RFP06232600000098 - Development - Affordable Housing - NW 7th Avenue Subdivision - Section 1.pdf

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Transaction Fee:

Yes Format:

Client Purchase

ProRFx ID:

RFP06232600000098

Solicitation No:

ITN# GRM/260682

ProRFx Type:

RFP: Services

Listing Category:

Bid Name:

Development - Affordable Housing - NW 7th Avenue Subdivision - Section 1

Scope of Work:

1.1. BACKGROUND The City of Ocala (“City”), through this

Invitation to Negotiate (“ITN”) GRM/260682, seeks proposals from interested and qualified developers, builders, partnerships and/or agencies interested in constructing a residential development on the subject parcels to include a mix of single-family detached residential homes and an open sp... VIEW

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Listing Image:

(JPG, 6 KB)

Listed By:

CITY OF OCALA

Industry Type:

City and town managers' offices

Contact Name:

Mr. David Williams

Contact Email:

dwilliams@ocalafl.gov

Contact Phone:

(352) 629-8350 Ship to Location:

110 SE Watula Avenue Address1:

110 SE Watula Avenue Address2:

CITY HALL

City: Ocala State: FL Zip/Postal: 34471 Listing Class.:

RFP Request For Proposal

Listing Start Date:

6/23/2026 1:50:29 PM EST

Listing Ends After:

End Date/Time reached

Listing End Date:

8/26/2026 2:00:00 PM EST

Bid Closes:

[72110000] Residential building construction services [72111100] Multiple unit dwelling construction services [72111111] General residential construction contractor service [84100000] Development finance [93142000] Urban development

Show Category Details

Housing.jpg

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8/26/2026 2:00:00 PM EST

IMPORTANT COMMENTS EXIST

View Answers & Comments

IMPORTANT BID DOCUMENT(S)

1. ITN GRM 260682 - Dev... MORE (297.9 KB - PDF)

2. Exhibit A.1 - Compre... MORE (976.0 KB - PDF)

3. Exhibit A.2 - Sectio... MORE (968.5 KB - PDF)

4. Exhibit B - West Oca... MORE (4.03 MB - PDF)

5. Exhibit C - West Oca... MORE (22.65 MB - PDF)

6. Exhibit D - MCPA Pro... MORE (1.32 MB - PDF)

7. Exhibit E - Conceptu... MORE (4.39 MB - PDF)

8. Exhibit F - Schedule... MORE (88.4 KB - PDF)

9. Exhibit G - Financia... MORE (50.5 KB - PDF)

10. Exhibit H - Design G... MORE (83.9 KB - PDF)

11. Exhibit I - Sample S... MORE (97.3 KB - PDF)

12. Exhibit J - 2026 Inc... MORE (133.5 KB - PDF)

13. Appendix I - Prelimi... MORE (35.5 KB - XLSX)

Formal Question Due By:

8/6/2026 @ 5:00 PM EST

Bid on This

No Bid? Tell us why?

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https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20A.1%20-%20Comprehensive%20Area%20Aerial%20Map.pdf javascript:;

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https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20C%20-%20West%20Ocala%20Community%20Redevelopment%20Plan%20-%202015%20(1).pdf javascript:;

https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20D%20-%20MCPA%20Property%20Record%20Cards.pdf javascript:;

https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20E%20-%20Conceptual%20Subdivision%20Plans.pdf javascript:;

https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20F%20-%20Schedule%20of%20Key%20Activties.pdf javascript:;

https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20G%20-%20Financial%20Review%20Committee%20(FRC)%20Guidelines.pdf javascript:;

https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20H%20-%20Design%20Guidelines%20and%20Minimum%20Project%20Specifications.pdf javascript:;

https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20I%20-%20Sample%20SFRD%20Elevations.pdf javascript:;

https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Exhibit%20J%20-%202026%20Income%20Limits%20-%20Affordable%20Housing.pdf javascript:;

https://prorfx.com/Storage/110S34471_051/ProRFx/Upload/Attachments/General/Appendix%20I%20-%20Preliminary%20Term%20Sheet.xlsx javascript:;

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Terms & Conditions for listing Informational Purposes Only READ ME

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1. Response Requirements *1.1. General Terms & Conditions

1.2. Anti-Lobbying/Communication

*1.3. Vendor Agreements

1.4. Insurance

*1.5. SPECIAL CONDITIONS

One or more items in this section are required.

* By checking this box you have read and agree to abide by the City's Terms & Conditions.

Click to open and read the General Terms and Conditions this transaction will be governed with.

Enter your full name (Owner/Authorized Company Representative only):

ANTI-LOBBYING/COMMUNICATION WITH CITY STAFF AND OFFICIALS:

To ensure fair consideration for all proposers/bidders, the City strictly prohibits any communication, whether or not written, verbal, or through a third party, relative to this solicitation with any department, City official, City Council member, or employee during the submission process, except inquiries directly made to the Procurement and Contracting Department, Contracting Officer, or as provided in the protest policy located at: Protest Policy

Additionally, the City prohibits communications initiated by a proposer/bidder, agent, or third party of proposer/bidder to any City official(s), City Council member(s), or employee(s) evaluating or considering the proposals/bids prior to, and up to the time an award decision is made at a scheduled City Council meeting.

*** Any prohibited communications initiated by a proposer/bidder, or a third party on behalf of proposer/bidder, will be grounds for disqualifying the offending proposer/bidder from consideration for award of the solicitation >AND< will face a three (3) year debarment from doing any business with the City of Ocala. ***

One or more items in this section are required.

Compliance Certification:

As an authorized company representative, I certify my firm or corporation:

Agrees to comply with the requirements of Florida Statute 287.087 for a Drug Free Workplace.

Agrees to comply with the requirements of Florida Statute 448.095 for Employment Eligibility. Employers, contractors and their subcontractors are required to register and use the Department of Homeland Security’s E-Verify system when hiring new employees for the term of the contract. Violations will result in contract termination. (E-Verify is operated by the U.S.

Department of Homeland Security).

Owner/Authorized Company Representative initials:

Click HERE to download the Standard Insurance Requirements for the City of Ocala

One or more items in this section are required.

ADA NEEDS:

Please call the procurement professional shown on this listing forty-eight (48) hours in advance so arrangements can be made if reasonable accommodations are needed for you to participate in any meeting.

AWARDED CONTRACT FAILURE - BIDDING SUSPENSION

I understand and agree to the following:

Bidders who submit a bid to the City of Ocala and fail to fulfill the contract term, for any reason, will be subject to future bidding suspension for year (1), and up to a possible three (3) year bid debarment for serious contractual failures.

Owner/Authorized Company Representative initials:

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BIDDER CONTRACTS:

Bidder contracts/agreements will not be accepted in most cases. If a contract is required, only City of Ocala contracts will be used for all goods and services. The requirement of bidder contracts and/or bidder written terms and conditions may result in bid rejection. The City will consider adding appropriate bidder clauses into our contract; please upload any desired clauses with your solicitation response.

CLARIFICATIONS AND CORRECTIONS:

The City of Ocala reserves the right, where it may serve the City’s best interest, to request additional information or clarifications from bidders/proposers, or to allow corrections of errors or omissions.

CONFIDENTIAL, PROPRIETARY, OR TRADE SECRET MATERIAL:

The City of Ocala (City) shall handle all written competitive submissions, replies, oral presentations, other submissions, correspondence, meetings and all records made thereof, and all other records concerning this solicitation in compliance with Chapters 119 and 286, Florida Statutes and Article 1, Section 24 of the Florida Constitution.

Proposals or replies received by the City pursuant to its solicitations are exempt from public disclosure until such time that the City provides notice of an intended decision or until thirty (30) days after opening the proposals, whichever is earlier. If the City rejects all proposals or replies pursuant to this solicitation and provides notice of its intent to reissue the solicitation, then the rejected proposals or replies remain exempt from public disclosure until such time that the City provides notice of an intended decision concerning the reissued solicitation or until the City withdraws the reissued solicitation. A proposal or reply shall not be exempt from public disclosure longer than twelve (12) months after the City's initial notice rejecting all proposals or replies.

Upon award recommendation or ten (10) days after opening, bids become “public records” and shall be subject to public disclosure consistent with Chapter 119 (Public Records) and Section 815.045 (Trade Secret Information), Florida Statutes.

Should bidders/proposers consider any information related to their proposal or the services to be provided to City to be proprietary, a trade secret, or otherwise constitute confidential material under Florida or federal law, bidder/proposer shall designate such portion of the material as such by clearly marking it as CONFIDENTIAL, PROPRIETARY, or TRADE SECRET and submit both a non-redacted and redacted copy of their submission. The redacted copy shall only exclude or obliterate the exact portions claimed to be confidential, proprietary, or trade secret. Additionally, bidder/proposer shall state the basis for of the exemption that it contends is applicable to the record, to include the statutory citation to an exemption created or afforded by statute.

THE CITY WILL MAKE NO EFFORT TO VERIFY WHETHER OR NOT THE REDACTED MATERIAL IS EXEMPT FROM CHAPTER 119, FLORIDA STATUTES. THAT DETERMINATION IS TOTALLY THE RESPONSIBILITY OF THE BIDDER/PROPOSER AND THE BIDDER/PROPOSER SHALL BE SOLELY RESPONSIBLE FOR DEFENDING ITS DETERMINATION THAT THE REDACTED PORTIONS OF ITS RESPONSE ARE CONFIDENTIAL, TRADE SECRET, OR NOT OTHERWISE SUBJECT TO DISCLOSURE. PROPOSER SHALL PROTECT, DEFEND, AND INDEMNIFY THE CITY FOR ANY AND ALL CLAIMS ARISING FROM OR RELATING TO PROPOSER’S DETERMINATION THAT THE REDACTED PORTIONS ARE NOT SUBJECT TO DISCLOSURE. IF THE PROPOSER FAILS TO SUBMIT A REDACTED COPY OF ITS SUBMISSION, ANY CLAIM OF CONFIDENTIALITY IS WAIVED, AND THE CITY SHALL BE AUTHORIZED AND REQUIRED TO PRODUCE THE ENTIRE DOCUMENT OR RECORD IN ITS ANSWER TO A PUBLIC RECORDS

REQUEST FOR SAID RECORDS.

I have read and understand my responsibilities regarding any purported confidential, PROPRIETARY, or trade secret material contained in my proposal AND (please select the appropriate statement below):

I have not included a redacted copy of our proposal.

I have included a redacted copy of our proposal along with this original.

Owner/Authorized Company Representative initials:

CONFLICT OF INTEREST:

Disclose the name(s) of any employee, officer, director, shareholder, or agent of your firm that is also a City of Ocala employee or public official:

Disclose the name(s) of any City of Ocala employee or public official that is a known relative of an employee, officer, director, shareholder, or agent of your firm:

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Failure to disclose known conflicts of interest may result in bid rejection and/or contract termination, if awarded.

City of Ocala employees who have a 5% or more interest in a bidder's firm must also complete an "Officer and Employee Disclosure Statement" which can be obtained at www.bidocala.com under Vendor Resources. This form includes instructions and relative Florida statutes. Failure to complete this form, if applicable, may result in bid rejection.

PERFORMANCE EVALUATION:

At the end of the service period, the City may evaluate vendor performance. This evaluation will become public record.

FLORIDA STATUTE 287.133: Public Entity Crime; denial or revocation of the right to transact business with public entities.

Vendor on its behalf and its affiliates agrees and affirms that it has not been placed on the convicted vendor list following a conviction of a public entity crime as provided for in Section 287.133(2)(a), Florida Statutes, which states:

a person or affiliate who has been placed on the convicted vendor list following a conviction for public entity crime may not submit a bid on a contract to provide any goods or services to a public entity, may not submit a bid on a contract with a public entity for the construction or repair of a public building or public work, may not submit bids on leases or real property to a public entity, may not be awarded or perform work as a contractor, supplier, subcontractor, or consultant under a contract with any public entity, and may not transact business with any public entity in excess of the threshold amount provided in Section 287.017, for CATEGORY TWO, for a period of 36 months from the date of being placed on the convicted vendor list.

Owner/Authorized Company Representative initials:

I understand and agree to the following:

FLORIDA STATUTE 448.095: E-VERIFY. Pursuant to section 448.095, Vendor shall register with and use the U.S.

Department of Homeland Security’s (“DHS”) E-Verify System verify the work authorization status of all newly hired employees. Vendor shall obtain affidavits from any and all subcontractors in accordance with paragraph 2(b) of section 448.095, Florida Statutes, and maintain copies of such affidavits for the duration of this Agreement. By entering into any subsequently awarded contract, Vendor certifies and ensures that it utilizes and will continue to utilize the DHS E-Verify System for the duration of the contract and any subsequent renewals of same. Vendor understands that failure to comply with the requirements of this section shall result in the termination of the contract and Vendor may lose the ability to be awarded a public contract for a minimum of one (1) year after the date on which the contract was terminated. Vendor shall provide a copy of its DHS Memorandum of Understanding upon City’s request. Please visit www.e-verify.gov for more information regarding the E-Verify System.

Owner/Authorized Company Representative initials:

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REQUESTED AND ADDITIONAL DOCUMENTS

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REQUIRED LICENSES AND CERTIFICATIONS:

My firm and/or sub-contractors can comply with the license and certification requirements in the scope and/or this listing.

Vendor shall upload all licenses and/or certifications with their response and must submit required licenses and certifications immediately upon request from the City.

Owner/Authorized Company Representative initials:

SAFETY AND ENVIRONMENTAL:

Vendor will be responsible at all times for precautions to achieve the protection of all persons including employees and property throughout the resulting contract term. The Vendor shall make an effort to detect hazardous conditions and shall take prompt action where necessary to avoid accident, injury or property damage. EPA, DEP, OSHA, and all other applicable safety laws and ordinances shall be followed as well as American National Standards Institute Safety Standards. All hazardous spills, accidents, injuries or claims or potential claims shall be reported promptly to the City Risk Management Department at 352-401-3989, or cell 352-572-0414, and rdennis@ocalafl.org.

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Agrees to comply with the safety and environmental requirements above.

Owner/Authorized Company Representative initials:

SOLICITATION DOCUMENTS:

The City of Ocala (City) has no responsibility for the accuracy, completeness or sufficiency of any bid documents obtained from any source other than the official City links below:

Bid Ocala: www.bidocala.com ProRFx Florida: www.florida.prorfx.com

Obtaining these documents from any other source(s) may result in obtaining incomplete and inaccurate information.

Obtaining these documents from any source other than directly from the source listed herein may also result in failure to receive any addenda, corrections, or other revisions to these documents that may be issued.

SUBCONTRACTORS AND DBE GOALS:

The bidder represents the subcontractors listed below are financially responsible and are qualified, insured, licensed, and certified to do the work required.

The bidder will endeavor to use DBE/MBE subcontractors whenever possible. For non-grant funded projects, City of Ocala's goal is 15% as a race-neutral DBE goal. FDOT funded projects have a race-neutral DBE goal of 10.65%. The Ocala International Airport's DBE goal is 12%. SunTran's goal is 10.65%. DBE firms can be located via this directory: Florida Department of Transportation DBE Directory

No subcontractors will be utilized.

Our company will be utilizing more than two (2) subcontractors. Our list of subcontractors including percent of work is attached in the section labeled "REQUESTED AND ADDITIONAL DOCUMENTS." A fillable subcontractor list is available at: Subcontractor List

Bidder/Prime must perform a minimum of 30% of the work with their own forces unless specified differently in the Scope of Work.

NOTE: Bidder/Prime not providing an accurate, good faith estimate of subcontractor percent (%) of work may have their bid rejected.

SUBCONTRACTOR #1

Company Name:

Work Category:

City, State:

DBE MBE

Percent of Work:

SUBCONTRACTOR #2

Company Name:

Work Category:

City, State:

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If you wish to respond to the listing, click on the "Bid on this item" link and complete the fields presented to you.

1.6. Electronic Bid Response

DBE MBE

Percent of Work:

COMPLIANCE WITH FLORIDA STATUTE 287.135*, applicable on goods or services of $1,000,000 or more:

As an authorized agent and/or representative of the applying/bidding company, I hereby certify that the applying/bidding company:

Is NOT on the Scrutinized Companies that Boycott Israel List, created pursuant to F.S. 215.4725, or is engaged in a boycott of Israel as defined therein;

Is NOT on the Scrutinized Companies with Activities in Sudan List (or) the Scrutinized Companies with Activities in the Iran Petroleum Energy Sector List, created pursuant to F.S. 215.473;

Is NOT engaged in business operations, as defined by F.S. 287.135, in Cuba or Syria;

Agrees any resulting contract may be terminated by the City if:

1. Any of the representations above are found to be false.

2. The applying/bidding company is placed on the Scrutinized Companies that Boycott Israel List, or is engaged in a boycott of Israel, as defined above;

3. Has been placed on the Scrutinized Companies with Activities in Sudan List or the Scrutinized Companies with Activities in the Iran Petroleum Energy Sector List, as defined above; or

4. Has been engaged in business operations in Cuba or Syria.

Typed signature of authorized agent or representative of the applying/bidding company:

*F.S. 287.135 obligates the City to ensure all contracts for goods or services of $1 million or more include provisions as required by statute. The City acknowledges, however, the enforcement of these provisions may in certain circumstances create conflict with applicable federal law. Regardless, the enforceability of this provision “COMPLIANCE WITH FLORIDA STATUTE 287.135” shall not impact the force and effect of any other provisions of the resulting contract and shall accordingly be severable and distinct from the remainder of the resulting contract should a court of law invalidate the statute or its inclusion in the resulting Agreement.

Awarded Vendors shall comply with all applicable provisions of Section 787.06, Florida Statutes. Specifically, all non-governmental Vendors shall provide the City of Ocala with an affidavit signed by an officer or a representative under penalty of perjury attesting that the non-governmental entity does not use coercion for labor or services as defined in Section 786.06(2), Florida Statutes. ).

If not previously provided, the affidavit may be downloaded from https://www.ocalafl.gov/home/showpublisheddocument/29503 and must be notarized.

ELECTRONIC BID RESPONSE REQUIRED:

All bids/proposals MUST be electronically submitted by or before the due date under the appropriate solicitation/listing accessed online at: www.bidocala.com or www.prorfx.com

Bids/proposals may not be submitted by any other means other than as described above. The City will NOT accept bids/proposals sent by U.S. Mail, private couriers, fax or email.

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Scope Of Work

1.1. BACKGROUND

The City of Ocala (“City”), through this Invitation to Negotiate (“ITN”) GRM/260682, seeks proposals from interested and qualified developers, builders, partnerships and/or agencies interested in constructing a residential development on the subject parcels to include a mix of single-family detached residential homes and an open space area. The City’s intent is to use the property for the creation of Affordable Housing while maintaining quality construction and site design. The ITN will be awarded to a single developer, who will be solely responsible for completing the entire project. The recent infusion of public and private investment, an improving economy, and the implementation of several innovative renovation grants has spurred additional private interest and investment in redevelopment aimed at providing new opportunities for Ocala.

In addition to greatly enhancing the quality of life for its residents, these progressive and highly competitive steps have had a profound effect on making Ocala a “destination” location. The city now offers robust, regular entertainment, numerous cultural, retail and restaurant offerings that now consistently attract discretionary spending draw from a surrounding 75-mile radius. Since 1998, the City has made significant investments in the development of a series of master and sub-area plans for its Community Redevelopment Areas (CRA’s), parks systems and cultural arts.

To implement those plans, the City has purposely developed several economic development tools and policies to accelerate the growth and sustainability of the City.

The catalytic site proposed for redevelopment consists of multiple parcels (the "Property") with a total area of approximately 2.01 acres as evidenced in the map provided in EXHIBIT A.1. The targeted area of development for the intent of this ITN is 0.47 acres within the aforementioned site, hereby known as Section 1 as is outlined in the map provided in EXHIBIT A.2. This project site is in the West Ocala Community Redevelopment Area (CRA), as well as an Opportunity Zone, and Urban Job Tax Credit area. The goals for this project are ambitious and the City recognizes the potential investments it and a capable developer will need to make for this vision to become a reality.

The City intends to spur the redevelopment of a City-owned property, which will contribute to, and further accelerate, the transformational change in this area as well as the broader community.

With the property located in an area identified for targeted redevelopment, the various tools afforded by this designation will be used, as justified; to assist proposers and the City achieve the desired goals. Per the West Ocala Vision and Community Plan, hereto attached as EXHIBIT B, infill development should include a variety of attached and detached housing types that connect homes to employment opportunities. The plan also emphasizes the creation of safe and accessible public parks, squares, and green spaces throughout the community, serving as focal points for neighborhood and community activities and events. Additionally, it advocates for establishing a connected network of parks, sidewalks, and trails. Proposers should carefully consider how the development will contribute to a vibrant neighborhood and a pedestrian oriented public realm. Each building should be aesthetically attractive and provide an accessible, safe environment.

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To better understand the City’s vision for this significant area in our community, respondents are encouraged to review the exhibits that are provided with this solicitation including EXHIBIT C – West Ocala Community Redevelopment Plan and EXHIBIT B - West Ocala Vision and Community Plan which was officially adopted into the City of Ocala Comprehensive Plan (2012). Respondents should address issues such as land use, density, walkability, connectivity and other elements common in New Urbanism environments in ways that are compatible with the City’s zoning and future land use designation. The lots being presented for development by way of plat are to be developed for Single Family Residential Detached homes.

In 2024, Urban 3 completed a study titled Economics of Community Design, examining the land value economics, property and retail tax analysis, and community design of Ocala. The study provided a comprehensive analysis of opportunities for the city and considerations for future growth and fiscal policy. The City anticipates an increase in value once the vacant Property is developed and requires development concepts that achieve its highest and best use.

In order to be eligible for consideration, prospective developers, builders, partnerships and/or agencies must meet the minimum qualifications set forth in this ITN and demonstrate proven experience, financial resources, and professional expertise to develop, market, and rent and/or sell quality, residential units. The City reserves the right to request additional information or require execution of additional documentation as may be reasonably necessary to determine the financing of construction of the developed units.

The City’s Selection Committee shall review all proposals, conduct interviews, and recommend one or more proposals to City Council based on the evaluation criteria set forth herein. City Council may accept any proposal that it deems to serve the public interest and reserves the right to reject any or all proposals.

The transfer of title to the Property shall not occur until all of the terms of the sale are complete.

Language shall be included in the deed document to allow the title to revert to the City in the event that construction is not initiated within six (6) months of closing and any deposit or other funds paid by developer shall be forfeited to the City. For the purpose of this solicitation, construction is deemed to have commenced when site and building permits have been issued and the Proposer has broken ground on the property. Construction must be completed and a certificate of occupancy (CO) issued for all units no later than 18 months from the date of closing.

City staff shall monitor the project and schedule progress meetings to ensure construction is complete in accordance with the Development Agreement.

Proposers are encouraged to communicate any questions regarding this ITN by the deadline set forth for questions herein. All questions should be sent in writing via e-mail to the Buyer Contact identified. Questions and answers will be communicated to all proposers by issuing an addendum posted to www.bidocala.com.

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