VII. Submission Requirements

VIII. Evaluation Criteria

IX. Procurement and Award Process

Attachments

A – Mixed Finance Development Due Diligence Checklist

B - Section 3 Plan for PCHA and Section 3 Contracting Policy and Procedure

C – Certification Regarding Debarment, Suspension and other Responsibility Matters

D – Non-Collusive Affidavit

E – Certification Regarding Lobbying

F – Certification of Non-Organizational Conflict of Interest

G – Developer Application Priority Certification

H – HUD 5369-B–Instructions to Offerors

I – HUD 5369-C– Certifications and Representations of Offerors

J – HUD 5370-C Section I–General Conditions for Non-Construction Contracts

K – Contract Provisions - 2 CFR 200.326

SECTION I

INTRODUCTION

The Pinellas County Housing Authority ("PCHA") administers federal housing programs for low-income persons in Pinellas County, which includes the City of Belleair, Belleair Beach, Belleair Bluffs, Belleair Shore, Clearwater, Dunedin, Gulfport, Indian Rocks Beach, Indian Shores, Kenneth City, Largo, Madeira Beach, North Redington Beach, Oldsmar, Pinellas Park, Redington Beach, Redington Shores, Safety Harbor, St. Pete Beach, St. Petersburg, Seminole, South Pasadena, Tarpon Springs and Treasure Island, Pinellas County, Florida (collectively, the "Pinellas County Area"). PCHA manages low-income public housing units and housing choice vouchers through the Section 8 Program at properties located throughout the Pinellas County Area. PCHA is looking to diversify and expand affordable housing available in the Pinellas County Area. This initiative could include mixed-finance communities, assisted living, rental housing and/or homeownership development.

In furtherance of this initiative, PCHA invites written proposals from qualified persons or entities (each, a "Respondent") to be a development partner with PCHA in acquiring, developing, revitalizing and/or rehabilitating affordable residential real estate in the Pinellas County Area. PCHA intends to engage all qualified Respondents to work with PCHA to develop the affordable housing needed in the Pinellas County Area. PCHA anticipates that each selected Respondent will generally provide the following services:

• Fund all or a portion of the pre-development expenses, reimbursable without interest out of available proceeds at closing.

• Obtain all equity and debt, including tax credit and bond allocations.

• Serve as the co-developer and manage, in coordination with PCHA, the design, engineering, permitting and construction processes.

• Provide all financial and performance guarantees.

• Share developer fee (realized and deferred), cash flow and residual value with PCHA.

• Provide PCHA an option and right of first refusal to acquire the development.

A full description of the scope of services to be provided by Respondent (the "Respondent Services") is identified in Section II (Scope of Services) of this Request for Proposals (this "RFP").

PCHA works cooperatively with United States Department of Housing and Urban Development ("HUD").

PCHA requires that all Respondent Services performed be in compliance with all applicable rules, regulations and requirements promulgated by HUD and all other applicable federal regulations.

Additionally, all Respondent Services must be performed in compliance with all state and local laws and regulations, including where applicable, those governing the Low Income Housing Tax Credit ("LIHTC") program.

This procurement will be done on a rolling basis. Each Respondent that meets the criteria will be qualified to provide Respondent Services for one or more developments and PCHA will enter into a Master Development Agreement ("MDA") with each selected Respondent.

Any questions regarding this RFP should be in writing and directed to:

Mr. Minh Le, Contract Administrator ~ Mle@pinellashousing.com mailto:Mle@pinellashousing.com

REQUEST FOR PROPOSALS

RFP # 25-011

DEVELOPMENT PARTNER

SCHEDULE

❑ August 12, 2025 Issue/Publish Notice of Invitation for Bids

❑ August 25, 2025 Deadline for questions by 2:00 p.m.

❑ August 26, 2025 Deadline to post answers

❑ September 12, 2025 by 2:00 p.m. Bids are due by 2:00 p.m. EST to mle@pinellashousing.com

All questions must be submitted to mle@pinellashousing.com with the above deadline date.

All bids must be submitted to mle@pinellashousing.com with the above deadline date.

PCHA reserves the right to request additional information concerning any and/or all Submittals submitted.

PCHA RESERVES THE RIGHT TO REJECT ANY OR ALL SUBMITTALS IF SUCH ACTION IS IN

THE BEST INTEREST OF THE HOUSING AUTHORITY AND TO WAIVE ANY AND/OR ALL

INFORMALITIES AND MINOR IRREGULARITIES. PCHA RESERVES THE RIGHT TO CANCEL

THIS SOLICITATION FOR ANY REASON IT DEEMS IS IN THE BEST INTEREST OF THE

AGENCY.

mailto:mle@pinellashousing.com

SECTION II

SCOPE OF SERVICES

Respondent will assist and be an integral partner with PCHA in fulfilling PCHA's initiative to diversify and expand affordable housing available in the Pinellas County Area. Respondent will be responsible to secure funding to implement the development of new affordable housing communities and ensure compliance with any and all regulatory requirements.

The scope of services for Respondent Services may include, but shall not be limited to, the following:

Site Control and Planning. Where PCHA does not already have site control, Respondent will be responsible for locating an acceptable site in the Pinellas County Area on which to develop an affordable or mixed-income community and providing PCHA with evidence of site control at the time of proposal submission. A preliminary conceptual plan shall be developed, approved by PCHA and subsequently presented to stakeholders for feedback and input. A final master plan shall be completed with designation of development phases and a detailed development schedule.

Market Analysis and Appraisal. Respondent will provide a detailed market study to determine the overall feasibility of the conceptual plan of each project as proposed by Respondent. Respondent will also be responsible for any additional market analysis and appraisals to develop and obtain financing for the project.

Design/Approvals. Respondent will be responsible for the development of design and construction documents in accordance with the design criteria approved by PCHA, and obtain HUD's approval, as needed. Respondent will also be responsible for obtaining permits and any other approvals required.

Financing. Respondent will obtain all private financing and structure public financing in a timely and cost-effective manner and prepare all necessary financing applications. Respondent will work with PCHA to prepare other applicable documents necessary for the development and provide all evidentiary materials, necessary financial guarantees and assurances as required.

Tax Credit Application/Solicitation of Tax Credit Syndicator. Where LIHTCs will be used, Respondent will be responsible for preparing the applications for tax credit allocations in accordance with the qualified allocation plan. Respondent will also be responsible for soliciting, following approval of the solicitation process by PCHA, three tax-credit syndicators to bid on tax credits received for each development.

Coordination. All development activities, including reporting and budget requirements, must be coordinated throughout the life of the project and Respondent must assure the maximum feasible contribution to the overall development effort.

MBE/WBE Participation. Respondent shall ensure consistency with Presidential Executive Orders 11625, 12138 and 12432 and Section 3 of the HUD Act of 1968 and PCHA goals for MBW/WBE participation that may be established.

Resident/Local Employment and Contracting. A comprehensive Section 3 employment program must be developed and implemented by Respondent, as well as other policy objectives aimed at improving the economic circumstances of individuals, households and companies in the Pinellas County Area.

Construction. Respondent must oversee and provide all appropriate guarantees for the completion of any project approved by PCHA in a timely and cost-effective manner and ensure all occupancy permits and necessary approvals are obtained after construction to permit occupancy and operation of the mixed-income community.

Property Management. Respondent must assist PCHA in providing high quality management of rental property consistent with the terms and conditions of funding sources and market driven property management standards. PCHA intends to provide property management services.

Long Term Affordability of Rental Property. Respondent must devise a means to ensure the long-term affordability of the rental property used by low to moderate-income residents, in conjunction with PCHA.

Marketing Plan. Respondent must develop an effective lease-up strategy to obtain rapid initial occupancy and maintain on going high occupancy of all residential units.

Assist PCHA with the Development Process. Respondent shall assist PCHA by ensuring that each development project assigned to Respondent is in compliance with all applicable laws, rules, regulations and/or processes. Attachment A sets forth some of the duties that may be assigned to Respondent.

SECTION III

TERMS

The following terms will govern any development assigned to Respondent:

A. Pursuant to a task order issued under a contract resulting from this RFP, Respondent shall be required to participate in all phases of the development project.

B. Any contract awarded pursuant to this RFP will have no dollar value attached to it; however, a MDA will be negotiated separately for each development that, among other things, will set forth the value of the development.

C. The scope of services for any task order will be more fully defined in each task order. The scope of services identified in the task order may include, but shall not be limited to, the items set forth in Section II (Scope of Services).

D. Respondent must pay for all due diligence items as more fully described throughout this RFP.

E. Respondent shall maintain, at Respondent's expense, insurance as required in the MDA, including but not limited to worker's compensation insurance, commercial general liability, automobile liability and professional liability insurance.

F. It is expected that PCHA will be, or become, the fee simple owner of the property, and PCHA will ground lease the property for the development.

G. It is anticipated that PCHA will have a general partner or managing member interest in the development owner entity. PCHA will have the option to become the manager of the property upon the placed in-service date.

H. PCHA, at its option, shall have a right of first refusal to acquire any development and an option to purchase the development at the end of the 15-year tax credit compliance period.

I. PCHA shall participate in the cash flow at a rate equal to or greater than its share of developer fee.

J. PCHA shall receive at least 50% of every dollar saved from the construction contingency reserve.

SECTION IV

DEVELOPMENT GOALS

PCHA intends to expand physically, socially and financially viable affordable and/or mixed-income communities that will blend into the existing neighborhood and provide safe, secure housing for all residents for many years. PCHA has established a general set of development goals to be used as a guide in all new developments. A summary of PCHA's general development goals are outlined below:

Participatory Process. One of the keys to a successful new development is meaningful and active participation by key stakeholders throughout the planning, design, construction and operations of the new development.

Design/Construction Standards. New developments will be designed and constructed with materials and features that reflect the character of the surrounding neighborhood and will provide long-term viability.

New developments should have a private market quality, look and feel. Public housing and affordable units should be indistinguishable from any market rate units. It is also important to design and construct new developments to enhance the safety and security of the residents. In addition, it is PCHA's desire to maximize the quality and affordability of the new housing units by maximizing the positive impact of buildings on the environment and on the building occupants with design and construction practices that ensure sustainable site planning, safeguarding water and water efficiency, energy efficiency, conservation of materials and resources and indoor environmental quality.

Financing. PCHA will commit to provide financial resources to each new development where possible.

Such resources may include public housing, housing choice vouchers and/or site-based Section 8. PCHA expects that these resources will be leveraged to the maximum extent feasible by utilizing other funding sources such as: LIHTC equity, bond financing, other grants and Respondent investment.

PCHA as a Partner. To the greatest extent feasible, PCHA intends to be an active and equal partner in all aspects of the development process.

Employment and Contracting. A significant number of the employment opportunities generated through this process should go to public housing residents and other lower income residents of the Pinellas County Area. At a minimum, all consultants, contractors and subcontractors must comply with Section 3 of the 24 C.F.R. Part 75.

Occupancy. PCHA believes that the long-term viability of any new development requires occupancy by residents with a variety of income levels. In addition, PCHA desires to minimize relocation of residents through phasing of construction activities.

Handicap Accessibility. The Uniform Federal Accessibility Standards ("UFAS") require a minimum of 5% of the units in each development be fully accessible for the mobility impaired and an additional 2% of the units for hearing and visual impaired in accordance with Section 504 of the Rehabilitation Act of 1973, and the UFAS. PCHA will require that these minimums be met or exceeded. PCHA also desires to maximize the number of adaptable units that can easily be converted in to accessible units. New developments must be fully compliant with all requirements of the Americans with Disabilities Act ("ADA"), including but not limited to site, common areas and accessible route to and from common areas.

Finally, it is important that, to the greatest extent feasible, all units meet the current visitability standards according to HUD guidelines.

SECTION V

RESPONDENT RESPONSIBILITIES

Respondent will be responsible for the successful planning, design, construction and management of the new development.

Predevelopment Schedule. Respondent will be responsible for submitting to PCHA for approval a final and complete predevelopment schedule detailing all predevelopment activities necessary to obtain all required funding and regulatory approvals to allow development activities to begin. The timeframe for providing such schedule will be set forth in the MDA.

Predevelopment Budget. Respondent will be responsible for submitting to PCHA for approval a final and complete predevelopment budget detailing the budgeted cost of each predevelopment activity. The timeframe for providing the predevelopment budget will be set forth in the MDA. Respondent will be responsible for obtaining the funding for all pre-development expenses, which shall be reimbursable without interest out of available proceeds at closing. Respondent should indicate its financial commitment to the development project.

Predevelopment Activities. Respondent shall not be authorized to begin any predevelopment activities until it has submitted, and PCHA has approved, the predevelopment schedule and the predevelopment budget, and PCHA has issued a task order with notice to proceed, which may require prior HUD approval.

Once PCHA has issued a task order with notice to proceed, Respondent will be responsible to plan, coordinate, manage and complete all predevelopment activities necessary to get all required funding and regulatory approvals to allow development activities to begin within the timeframe detailed in the predevelopment schedule and within the dollars agreed to in the predevelopment budget. Predevelopment activities will include, but not be limited to: market studies, geotechnical studies, infrastructure analyses, design alternative analyses, financial model analyses, identification and solicitation of various funding sources, resident participation plans, Section 3 Program, MBE/WBE participation plans, implementation schedule, preparation of required mixed finance documents, solicitation of various consultants and contractors and preparation of required evidentiaries.

Development. Respondent will only be authorized to perform services/work as more fully described in the task order. Following is a summary of some of the more significant responsibilities of Respondent.

1. Implement the Respondent Services as set forth in Section II (Scope of Services) of this

RFP.

2. Complete necessary funding applications.

3. Site preparation.

4. Construction.

5. Construction administration (quality monitoring, schedule monitoring, payment processing, change order processing, etc.).

6. Ensure completion of project on schedule.

7. Ensure completion of project within budget.

8. Coordinate various entities, contractors, subcontractors, etc.

9. Identify investors/funders, secure funding commitments.

10. Financial guarantees and assurances.

11. Coordinate with PCHA.

12. Ensure development of units which are fully compliant with UFAS/ADA.

Compliance Monitoring. Implement systems to ensure compliance with all applicable laws and regulatory requirements including, but not limited to:

1. Davis-Bacon.

2. Section 504 / UFAS / ADA.

3. Local requirements (bldg. dept., zoning, etc.).

4. Section 3 Program (monitor and certify Contractor's compliance).

Management. Respondent's management team must manage the day-to-day operations of the completed development in accordance with any operating/limited partnership agreement and all applicable federal, state and local laws and regulations. PCHA will assume the day-to-day operation of the development as soon as possible, but in no event later than the fifth anniversary of the placed-in-service date. In transactions involving the use of tax credits, the transition of management to PCHA will take place no later than the end of the compliance period.

Communication. Respondent must provide, in a format acceptable to PCHA, monthly reports during the predevelopment and development stages detailing the status of schedule, budget, expenditures, obligations, upcoming activities and completed activities. Respondent must also schedule and attend regular meetings and maintaining all meeting minutes, in addition to all other services necessary to ensure successful completion of the new development community.

SECTION VI

GENERAL REQUIREMENTS

Respondent may be an individual or a business corporation, partnership or a joint venture duly authorized to do business in the State of Florida, which is financially sound and able to provide the services being procured by this RFP.

If Respondent has been debarred, suspended or otherwise lawfully precluded from participating in any public procurement activity, such Respondent shall disclose that information in its offer and that may be sufficient ground for disqualification.

Respondent must be in good standing with PCHA and any federal, state or local government that has or has had a contracting relationship with Respondent. Therefore, if a federal, state or local government has terminated any contract with Respondent for deficiencies or defaults, that Respondent is not eligible to submit a response to this RFP.

Only responses with the following minimum team members who meet the following basic qualifications will be considered. Any response not meeting these criteria will be deemed non-responsive and will not be evaluated.

Respondent.

1. Minimum of five years of satisfactory experience and project management of a multifaceted community planning and development process working with a public housing authority, public housing resident groups and related organizations.

2. Successfully developed/constructed housing at least three developments consisting of at least 100 affordable mixed-finance rental housing units.

3. Experience in areas of homeownership counseling, social service provisions, community service and economic development.

4. At least five years experience with private market financing, tax credits and affordable housing programs.

Architect.

1. Minimum of five years of satisfactory experience in design and implementation of multifaceted communities.

2. Licensed in the State of Florida.

Cost Estimator.

1. A minimum of five years of experience estimating residential construction and a minimum of two years estimating in the Florida market.

2. Certified by the American Association of Certified Estimators, the American Society of Professional Estimators or another accrediting organization acceptable to PCHA.

Management Agent.

1. Minimum of five years of successful experience with management of at least 100 units under public housing guidelines.

2. Minimum of five years of successful management of at least 100 units under tax credit compliance guidelines.

SECTION VII

SUBMISSION REQUIREMENTS

Respondents should fully read and comprehend this RFP. Responses received without all of the required information may be rejected. Respondents must submit one original plus five copies of their proposals.

Proposals must include, in the same order as below, the following information, exhibits and schedules:

A. General Information.

1. Letter of interest, including contact name and telephone number (cover letter).

2. Type of Organization: corporation, partnership, joint venture or sole proprietorship. Names of shareholders, partners, principals and any other persons exercising control over the entity(ies).

3. Organizational Certifications:

(a) Copies of certificate of incorporation, partnership agreement, joint venture or other organizational document.

(b) All applicable licenses/certifications.

(c) A corporate resolution signed by the secretary of the corporation and notarized, certifying the name of the individual(s) authorized to sign the offer, the contract and any amendments thereto.

4. A narrative listing the organization's members and the roles each will have in this initiative.

5. An organizational chart to show all of the entities that are a part of the organization and the key individuals within each entity that will provide the services referenced in this RFP.

B. Experience.

Provide details of the experience of each member of Respondent as outlined below.

1. Respondent. Describe Respondent's experience in successfully implementing mixed-finance and mixed-income developments similar to those being contemplated in this RFP. At a minimum, describe Respondent's experience in the following areas:

(a) Affordable Housing. Provide evidence of experience in developing or redeveloping affordable housing property. Also, provide information to demonstrate Respondent's knowledge of HUD regulations that are relative to this procurement.

(b) Construction and Construction Management. Describe Respondent's experience in managing complex residential/commercial/mixed-income construction projects in a timely manner and within budgetary constraints. Respondent should submit clear information regarding the number of construction sites they have managed at one time and the size of each. The narrative should indicate what type of construction and management methods were used; what portion of the projects has been completed on time and within budget. For those projects not completed on time and within budget, please indicate the reason why.

(c) Partnering with Neighborhood Groups. Describe Respondent's experience in working with neighborhood groups to achieve locally determined goals.

(d) Service Providers and Supportive and Community Service Programming. Describe Respondent's experience with incorporating a supportive and community service component into the revitalization process. This includes, but is not limited to, family self sufficiency programs, neighborhood development, and education, training and employment programs and Section 3.

(e) Financing. Describe Respondent's experience in assembling financing packages for low income housing, and mixed-income developments. The description of experience should include any use of varied financing instruments including LIHTC, bond financing, first and second mortgage financing, etc. Respondent should submit clear information regarding their experience with a variety of financing methods.

(f) State and Local Knowledge and Experience. Describe Respondent's knowledge and experience with state and local building codes, regulations, sources of funding, and financing for low-income, mixed-income, and commercial development.

2. Architect/Engineer. Provide details of previous large development projects the Architect/Engineer has participated in and its role in each project. Also, provide the Architect/Engineer's knowledge and experience in state and local building codes and regulations. Finally, provide experience the Architect/Engineer has in designing energy efficient residential buildings.

3. Management Agent. Describe in detail the management plan to manage a mixed-finance development.

Where Respondent has participated directly or indirectly in the management of residential facilities, list all properties under management now or in the last three years including name, owner, location, type of site, type of construction, income or subsidy mix, number and size of units, financing, operating and mortgage status. If any management contract has been terminated, show when and explain the reasons for termination.

4. Legal Counsel. Describe the experience of the law firm and the key individuals who will work on the new development have had in structuring and negotiating complex real estate matters. Identify any experience in handling tax credit and other related transactions.

5. Marketing Agent. Provide a statement of the marketing agent's previous experience in marketing large (greater than one hundred (100) units), urban mixed-income rental housing units. Also provide information and documentation regarding the agent's experience in marketing and selling affordable housing in an urban area.

C. References. For each Respondent member, provide a list of references for developments or projects in which Respondent has performed services similar to those described in this RFP. Such listing shall include at least the following information:

1. Name of the contracting entity.

2. Name, title and a telephone number of a contact person for each identified contracting entity to permit reference checks to be performed. The identified party must be one who has first-hand knowledge regarding the operation of the development or project and who was involved in managing the contract between Respondent and the contracting entity.

3. Start and completion dates of the development or project.

4. Description of Respondent's responsibilities including; planning, financing, construction, marketing, ownership, management, etc.

D. Experience of Staff Proposed. Provide background information regarding each identified staff member of the lead entity and sub-consultants to be assigned to this project that accurately describes his or her employment history and relevant experience providing services similar to those described in this RFP.

E. Methodology – Planning/Predevelopment.

1. Participatory Process. Provide a detail of the process Respondent will put in place to ensure that all stakeholders, including residents and neighborhood groups, are included at the appropriate levels in the planning and implementation of the new development.

2. Management of the Revitalization Process. Provide a detailed description of how Respondent would go about organizing, staffing and managing the entire development process.

3. Financing. Describe the various financing mechanisms and approaches Respondent will explore that will maximize the leveraging of PCHA's investment. Also, provide examples of how Respondent has utilized these financing tools in the past. Provide proforma sources and uses budgets for the predevelopment and development phases.

4. Quality Control. Provide a description of the actions Respondent has taken in the past and will be taking for this project to ensure that all documents, drawings and specifications comply with all local and federal requirements and that they also clearly describe the work and will limit change orders, contract modifications and time extensions to a minimum.

F. Methodology – Development.

1. Construction Administration. Provide a description of the actions Respondent has taken in the past and will be taking for this project to administer the resultant construction contract(s) to ensure compliance with contract terms and conditions in addition to schedule compliance. Also, describe the staff that will be assigned during construction and their respective roles.

2. Employment. Describe ways Respondent has provided employment opportunities in the past and programs and commitments Respondent will be making to provide employment opportunities for residents of the Pinellas County Area, if selected.

3. Regulatory Compliance. Describe the actions Respondent has taken in the past and will be taking for this project to ensure compliance with all applicable regulatory requirements including, but not limited to; Section 504, UFAS, ADA, Section 3, Davis-Bacon and Fair Housing regulations.

G. Methodology – Management.

1. Staffing. Provide a sample-staffing plan for the management of the completed development.

Include in this plan, the anticipated responsibilities of PCHA.

2. Compliance. Describe how Respondent proposes to ensure compliance with all of the various laws and regulations throughout the development and management of the new community. At a minimum, address: Section 504/UFAS, tax credits and public housing or Section 8 requirements.

H. PCHA as a Partner. Propose at least two alternatives for utilizing PCHA as a partner in the development and/or management of the new developments. Clearly describe all of the proposed terms of each alternative including, at a minimum, the proposed ownership structure, the proposed responsibilities of PCHA during each phase of the development and the proposed responsibilities of

PCHA during operation of the development. Describe the benefits to PCHA of each alternative proposed.

I. Financial Statement. Provide a current financial statement of the firm prepared by a Certified Public Accountant along with the firm's most recent audit (if any). The statement should show assets, liabilities and net worth of the firm and should include information on all general partners or principal shareholders. Any Respondent who desires for this information to be kept confidential should provide this information in a separate sealed envelope clearly marked "confidential information." Such information will then be held as confidential.

J. Certifications and Representations of Offerors.

Each Respondent must complete the certifications and representations of offerors.

K. Minority and Women Business Participation.

1. Describe ways Respondent will utilize MBE/WBE businesses to meet the minimum minority owned and woman owned business participation. Provide information regarding the participation of MBE/WBE firms on the team. Be specific, and provide a detailed plan to maximize the participation of MBE/WBE in the award of contracts/purchase of goods and services.

2. Small Disadvantaged Business Concerns ("SDBC") Participation: Provide information regarding the participation of SDBC particularly minority/female individuals on the team. Such information should be specific as to equity participation, anticipated participation in fee, and scope of authority of such SDBC and individuals. Provide a detailed plan to maximize the participation of SDBC in the award of contracts/purchase of goods and services.

L. Section 3 Participation.

1. Describe ways Respondent will assist PCHA to comply with HUD's Section 3 requirements for hiring.

SECTION VIII

EVALUATION CRITERIA

The Evaluation Committee will review, evaluate and give a score to each Respondent that has submitted a complete proposal. Proposals may receive a maximum score of one hundred (100) points distributed as follows:

Experience of Respondent. Maximum 20 points Respondent's successful completion of comprehensive redevelopment efforts on mixed-finance developments similar to those described in this RFP.

Experience of Staff Assigned. Maximum 20 points Demonstrated experience and capability of the proposed staff for this project in providing the services described in this RFP.

Methodology. Maximum 15 points Respondent's proposed methodology will ensure that the comprehensive redevelopment efforts will be successfully implemented on time, within established budgets and with the full participation of PCHA, residents and other stakeholders.

Proposed Ownership/Fee Structure: Maximum 20 points Respondent's proposed ownership and fee structure provides the most benefit to PCHA and the long-term viability of the new development.

Respondent Risk. Maximum 15 points Respondent has proposed a level of risk (financial or other) that indicates a high level of commitment to the success of the new development and its timely completion.

Section 3 Goals. Maximum 10 points Respondent's demonstrated experience and/or proposed efforts to assist PCHA in meeting its Section 3 goals.

SECTION IX

PROCUREMENT AND AWARD PROCESS

The following instructions are intended to aid Respondents in the preparation of their proposals.

A. Amendments to Solicitation.

Any and all amendments to this solicitation shall be sent by certified mail, return receipt requested, and/or by fax, to all potential Respondents who attend a pre-submission conference and/or receive the solicitation materials.

Notwithstanding any information that may be contained in the solicitation and amendments thereto, Respondents are responsible for obtaining all information required thus enabling them to submit responses.

B. Submission of Proposals and/or Amendments to Proposals; Deadlines.

Proposals must be submitted via email to Mle@pinellashousing.com

Proposals must be received at the above address no later than September 12, 2025 at 2:00 p.m.

All proposals received will be sent an email receipt confirmation within two (2) hour of submittal.

PCHA staff will review each submission to determine if it was complete and if it is responsive to this RFP. PCHA may allow Respondents to correct minor deficiencies in their submission that do not materially affect their submission.

All submissions determined to be complete and responsive will be provided to an PCHA Evaluation Committee. PCHA's Evaluation Committee will evaluate the Responses utilizing the criteria established in this RFP.

PCHA reserves the right to interview Respondents, request additional information and/or negotiate terms and conditions.

PCHA reserves the right to disqualify any Respondent who fails to provide the requested information or who provides materially inaccurate or misleading information. PCHA further reservies the right to disqualify any Respondent on the basis of any real or apparent conflict of interest that is disclosed by Respondent or any other information available to PCHA. This disqualification is at the sole discretion of PCHA.

PCHA will perform a responsibility review of Respondent, which may include reference checks and financial background checks.

PCHA will award contracts to all Respondents determined to be responsive and responsible and in the best interest of PCHA. Accordingly, Respondents will be awarded on a rolling basis, qualifying all Respondents deemed to be responsive and responsible.

PCHA shall not be responsible and will not reimburse any Respondent for any costs associated with preparing a proposal.

A response submitted by a Respondent does not constitute a contract, nor does it confer any rights on Respondent to the award of a contract. A letter or other notice of award or of the intent to award shall not constitute a contract. A contract is not created until all required signatures are affixed to the contract.

An award does not guarantee that PCHA will proceed with a development project. It merely confirms that PCHA will consider development projects brought by the Respondent mailto:Mle@pinellashousing.com

Attachment A

RFP 25-011

Mixed Finance Development Due Diligence Checklist

RFP #25-011

Attachment A

Mixed Finance Development Due Diligence Checklist

PCHA may authorize Respondent to perform any or all of the following Respondent Services:

General.

Promote communication with neighborhood groups.

Prepare, update and revise, as necessary, the project implementation schedule and budget.

Submit monthly financial, management and project status activity reports as needed.

Prepare all required submissions and reports to HUD and other agencies.

Predevelopment Activities.

Initiate site acquisition activities.

Provide evidence of adequate zoning.

Prepare Planned Unit Development, if required.

Develop a relocation plan, and if necessary, relocate residents.

Test for hazardous materials, develop abatement procedures and obtain environmental review.

Design and obtain commitments for site improvements.

Revitalization Plan.

Structure and implement participatory planning process.

Develop master plan for site and neighborhood revitalization activities.

Submit additional information requested by HUD, if applicable, for revitalization plan approval.

Obtain local backing and secure letters of support.

LEGAL

HUD Compliance.

Provide evidence the owner has site control.

Provide evidence the proposed development complies with applicable zoning or will not be delayed by a rezone.

Complete subdivision if necessary.

Provide ALTA form title policy.

Provide evidence of real estate property and leasehold tax exemption.

Where required, assist with environmental (parts 50 and 58) review and Section 213 Clearance.

Advise team on mixed-finance regulations.

Procurement.

Advise team on federal and local procurement regulations.

Draft and/or review RFPs/RFQs.

Draft and/or review contracts between all team members.

Negotiating the Deal.

Develop ownership structure for mixed-finance rental & homeownership.

Develop organizational documents of the owner.

Prepare the limited partnership agreement/operating agreement.

Coordinate/draft all mixed-finance legal evidentiaries, including loan documents, and the regulatory and operating agreement, if necessary.

Negotiate with HUD on HUD evidentiaries and requirements, if necessary.

Provide legal structure for ensuring the long-term affordability of units.

Prepare the management agreement.

Advise on creation of management-related documents (e.g., site-based waiting list, tenant leases, etc.).

Financing/Real Estate Services.

Assist in financial structuring (e.g., LIHTC, tax-exempt bonds).

Provide legal counsel on tax credit syndication to assure compliance with tax provisions.

Provide legal counsel on bond issuance.

Record real property legal description and title.

Nonrental Components.

Analyze and advise team on homeownership models.

Draft homeownership-related loan documents, use restriction covenants and sales contracts.

Advise on commercial/retail development (includes development of leases).

FINANCE

Financial Feasibility/Program Development.

Conduct market analysis and feasibility study to assess financial feasibility.

Identify potential financial resources including funding, LIHTC, Section 8, conventional financing and other capital.

Prepare initial development budget.

Prepare preliminary operating proforma projecting annual income and expenses for 15-year period.

Negotiate Financial Arrangements.

Secure credit enhancement for bonds, if needed.

Underwrite and issue bonds and develop loan agreements.

Syndicate tax credits and develop limited partnership agreement.

Preparation for Closing.

Conduct subsidy-layering analysis to ensure project is not over-subsidized.

Assure HUD that the Respondent fee and operating reserve are not funded from public housing capital funds, where required.

Assure HUD that common area improvements are paid pro-rata by public housing funds, where required.

Provide Total Development Cost calculation for HUD review, where required.

Close on all loans.

Close on equity.

Ongoing Financial Monitoring.

Maintain the required budgets and accounts in accordance with funding.

Track funding contributions compared to loan and grant agreements.

Review & certify construction draw schedule.

Release funds to development partner proportionate to construction work.

DESIGN

Concept/Feasibility.

Conduct market analysis and feasibility study to identify specific design amenities.

Develop preliminary site plan, design concepts and phasing.

Develop cost and contingency estimates at concept phase.

Prepare preliminary development schedule.

Design Development.

Develop design guidelines and construction quality standards for development agreement.

Develop cost and contingency estimates at design development phase.

Prepare design development documents that satisfy ADA requirements.

Perform cost justification/value engineering.

Coordinate cost information with financial advisor.

Construction Documentation.

Develop cost and contingency estimates at construction document phase.

Complete life cycle cost analysis.

Monitoring of Construction.

Monitor construction schedules and budgets.

Ensure that work performed is consistent with quality standards.

Review and approve/reject change orders.

Develop punch list and conduct final inspection.

Homeownership.

Conduct market analysis and feasibility study.

Procure Respondent(s) homebuilder(s) for the homeownership units.

Identify financing sources (private lenders, existing soft second or down-payment assistance programs).

Set repayment and loan terms, including antispeculation and long-term affordability clauses.

Set purchaser eligibility and selection criteria.

Subdivide/acquire property as necessary.

Develop a resident homeownership-counseling program.

Develop a marketing program.

Create pool of qualified buyers.

Prepare all loan documents, sales contracts, covenants and restrictions.

Relocation.

Survey residents to determine their relocation needs and preferences.

Prepare relocation plan in accordance with URA and other applicable federal, state or local regulations.

Identify relocation resources.

Provide residents with required legal notices for relocation.

Counsel residents regarding relocation options, timing and relocation payments.

Schedule moves.

Maintain accurate files.

Track and report relocation expenditures and obligations.

Maintain communication with relocated residents; provide required 18 month tracking and follow-up.

Construction.

Develop phasing plan and construction critical path schedule.

Obtain regulatory approvals and permits.

Develop M/W/DBE participation goals.

Prepare bidding package strategy and coordinate with A/E.

Advertise, bid and award construction contracts.

Initiate and complete hazardous materials abatement.

Initiate and complete demolition, if applicable.

Initiate and complete construction of infrastructure.

Initiate and complete construction of housing.

Initiate and complete construction of community facilities.

Establish construction draw schedule and monitor draws against schedule.

Compile maintenance manuals and guarantees for transmittal to PCHA.

Perform inspections, monitor contractor compliance and certify completion.

Property Management/Reoccupancy.

Prepare a management plan that is responsive to the mixed-income and self-sufficiency goals.

Prepare operating expense and proforma.

Develop management policies including community rules, lease, orientation, application process, etc.

Develop a marketing program.

Develop and hold reoccupancy training.

Implement interim management, particularly if involving phased construction.

Return temporarily relocated residents to the development.

Complete unit rent-up/sales.

Implement long-term management plan.

Provide documentation for on-going compliance.

Asset Management (Ongoing Regulatory and Compliance Responsibilities).

Create an asset management implementation manual to guide PCHA staff.

Identify PCHA personnel responsible for asset management.

Attachment B

RFP 25-011

Section 3 Plan for PCHA and Section 3 Contracting Policy and Procedures

SECTION 3 PLAN

FOR

THE PINELLAS COUNTY

HOUSING AUTHORITY

Table of Contents

Page

General Policy Statement ………………………………………………………… 3 Purpose……………………………………………………………………………… 4 Section 3 Contracting Policy & Procedure……………………..……………….. 5 Section 3 Action Plan 6 Employment and Training Goals…………………………………………………. 7 Certification Procedure for Section 3 Program Participants…………………… 8 Resident Hiring Requirements……………………………………………………. 9 Assisting Contractors To Achieve Section 3 Goals…………………………….. 10 Preference for Contracting with Section 3 Business Concerns……………….. 11 Section 3 Business Certification………………………………………………….. 12 Resident Owned-Business Contracting ………………………………………… 13 Contracting with Section 3 Business Concerns………………………………… 14 Section 3 Recruitment, Training, and Employment…………………………….. 15 Employment of Section 3 Program Participants………………………………… 16 Contractor Requirements in Employing Section 3 Participants……………….. 17-18 Internal Complaint Procedure…………………………………………………….. 19 External Complaint Procedure……………………………………………………. 20

Definitions…………………………………………………………………………… 21-24 Section 3 Contract Clause…………………………………………………………. 25-26

Exhibits/Forms

Exhibit 1: PCHA Contracting Policy & Procedure

Exhibit 2: PCHA Opportunities Plan

General Policy Statement

It is the policy of the Pinellas County Housing Authority (PCHA) to require its contractors to provide equal employment opportunity to all employees and applicants for employment without regard to race, color, religion, sex, national origin, disability, veteran’s or marital status, or economic status and to take affirmative action to ensure that both job applicants and existing employees are given fair and equal treatment.

The PCHA implements this policy through the awarding of contracts to contractors, vendors, and suppliers, to create employment and business opportunities for residents of the PCHA and other qualified low, very low, and extremely low-income persons residing within PCHA’s jurisdiction.

This policy shall result in a reasonable level of success in the recruitment, employment, and utilization of PCHA residents and other eligible persons and businesses by PCHA contractors working on contracts partially or wholly funded with the United States Department of Housing and Urban Development (HUD) monies.

The PCHA shall examine and consider a contractor's or vendor's potential for success by providing employment and business opportunities to PCHA residents prior to acting on any proposed contract award.

Section 3 Purpose

Section 3 of the Housing and Urban Development Act of 1968, as amended (12 U.S.C. 1701u) (Section 3) requires the Pinellas County Housing Authority to ensure that employment and other economic and business opportunities generated by the Department of Housing and Urban Development (HUD) financial assistance, to the greatest extent feasible, are directed to public housing residents, section 8 recipients and other low-income persons, government housing assistance, and business concerns that provide economic opportunities to Housing Authority residents and other low- and very-low income persons.

Section 3 Contracting Policy and Procedure

The PCHA will incorporate Section 3 in its existing Procurement Policy and adopt a Section 3 Contracting Policy and Procedure to be included in all procurements generated for use with HUD funding. Contractors must comply with the Davis Bacon Act. The Section 3 Contracting Policy and procedure contains goal requirements for awarding contracts to Section 3 Business Concerns.

All contractors/businesses seeking Section 3 preference (CBE) shall be required to complete certifications, as appropriate, as acknowledgement of the Section 3 contracting and employment provisions required by this section prior to submitting bids/proposals to the PCHA. Such certifications shall be adequately supported with appropriate documentation as referenced in the form.

The Procurement Policy of the PCHA encourages Small Disadvantaged Businesses (SDB) and Minority and Women Business Enterprises (M/WBE) to participate in contract awards.

Section 3 Plan

The Pinellas County Housing Authority, in conjunction with the Pinellas County Community Development Department will develop a Section 3 Action Plan to identify the goals, objectives, and actions that will be implemented to ensure compliance with the requirements of Section 3

PCHA's intent to develop this plan is to include input from various county departments to include Community Development, Housing and Neighborhood Improvements, Purchasing, as well as HUD. Where applicable, input from other agencies and companies will be considered.

Section 3 Employment & Training Goals

It is the policy of the PCHA to utilize residents and other Section 3 eligible persons and businesses in contracts partially or wholly funded with monies from the Department of Housing and Urban Development (HUD). PCHA has established employment, and training goals that contractors and subcontractors should meet in order to comply with Section 3 requirements.