Teacher_and_Staff_Housing_in_Pinellas_County_School_District_-_2025_Addendum_2_Revision.pdf

REQUEST FOR PROPOSALS

#24-JB-029

FOR

TEACHER AND STAFF HOUSING IN

PINELLAS COUNTY SCHOOL DISTRICT -

RFP 24-JB-029 Posted

Friday, December 20, 2024

Proposals Due

Before 3:30 pm on February 20, 2025

All submittals are due electronically through the District’s OpenGov Procurement portal:

https://procurement.opengov.com/portal/pcsb

TABLE OF CONTENTS

SECTION 1. SCOPE OF WORK

SECTION 2. SPECIAL CONDITIONS

SECTION 3. PROPOSAL

Attachments:

A - Protest Procedures

B - Insurance Specifications for Contractors

C - Parcel Available for Employee Housing Development

The School Board Of Pinellas County Prohibits Discrimination In All Purchasing And Contracting

RFP# 24-JB-029

SCOPE OF WORK

SCOPE DESCRIPTION

The Pinellas County School District ("District") invites proposals from private Respondents or development teams (each a "Respondent") interested in transforming the two (2) sites described below into residential communities (together the “Project”) featuring housing options for District-employed teachers and staff. The District is searching for a Respondent with experience working with municipalities and/or public entities in developing residential sites and whose proposed project would meet the Goals and Principles of the District and have a positive impact on the neighboring community. Respondents are encouraged to seek and present creative legal and financial options that would benefit the District, the

Respondent, and the future tenants of the development.

The District:

• Is fully accredited and is nationally recognized for providing choices for families, developing great teachers, advancing the use of technology, and preparing students for success in college and careers. The District was recognized by the Florida Department of Education as an “A” rated school district in 2024, the highest rating recognized by the State of Florida.

• Offers a wealth of educational choices, including quality neighborhood schools and application programs, focused on student interests, talents, and abilities. New and innovative programs continue to be developed based on feedback from families and the community and extend to career and adult education programs at two Pinellas Technical College campuses.

• Is proud of the many partnerships it has developed in the community highlighted by that with the

Pinellas Education Foundation. The Foundation was formed in 1986 to support public education in Pinellas County and since that time has raised more than $188 million to support the students and teachers of the District through programs such as the Take Stock in Children Scholarship

Program, the Adopt a Classroom initiative, and through economic education and financial literacy programs at Enterprise Village and Finance Park. The Pinellas Education Foundation is consistently ranked among the top public education foundations in the United States.

• Has developed several public-private partnerships including the construction of a joint-use

YMCA and middle school with the YMCA of Greater St. Petersburg, a first of its kind in the nation partnership with the TB12 Foundation to promote health and wellness education in the curriculum, and a unique program with the Innovation Foundation through ARK Invest to develop robust STEM experiences in middle schools along with the development of a STEM education center. The District has also entered into a partnership with Tomlinson Community

Partners to develop employee housing at the former Tomlinson Adult Education Center which lies along Mirror Lake in downtown St. Petersburg.

As the largest employer in Pinellas County, the eighth largest district in the state and the 28th largest district in the nation, the District is constantly looking for innovative solutions and innovative educators to meet the challenges faced in today’s world of public education.

The Board intends to award a contract to the company that it deems most qualified and responsive for the design, development, construction, design and construction financing, leasing, operation (including property management) and maintenance of workforce teacher/staff housing, to be constructed on the two sites.

RFP# 24-JB-029

The Project will consist of aspects inherent in a below market rate housing development, with the recognition of the Project as specifically providing affordable housing units for rental to District teachers and employees (“Restricted Use”).

Real Estate development entities are invited to submit proposals with detailed plans for the Project

(“Proposal”), such Proposals will be evaluated for their quality, alignment with desired Goals and

Principles of the District, financial viability, demonstrated Respondent’s capability to deliver the Project on schedule, and whether in District’s opinion, the selected Proposal is the most advantageous to the

District.

After the Evaluation Committee selects the highest ranked Response/Respondent through the RFP process, the next step in the process will be for the District and the selected Respondent to negotiate and enter into an Agreement that sets forth, among other negotiated items, the terms and conditions thereof, including, without limitation, as regards: (i) design, (ii) development, (iii) construction, (iv) design and construction finance, (v) leasing, (vi) operation (including property management) and (vii) maintenance of the Project.

The Agreement must also address timing and phasing. If necessary, the selected Respondent may be asked to modify some of the provisions in its Response to achieve the Districts Project Goals and

Principles.

The Respondent will be responsible for ensuring that the sites are appropriately zoned and that all studies, reports, permits, approvals, and written agreements are satisfactory to the District, including, but not limited to, conditional use permits as may be required, condominium development approvals (if applicable), site plan approvals, plat/parcel map approvals, boundary/lot line adjustments, demolition, building and use permits, architectural approvals, environmental reports and permits, traffic studies and so forth, as required by the appropriate public or governmental authorities, have been finally adopted and/or obtained to permit the commencement and completion of construction and the ongoing operation of the

Project, all in accordance with applicable law and said government permits and approvals.

The Respondent will finance the design and construction of the Project and deliver to the District housing units constructed on the sites under a long-term ground/building lease arrangement to be proposed by the

Respondent in its Response to this RFP, with the District as the ground/building lessor. The final form of the lease will be negotiated with the District, with the below market rate housing units ready to be rented by the Respondent to District’s eligible teachers and staff, in turn-key condition, subject to any recorded conditions, covenants and restrictions, as may be agreed upon by the District and the Respondent prior to commencement of rentals to District teachers and employees, including but not limited to maximum lease terms. The District reserves the right to set eligibility and priority requirements of District teacher and employee rentals.

The District’s preferences regarding the long-term ground/building lease are:

A. A renewable 50-year term, by mutual agreement.

B. Respondent will lease the land/building from District.

The sites shall be used only for the permitted use, unless, in reaction to changing needs, economies, markets and other factors, changes and amendments are agreed to by the parties. Other uses are allowed, from time to time, that are shown to be in compliance, with all applicable governmental permits and approvals and all applicable laws and have been specifically agreed to in writing by both the District and

Respondent.

The Respondent will be the single point of accountability for the design, development, renovation construction, financing, lease operation (including property management), and maintenance of the

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Project, unless otherwise specifically agreed to in writing by the District and Respondent. The District and Respondent will collaborate to keep the design and construction on schedule and construction costs on budget.

If the District is unable to negotiate a satisfactory final Agreement with the first selected Respondent, or if a fatal flaw eliminates that Respondent, the District reserves the right to terminate negotiations with that

Respondent and undertake negotiations with the second ranked Respondent. The District may cancel this

RFP at any time and otherwise proceed as determined appropriate by the District.

A successful Proposal will demonstrate compliance with all applicable rules, standards and specifications of all applicable governmental regulatory agencies.

The successful Respondent to this RFP must:

• include a design professional who is licensed in Florida at the time of execution of the

Agreement.

• have the demonstrated ability to provide the services and work for a project of the size and complexity of this Project.

• provide evidence of financial stability and capability to fund and/or guarantee all costs associated with the Proposal.

• comply with all applicable statutes relating to the licensure of architects and engineers.

• be required to timely post 100% performance and payment bond for the entire Project.

RESPONDENT'S RESPONSIBILITIES

The general scope of the Respondent’s responsibilities under the Agreement will be as follows:

A. Design: Working with the District, the Respondent will be responsible for the design of the entire

Project with the District’s input and approval. The design will address unit size, design and materials used. The design must comply with all applicable codes and regulations.

B. Professional Services: The Respondent will provide all professional services necessary to the

Project, to be more fully defined in the Agreement. Although not required, consideration will be given to Respondents who maintain professional licenses in one or more of the disciplines of real estate, architecture, construction or finance (in particular municipal finance, or public-private finance).

C. Construction: The Respondent will be solely responsible for completion of the on-site construction of the Project, and all required (if any) off-site construction. The District will require

Performance and Payment bonding from the Respondent’s construction firm. Bonding requirements are attached hereto.

D. Finance: The Respondent will be responsible for the complete financing of the project.

E. Operation: The Respondent will be solely responsible for the operation of the Project, with a negotiated, contractual agreement of how the finished property will be managed.

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F. Maintenance: The Respondent will be solely responsible for the maintenance of the Project, and for completion of the below market rate housing units’ interior and tenant improvements, to be specified with particularity in the Agreement.

G. Environmental Documentation: The Respondent will be responsible for all aspects of the required

Environmental Documentation to satisfy any federal requirements for the proposed Site. Copies of all Environmental Documentation received by the Respondent will be provided to the District.

H. Appraisal: The Respondent will be responsible for all aspects of any required Appraisal and any

Appraisal Review process and receiving any required governmental concurrence for the

Appraisal. Copies of all Appraisals and Appraisal Review Documentation received by the

Respondent will be provided to the District.

I. Communication: The Respondent will provide the District with monthly reports on the status of the project through the design and planning stages of the project and will provide weekly status reports upon the Notice to Proceed with Construction through the completion of the work identified on the punch list following substantial completion. The Respondent may be asked to provide in-person status reports to District staff and/or the School Board upon request.

J. Annual Report: The Respondent will provide the District with an annual report, due upon a mutually agreed date as specified in the final contract documents, detailing the status of the development. Such report shall address but not be limited to: occupancy and retention rates, rental rate of all units as compared to the typical rental development in Pinellas County, and overall fiscal solvency of the project.

K. Protection and Risk Mitigation: The Respondent will provide a demonstrated plan of how the

District’s interests in the Project and ownership of the Site, will be protected with maximum risk mitigation.

THE DISTRICT RESERVES THE RIGHT TO ALTER THIS SCOPE OF RESPONDENT’S

RESPONSIBILITIES TOGETHER WITH THE RIGHT TO NEGOTIATE FINAL

RESPONDENT PROJECT TEAM MEMBERS.

SITE DESCRIPTIONS

The available land for the Project is comprised of two (2) sites, one in the City of Largo and the other in the City of Clearwater.

The Largo site lies in the Chapman Heights district of Largo, Florida at 301 4th Ave SW Street. The site consists of eight (8) parcels of developable land specifically, the southern parts of parcels 1 and 2 and parcels 3, 4, 5, 6, 7, 8 are available.

The Land Use Code for the site is “Residential/Office General”. The total acreage of the site is MOL .79 acres.

The Clearwater site lies in the Skycrest district of Clearwater, Florida at 2190 Cleveland Street. The site consists of two (2) parcels of developable land of this RFP.

The Land Use Code for the site is mixed and listed as “Vacant Commercial” and “Public Schools”. The total acreage of the site is MOL 4.0 acres. The total acreage of the vacant commercial parcels is MOL

1.536 acres while the parcels zoned public schools are MOL 2.440 acres.

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Together, the Project consists of ten (10) parcels of land, with a total of MOL 4.79 acres, all of which are available as developable land.

DISTRICT USE OF SITES

The Largo site lies on a section of District property that is home to the District’s main professional education center. A new professional education center is under construction with an estimated substantial completion of July 2025. The housing project and professional education center will ultimately share the

Largo site.

The Clearwater site was previously used as a school bus compound by the District. The bus compound was closed in 2024 and is currently used to park surplus buses that are used by the District’s transportation department.

DISTRICT'S GENERAL TERMS AND CONDITIONS

The District’s “General Terms and Conditions” School Board Adopted 12/08/09, Revised 3/20/12, 7/24/12 can be found at the following link:

https://www.pcsb.org/cms/lib/FL01903687/Centricity/Domain/187/General%20Terms%20and%20Condit ions.pdf

By submitting a proposal, Proposer agrees to abide by all District Terms and Conditions.

PROJECT GOALS

A. Optimize the use of the two available sites by developing them into below-market rate housing for District employees.

B. Engage with a team experienced in real estate, workforce and affordable housing, finance, construction, operation (including property management) and maintenance with the demonstrated experience and capacity to design, develop, construct, finance, lease, operate and maintain rental housing.

GUIDING PRINCIPLES OF THE DISTRICT

A. Provide the maximum number of below-market rate housing units allowed for District teachers and employees, at the lowest possible rent to District teachers and employees.

B. Provide rental units to maximize the number of employees impacted over the life of the housing complex.

C. Retain ownership of the ground through a property lease between Respondent and the District.

D. Property to be managed by an outside group that provides an annual report to the District.

SELECTION PROCESS FOR PROPOSALS AND METHOD OF EVALUATION

The Evaluation Committee will review all proposals received by the specified due date and time and rank the proposals independently in accordance with the criteria listed in this Request for Proposal. After each member of the Evaluation Committee has submitted their rankings, the Evaluation Committee will discuss their individual rankings with the intent to come to consensus rankings. The highest-ranking firms will be selected to participate in the oral interviews/presentations.

The selection of the successful Respondent will be based upon the response that is most advantageous to the District at the sole determination of the District's Evaluation Committee.

https://www.pcsb.org/cms/lib/FL01903687/Centricity/Domain/187/General%20Terms%20and%20Conditions.pdf https://www.pcsb.org/cms/lib/FL01903687/Centricity/Domain/187/General%20Terms%20and%20Conditions.pdf

RFP# 24-JB-029

PHASE I - PROPOSAL EVALUATION

The District Evaluation Committee will perform the overall evaluation process. The Committee's members will independently review, evaluate, and rank each Response that has been properly and timely submitted. At a publicly noticed meeting, the District Evaluation Committee will discuss their independent rankings of each proposal, with the intent of reaching consensus rankings for each proposal submitted. The Evaluation Committee will shortlist the highest ranked firms and schedule Phase II

Interview and presentations.

The District reserves the right to require confirmation of information furnished by a Respondent, additional evidence of qualifications to perform the services and work, or information from any source that has the potential to improve the understanding and evaluation of the qualifications and Proposal. The

Evaluation Committee may, at its own discretion, accept submissions as it deems to be in the best public interest and in furtherance of the purposes of the Project, or it may proceed with further selection processes, or it may reject any and all submissions.

Evaluation Criteria

Demonstrated ability of the Respondent and its Project Team:

• to secure all Project financing (debt and equity).

• capacity to achieve the Project development and Project Schedule.

• historic ability to complete projects of similar scale.

• success in working in public/private partnerships.

Financial and Business Terms Proposed:

• feasibility of financing structure - private financing and equity contribution.

• public financial investment - requested terms/amount minimizes public resources.

• the Proposal increases the District’s competitive advantage and the most acceptable terms and conditions of the business offer made to the District.

PHASE II - SHORTLIST INTERVIEW AND PRESENTATIONS

Below are generic topics for presentations for the project. All scoring for this section is subjective and scored separately by the Evaluation Committee members based on their individual judgment of your presentation. The firms conducting the presentations should cover all the topics below, this is not the time to market your firm. It is important to follow the steps in order to ensure you cover all of the topics to receive the maximum score.

Project Goals:

• Demonstrate knowledge of the District’s Goals and Principles of the Project and how your

Proposal will meet or exceed those Goals and Principles.

• Knowledge of the Site, Local Conditions, and history of the Site:

• Demonstrate knowledge of the project sites and local codes/ordinances. Share how you will incorporate your proposed development into the existing neighborhoods and surrounding communities.

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Proposed Design and Composition of the project:

Share your overall site plan, design, and composition of the project for each site to include but not limited to:

• Architectural design characteristics based on conceptual-level design

• A site plan, showing the layout of the District’s reserved housing units, parking, and any mixed-used or other residential spaces. Share the percentage of the overall site plan dedicated to each type of use.

• Visual depictions of the Project, one of which should depict the project’s focal point which could be used in advertisements, social media, or shared with the media. Depictions should include the building exterior and interior, the District’s reserved housing exterior and interior, and the exterior and interior of other spaces in the development project.

Project Financing:

Describe your plan, in detail, for financing the project and the benefits of your financing plan. The financing plan should include all financing necessary to design and build the project as well as plans for the ongoing financial stability of the project once it is complete and occupied. Describe financial security of the project and risk mitigation to preserving the District’s fair market value of both sites.

POST EVALUATION PROCESS

The District and the highest ranked Respondent shall promptly commence negotiations for items selected for negotiation and shall submit a letter of intent in which the development entity will undertake the planning for the development provided that a development agreement has been negotiated and signed, and approvals and financing for the development are obtained within six (6) months. During the 6-month time frame, the development entity will diligently pursue obtaining approvals and financing for the development. At the District's sole option, the letter of intent may be extended for an additional three (3) months if the development approval process is close to conclusion and moving forward expeditiously.

While the development entity is obtaining approvals for the development, it will be negotiating with the

District for the final terms, conditions, and form of the Agreement. Among other things, the Agreement may include the business arrangement between the District and the Respondent as well as covenants, conditions, and restrictions, etc., as required by the District, assurances to provide that the Project will be developed and used in accordance with the Agreement. A key goal of the negotiations will be to agree upon methodology and requirements that would preserve the present and future affordability of the Project's rental units for District teachers and staff.

Prior to signing a binding Agreement, the following must be obtained:

A. Respondent must obtain any required government environmental approvals for the Site and the overall Project, and;

B. Agreement must have approval by the District School Board.

The Evaluation Committee will make its recommendations to the District School Board, who will ultimately approve or disapprove the recommended successful Respondent.

PURCHASING CONTACT

Any questions regarding the bid should be posted in the Questions & Answers section in OpenGov.

RFP# 24-JB-029

The procurement contact for this bid is Joe Benjamin and can be reached at benjaminst@pcsb.org, RFP# 24-JB-029

SPECIAL CONDITIONS

CONTRACT PERIOD

The Contract Period shall commence on March 2025, and end on December 9, 2026 .

PROPOSAL CONTENT & SUBMITTAL

Each proposal shall include all information and submittals required or requested in this Request for

Proposals.

Incomplete proposals may be declared non-responsive.

ACCEPTANCE OF VENDOR RESPONSES

The purchasing department reserves the right to accept proposals from multiple vendors, and to accept or reject portions of a proposal based upon the information requested. Suppliers may be excluded from further consideration for failure to fully comply with the requirements of this RFP solely at the purchasing department’s discretion.

PROHIBITION AGAINST COERCION FOR LABOR AND SERVICES AFFIDAVIT

Section 787.06(13), Florida Statutes requires all nongovernmental entities executing, renewing, or extending a contract with a governmental entity to provide an affidavit signed by an officer or representative of the nongovernmental entity under penalty of perjury that the nongovernmental entity does not use coercion for labor or services as defined in that statute. The Pinellas County School Board is a governmental entity for purposes of this statute. An affidavit is attached hereto. The affidavit shall be filled out, fully executed and returned as part of your bid/proposal response or the response shall be deemed non-responsive.

INTERVIEWS/DEMONSTRATIONS

The District reserves the following rights to:

• Conduct pre-award discussion and/or pre-award/contract negotiations with any or all responsive and responsible Proposers who submit proposals determined to be reasonably acceptable of being selected for award; conduct personal interviews or require presentations of any or all Proposers prior to selection; and make investigations of the qualifications of Proposers as it deems appropriate, including, but not limited to, a background investigation conducted by the appropriate law enforcement agency.

• Request that Proposer(s) modify its proposal to more fully meet the needs of the District or to furnish additional information as the District may reasonably require.

• Accord fair and equal treatment with respect to any opportunity for discussions and revisions of proposals. Such revisions may be permitted after submission of proposals and prior to award.

• Negotiate any modifications to a proposal that it deems acceptable, waive minor irregularities in the procedures, and reject any and all proposals.

• Process the selection of the successful Proposer without further discussion.

• Waive any irregularity in any proposal, or reject any and all proposals, should it be deemed in its best interest to do so. The District shall be the sole judge of Proposers’ qualifications and reserves

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the right to verify all information submitted by the Proposers. The proposal selected will be that proposal which is judged to be the most beneficial to the District.

• Request that Proposers submit their annual financial statements for the last three fiscal years, including company financial statement summaries, certified by a Certified Public Accountant. If the organization has been in business for a period of less than three years, Proposers may be required to submit a detailed business plan in addition to any pertinent information that would allow the District to evaluate the sufficiency of financial resources and the ability of the business to successfully perform the services enumerated in the contract. Unless otherwise stated, such requests would be made after the submission of the proposals and prior to award of a contract.

NON-EXCLUSIVE AGREEMENT

This RFP does NOT establish an exclusive arrangement between the district and vendor. The district reserves, but is not limited to, the following rights:

• The unrestricted right to use others to perform work, provide services or deliver the same or similar products as described herein when it is to the economic benefit of the district.

• The unrestricted right to separately bid any work, products or services as described herein when it is to the economic benefit of the district.

KEY EVENTS & DATES

RFP Post Date: December 20, 2024

Question Submission Deadline: January 24, 2025, 3:00pm

Proposal Submission Deadline: February 20, 2025, 3:30pm

Distribution of Proposals to Committee

Members:

February 24, 2025

Evaluation of Proposals: 2/24/2024 - 3/7/2024

Selection Committee Meeting: March 11, 2025, 10:30am

If the time allotted to evaluate proposals and make the selection of contractors as stated above proves to be insufficient, the posting of the Notice of Intent to Award and the Board approval date could both slip two weeks or more. Continue to monitor our OpenGov Procurement portal or contact the purchasing department for more specific information as to when the notice will be posted.

CONTACT OF DISTRICT PERSONNEL

During any solicitation period, including any protest and/or appeal, no contact with District officials or employees, other than with the individuals specifically identified in the solicitation, the Director of

Purchasing or the Legal Department is permitted from any Bidder. Such communication may result in an automatic disqualification for selection in the pending solicitation and any subsequent District

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solicitations for a period of six (6) months, no matter the outcome of the solicitation or any protest and/or appeal.

ADDITIONAL QUESTIONS/CLARIFICATIONS

Additional questions or clarifications regarding this solicitation shall be directed through the project page on the District's OpenGov Procurement portal before 3:00 pm on Friday, January 24, 2025.

BUSINESS HOURS & DAYS OF OPERATION

Regular School YearDays of operation are Monday thru Friday (excluding holidays) 8 a.m. to 4:30 p.m.

Warehouse receiving 6:30 a.m. to 2 p.m.

Summer

From approximately the 1st week of June thru the 1st week of August all schools are closed, with the exception of those that may be in summer session. Beginning the 2nd week of August, schools are once again in session. For more specific information call (727) 588-6143 to confirm if a school can accept deliveries.

Days of operation are Monday thru Thursday as follows:

Administrative Facilities and Schools: 7:30 a.m. to 5:30 p.m.

Walter Pownall Service Center: 6:30 a.m. to 5 p.m. (receiving 6:30 a.m. to 4:30 p.m.)

HOLIDAY BREAK

Each year, schools and administrative offices are closed for Thanksgiving, winter and spring break periods. Shipments cannot be accepted during these periods. These dates will vary each year depending upon our negotiated personnel calendar and when the Holidays actually fall.

Winter Break, 2023: December 25 thru January 5, 2023

Spring Break, 2024: Schools: March 13 thru March 17, 2023

Administrative Offices: March 11 thru March 15, 2024

PROPOSAL OPENING PROCEDURES

The names of all firms who have submitted a timely bid, shall be made public immediately following the bid due date and time expiring. Interested parties can view this information at OpenGov.com under the advertised bid title. Any recordings and/or bid proposals shall be exempt from public records requests until such time as the notice of an intended decision is published or until 30 days after opening the bids, proposals, or final replies, whichever occurs earlier.

If the District rejects all bids, proposals, or replies and concurrently provides notice of its intent to reissue a competitive solicitation, any recordings, bid proposals or records submitted, remain exempt from public records requests until such time as the District provides notice of an intended decision concerning the reissued competitive solicitation, until the District withdraws the reissued competitive solicitation, or 12 months after the publication of the initial notice rejecting all bids, proposals, or replies. Section

119.071(1)(b), F.S.; and Section 286.0113, F.S.

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Please be aware that any meeting at which (1) there is negotiation with a Supplier, (2) a Supplier makes an oral presentation, or (3) a Supplier answers questions, pursuant to a competitive solicitation, are closed to competitors and other members of the public. Team meetings at which negotiation strategies are discussed are likewise closed. Such meetings shall be recorded.

PLEASE NOTE: Information initially publicized is based upon what has been provided by each proposer and serve to formalize that a public opening of bids or proposals occurred on the date identified.

The information publicized is subject to change once the Purchasing Department and District division have reviewed the bids for accuracy. Publicized documents do not convey a notice of intended action. All bids or proposals received are subject to comprehensive review to determine responsiveness and responsibility.

PUBLIC ENTITY CRIMES

As stated in paragraph 12 of the General Terms and Conditions, PUBLIC ENTITY CRIME &

CONVICTED VENDOR LIST, please complete, sign and notarize the “SWORN STATEMENT

UNDER SECTION 287.133(3)(A),FLORIDA STATUTES, PUBLIC ENTITY CRIMES” form provided with this Request for Proposals.

This form MUST be included in your response in order for your proposal to be responsive.

INTEGRITY OF PROPSAL DOCUMENTS

Proposers shall use the original Proposal Forms and areas within OpenGov Procurement to provide the requested and required information. Proposers may provide additional attachments to the Proposal in the designated area with the Proposal section of OpenGov Procurement if sufficient space is not available on the original form for the proposer to enter a complete response. Any modifications or alterations to the original proposal documents by the proposer, whether intentional or otherwise, will constitute grounds for rejection of a proposal. Any such modifications or alterations that a proposer wishes to propose must be clearly stated in the proposal.

AWARD TERMINATION

When deemed to be in the best interest of the District, the District may cancel any award resulting from this specification by the following means:

• 10-day written notice with cause per item 52 of the District’s General Terms and Conditions; or

• 90-day written notice without cause.

ADDENDA

Bidders are required to register for an account via the District e-Procurement Portal hosted by OpenGov.

Once the bidder has completed registration, they will receive addenda notifications to their email by clicking “Follow” on this project. Ultimately, it is the sole responsibility of each bidder to periodically check the site for any addenda at https://procurement.opengov.com/portal/PCSB. Interpretations of the bid, clarification of bid specifications and requirements or changes to the bid which have a material effect will be documented and communicated to bidders only by written addenda. Verbal responses to bidders’ questions do not constitute an official response unless documented in the form of written addenda and shall be considered inadmissible in bid protest proceedings. Failure to acknowledge addenda containing material changes may constitute cause for rejection of your bid proposal. Telegraph, facsimile or e-mail acknowledgements of addenda will not be accepted.

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PROPOSAL

CERTIFICATE OF INSURANCE*

Please upload your proof of insurance here, including evidence of workers compensation coverage.

*Response required

CUSTOMER CARE REFERENCES*

Please download the below documents, complete, and upload.

You are required to provide a minimum of no less than three (3) references.

• Customer_Reference_Form.pdf

*Response required

FINANCIAL CAPACITY*

Provide information indicating financial capacity of the firm to provide the resources required, including:

A. A conceptual financial structure, including public and private sources of funding, with: an outline of any required or proposed governmental involvement (tax increments, etc.), making it clear whether the Response is contingent on such involvement; a listing of any other contingencies to the willingness to proceed to the development (such as economic recovery, financing, required, level of equity and debt); and the structure of any personal and entity guarantees. A "basic" pro forma may strengthen a Response. Letters from financial institutions describing prior credit relationships and anticipated parameters for lending on the proposed Project may strengthen a

Response.

B. Evidence of the Respondent's financial capability to undertake the Project. Evidence should cover the last five (5) years. If a Response is being submitted by a joint venture of two or more entities, financial capability evidence for each such entity shall also be submitted. Suitable evidence documentation includes audited financial statements, partnership or corporation tax returns, bank or financial institution commitments, or other verifiable information demonstrating financial stability necessary to support a project of this size. Submission of a Response shall be deemed consent given to the District, its assigns, agents or employees, to confirm all such.

Financial Proposal shall be clearly identified and submitted separate from the rest of the Proposal.

*Response required

PROPOSED DESIGN PLAN*

Based on the proposed sites, Responses should describe the development program at each site with details on the below-market rate housing units and all other spaces, including:

A. The number and size(s) of the proposed District employee reserved housing units

B. The number and cumulative size of any proposed non-District employee reserved housing spaces

C. Parking plan https://government-project.s3.us-west-2.amazonaws.com/96833/a23bffac-ead2-4fa1-ba87-9908ad769aea_Customer_Reference_Form.pdf?X-Amz-Algorithm=AWS4-HMAC-SHA256&X-Amz-Content-Sha256=UNSIGNED-PAYLOAD&X-Amz-Credential=ASIA47RIURE4NIQSF6YW%2F20250128%2Fus-west-2%2Fs3%2Faws4_request&X-Amz-Date=20250128T123204Z&X-Amz-Expires=72000&X-Amz-Security-Token=IQoJb3JpZ2luX2VjEGwaCXVzLXdlc3QtMiJIMEYCIQDfoyCd7V%2FJRaftcsCM1JR9ETP1DkydswX%2BunrsS1%2BQYAIhAKeqZsk%2Beh5GqRFTLoFyUIfRsmed6%2FysctTFJvuJU0Z1KoMFCHUQAhoMODkyMzY0Njg3NjcyIgwl2yIqPeLvZLisR00q4ASbKPDHdd3EkXG1q78bEH08e9pErOWDUvoe6LPrqh%2BCXAFhvvlwEtxbbPf0Weq5ENRwXXGTY7k5Bl5otWemS5QCBrHeW5Q2dn6TCUiNWEKpZrxHiFlH%2FCDUa9EOh9ZVntVn0tUg9PKHwBd8IMrB2L5Jdpchey9wJqRkWz%2BCqsMeCkN7%2FxAZpi7YQ9O0HLWAcsSpwVauzE4BZA7DIgO%2FqI019r8zw3PD658yaXcZ1%2BLc%2BSBVgr%2BipGscOHXjCObrLju0Cksw7FEJF48Eel7SRG9R%2BEoOcO8MT9LfaZpyV3VIcp0z64v7u0xwlbhO%2FQHm2DDD2TScvDB7C6oInXLVrJgMwTfDLrWyTTONpbzpoO%2Bq6AEybcf572M%2B1vvu9IXGv%2BVMDhmdSsu%2BMvNdIin9KvHy67r%2BnmjJCn9am79rGpRufTrL3GfG8bUiddwz0um4kyB0mkX0CeAsPuo9j2GW2FRVAPJAg%2B2Mm1%2FcXeKFvXFgNd7mr4J2aMJtq3eb8vyg0SnoVSICcUPaj8z5RdYzwcnc3zc7YczvSXxq75VHlV25KQjjRuLFOcZXMWPEiIzylZoJz6T9q608aPgOy8PAGItnxc3iCnvCu1SecllwL%2B%2FaSoxDGkIGoLfQKHzr5QzlgXXiSFTZV5dUOhC%2F%2BMfSdcZNsFPx6gdkKe9EyHChjywko7bEtzZeBuNc2y1VtYE9hganFgwdqupcxub4BBOrQzVGGNUzvIA5HevhIPUf2%2Bi1K1%2BH%2BcpiAMumV8PDGnoo2X1p1Wd0ol8%2FAUR%2BbuB%2BeYejKpeySuk0wSyU0BwDmHRA7zCekeO8BjqaAZ2jw8miO%2BU7t4W%2FHXdDXSgrj8l2j7bS%2Fi0EpZO%2Fo8fSe14fJ4FiFrN1n2Zt1zayH8X%2BLEFNP8c7njGwbMTEOD4eV6OQ3JHlVupZuyU5agf1TIfSKp7cUlAeSqKZVDOw6hrL4GZCIqwUT8S5K1dpoYGj9Kt4zzDKdi7xiU0FaW9oRfnnZgaGpruMc4H1P%2Bf3A98jsjrYJ4s%2BdX4%3D&X-Amz-Signature=50ec21d65175fb4a3b30d8b659d31c1a55995d4de1792ee9503083f0d086eb13&X-Amz-SignedHeaders=host&response-content-disposition=attachment%3B%20filename%3D%22Customer_Reference_Form.pdf%22&x-id=GetObject

RFP# 24-JB-029

D. Site amenities such as outdoor or indoor recreation/gyms, community gathering spaces, swimming pool, etc.

Note: The design plan and details above should be described for each site to allow the evaluators to clearly determine what will be constructed on each site

*Response required

PROPOSED DEVELOPMENT PLAN*

If development is intended to be phased, the Response should clearly describe the Project development program for each phase, the proposed and financing structure, and the anticipated timing of each phase.

To the extent not already provided in the foregoing, Responses should include the following information for each site:

A. Site location and map.

B. Knowledge of the site to include location of utilities, easements, and any restrictions that would affect development on the site.

C. Describe how the Project will meet District Goals and Principles.

D. Describe how the Project will meet District below-market rate teacher and staff housing specifications.

E. Description of how the Project will integrate with the surrounding areas.

F. If known, the status of the development of the site, governmental approvals (if needed), access, zoning, etc.

G. Description of how the development entity will navigate the political issues that are a part of any workforce housing development.

H. Potential design or construction challenges and possible responses to the same.

I. Description of how the Respondent will manage risk both during the design/construction phases, as well as during the overall life of the Project.

*Response required

PROPOSED CONSRUCTION PLAN*

Provide a Project Schedule for the development and construction process, starting from the full execution of the Agreement and ending with construction completion (subject to minor punch list items that do not prevent occupancy) of the entire project. Describe general assumptions built into the Project Schedule, Project milestones and decision-points.

Provide a Project Schedule for the development and construction process, starting from the full execution of the Agreement and ending with construction completion (subject to minor punch list items that do not prevent occupancy) of the workforce teacher housing units. Describe general assumptions built into the

Project Schedule, Project milestones and decision-points.

*Response required

RFP# 24-JB-029

PROPOSED FINANCIAL PLAN*

The Respondent is encouraged to propose any combination of deal structure. The Evaluation Committee will analyze each Proposal to determine the fairness and most advantageous to the District, including an analysis of any risk to be assumed by the District. The Evaluation Committee will evaluate the Proposals on a number of criteria listed herein, but not limited, as determined by District and may select a Proposal that, in the opinion of Evaluation Committee, is most advantageous to District Goals and Principles.

For the arrangement proposed, Responses should include the following information:

A. How the Project will be financially feasible to the Respondent, with a demonstrated multi-year financial plan. Include a proforma.

B. If applicable, any joint venture structure for the proposed development and financial capability evidence for each entity comprising the joint venture.

C. Identify any sources of public funding that may be pursued by the Respondent. Describe any and all stipulations associated with the receipt of public funds and any efforts expected of the District in order for the Respondent to receive such public funds.

D. Proposed financing plan and sale/management plan for all spaces not reserved for District workforce housing.

E. The lease amount, or methodology for reaching lease amount for the building/ground lease from the District.

F. Proposed security of the market value of the District’s property ownership and interest in the

Project Goals and Principles.

G. State the proposed upper and lower limits of Area Median Income (AMI) that will define "below market rate".

*Response required

PROPOSED RENTAL HOUSING MANAGEMENT PLAN*

Responses should describe the management plan for the project and at a minimum should address:

A. The rent amount, or methodology for reaching a rent schedule for the District teacher and staff housing units and how the rent amounts fit into the Respondent's financing plan for the Project.

B. Share if the Respondent will manage the District’s reserved rental units or if a management firm will be secured to manage the property. Describe how the management firm will be selected and what role the District will have in the selection of the management firm. Describe the steps the

Respondent will take if the management firm fails to support the mission, Goals and Principles the District has for the development.

*Response required

BONDING REQUIREMENT*

Please upload a verifiable statement of bonding capacity.

• Project_Bonding_Requirement...

https://government-project.s3.us-west-2.amazonaws.com/135068/2ce11515-2afc-4a55-bcfc-077c4746e0ba_Project_Bonding_Requirements.pdf?X-Amz-Algorithm=AWS4-HMAC-SHA256&X-Amz-Content-Sha256=UNSIGNED-PAYLOAD&X-Amz-Credential=ASIA47RIURE4NIQSF6YW%2F20250128%2Fus-west-2%2Fs3%2Faws4_request&X-Amz-Date=20250128T123204Z&X-Amz-Expires=72000&X-Amz-Security-Token=IQoJb3JpZ2luX2VjEGwaCXVzLXdlc3QtMiJIMEYCIQDfoyCd7V%2FJRaftcsCM1JR9ETP1DkydswX%2BunrsS1%2BQYAIhAKeqZsk%2Beh5GqRFTLoFyUIfRsmed6%2FysctTFJvuJU0Z1KoMFCHUQAhoMODkyMzY0Njg3NjcyIgwl2yIqPeLvZLisR00q4ASbKPDHdd3EkXG1q78bEH08e9pErOWDUvoe6LPrqh%2BCXAFhvvlwEtxbbPf0Weq5ENRwXXGTY7k5Bl5otWemS5QCBrHeW5Q2dn6TCUiNWEKpZrxHiFlH%2FCDUa9EOh9ZVntVn0tUg9PKHwBd8IMrB2L5Jdpchey9wJqRkWz%2BCqsMeCkN7%2FxAZpi7YQ9O0HLWAcsSpwVauzE4BZA7DIgO%2FqI019r8zw3PD658yaXcZ1%2BLc%2BSBVgr%2BipGscOHXjCObrLju0Cksw7FEJF48Eel7SRG9R%2BEoOcO8MT9LfaZpyV3VIcp0z64v7u0xwlbhO%2FQHm2DDD2TScvDB7C6oInXLVrJgMwTfDLrWyTTONpbzpoO%2Bq6AEybcf572M%2B1vvu9IXGv%2BVMDhmdSsu%2BMvNdIin9KvHy67r%2BnmjJCn9am79rGpRufTrL3GfG8bUiddwz0um4kyB0mkX0CeAsPuo9j2GW2FRVAPJAg%2B2Mm1%2FcXeKFvXFgNd7mr4J2aMJtq3eb8vyg0SnoVSICcUPaj8z5RdYzwcnc3zc7YczvSXxq75VHlV25KQjjRuLFOcZXMWPEiIzylZoJz6T9q608aPgOy8PAGItnxc3iCnvCu1SecllwL%2B%2FaSoxDGkIGoLfQKHzr5QzlgXXiSFTZV5dUOhC%2F%2BMfSdcZNsFPx6gdkKe9EyHChjywko7bEtzZeBuNc2y1VtYE9hganFgwdqupcxub4BBOrQzVGGNUzvIA5HevhIPUf2%2Bi1K1%2BH%2BcpiAMumV8PDGnoo2X1p1Wd0ol8%2FAUR%2BbuB%2BeYejKpeySuk0wSyU0BwDmHRA7zCekeO8BjqaAZ2jw8miO%2BU7t4W%2FHXdDXSgrj8l2j7bS%2Fi0EpZO%2Fo8fSe14fJ4FiFrN1n2Zt1zayH8X%2BLEFNP8c7njGwbMTEOD4eV6OQ3JHlVupZuyU5agf1TIfSKp7cUlAeSqKZVDOw6hrL4GZCIqwUT8S5K1dpoYGj9Kt4zzDKdi7xiU0FaW9oRfnnZgaGpruMc4H1P%2Bf3A98jsjrYJ4s%2BdX4%3D&X-Amz-Signature=b0a0c1bba97da7089184232ec0606ca8cf6ada1d02f396176652e5b42a9b2229&X-Amz-SignedHeaders=host&response-content-disposition=attachment%3B%20filename%3D%22Project_Bonding_Requirements.pdf%22&x-id=GetObject

RFP# 24-JB-029

SUBCONTRACTORS?*

Will you be using subcontractors to perform any amount of work under this contract?

☐ Yes

☐ No

*Response required

When equals "Yes"

SUBCONTRACTOR INFORMATION*

Please list all subcontractors that you are planning on utilizing on this Project. For each individual or company listed please provide:

• Name of Subcontractor

• Work to be Performed or Goods to be Provided

• Contact Information for Named Person or Company (email and contact phone number)

*Response required

VERIFICATION OF EMPLOYMENT STATUS*

Contractor must provide to School Board evidence of compliance with Florida law regarding E-Verify.

Evidence may consist of, but is not limited to, providing notice of Contractor’s E-Verify number coupled with an affidavit that all of Contractor’s Subcontractors similarly comply with the law.

Pursuant to Section 448.095, F.S., the Contractor is required to be registered with the U.S. Department of

Homeland Security’s E-Verify system prior to entering into a contract with the Pinellas County School

Board. The Contractor shall use the E-Verify system to verify the employment eligibility of all new employees hired by the Contractor during the contract term. The Contractor shall include an express provision in all of its subcontracts requiring subcontractors, who perform work or provide services pursuant to the contract, to use the E-Verify system to verify the employment eligibility of all new employees hired by the subcontractor during the contract term. For more information on this process, please refer to United States Citizenship and Immigration Service site at:

http://www.uscis.gov/portal/site/uscis

Only those employees determined eligible to work within the United States shall be employed under this contract.

By submission of a bid in response to this solicitation, the Contractor affirms that all employees in the above categories shall undergo e-verification before placement on this contract. Evidence may consist of, but is not limited to, providing notice of Contractor’s E-Verify number coupled with an affidavit that all of Contractor’s Subcontractors similarly comply with the law.

A public employer, contractor, or subcontractor who has a good faith belief that a person or entity with which it is contracting has knowingly violated Section 448.09(1), Florida Statutes is obligated to terminate the contract with the person or entity pursuant to Section 448.095(2)(c)1, Florida Statutes. If the

Pinellas County School Board terminates the contract for the foregoing reason, the contractor may not be awarded a public contract for at least one (1) year after the date on which the contract was terminated, and the contractor will be liable for any additional costs incurred by the Pinellas County School Board as a result of the termination of the contract.

http://www.uscis.gov/portal/site/uscis

RFP# 24-JB-029

*Response required

FORMS

PROHIBITION AGAINST COERCION FOR LABOR AND SERVICES AFFIDAVIT*

Please download the below documents, complete, and upload.

• Human_Trafficking_Affidavit...

*Response required

STATEMENT OF PRINCIPAL PLACE OF BUSINESS

Please download the below documents, complete, and upload.

• Bidders_Statement_of_Princi...

SWORN STATEMENT UNDER SECTION 287.133(3)A*

Please download the below documents, complete, and upload.

• Sworn_Statement_Under_Flori...

*Response required

DRUG FREE WORKPLACE CERTIFICATION*

Please download the below documents, complete, and upload.

• Drug_Free_Workplace_Certifi...

*Response required

DEBARMENT FORM AD-1048*

Please download the below documents, complete, and upload.

• Debarment_Form_AD-1048.pdf

*Response required

ADDITIONAL INFORMATION (IF NEEDED)

For any additional information requested or required by any of your previously provided answers please upload that additional documentation here.

NON-COLLUSION STATEMENT*

The Proposer, by submitting a proposal here, certifies that its proposal is made without previous understanding, agreement, or connection with any person, firm or corporation submitting a proposal for the same item(s), and is in all respects fair, without outside control, collusion, fraud, or otherwise illegal action.

☐ Please confirm

*Response required…