Site work and new construction of a multi-residential development in Bartow, Florida. Conceptual plans call for the construction of a multi-residential development; and for site work for a multi-residential development.

A. Background Housing Authority of the Bartow, a public body corporate and politic established pursuant to Chapter 421 of the Florida Statutes ("PHA") is interested in the review and selection of a firm ("'Respondent") interested in serving as a co-developer partner to the PHA as described in this Request for Qualifications ("RFQ") and requests the submission of qualifications to this RFQ ("'Responses") for consideration. The PHA is a public housing authority created pursuant to Chapter 421 of the Florida Statutes. The PHA owns two (2) public housing development in Bartow, Florida known as Carver Village and Sunset Apartments. The PHA is looking at revitalization options for new construction on the Carver and Sunset Apartments sites. The PHA is seeking a full-service co-developer partner that can assist with options for moving forward with the developments. The PHA will consider utilizing multiple debt and equity instrument, including tax-exempt bonds, low-income housing tax credits ("LIHTC"), conventional mortgage financing, State Apartment Incentive Loan ("SAIL") funds, HOME funds, State Housing Initiatives Partnership ("SHIP") funds, Community Development Block Grant ("CDBO") funds, and any other public or private funding sources. A maior role of the selected co-developer partner will be to identify financing opportunities and adequate development funds from available sources and to provide the guarantees required for applicable funding sources. B. Request for Qualifications The PHA is inviting Responses from experienced affordable housing developers to participate in the development activities as described herein. C. PROPERTY PROFILES Carver Village and Sunset Apartments were built in 1953. The following is the unit mix. CARVER VILLAGE Unit Size Number of units One Bedroom 10 Two Bedroom 18 Three Bedroom 24 Four 2 Total 54 SUNSET APARTMENTS Unit Size Number of units One Bedroom 2 Two Bedroom 8 Three Bedroom 12 Four Bedroom 2 Total 24 Under consideration for this RFQ are the above sites, which are owned by the PHA. The PHA wishes to encourage high quality architectural design for all work which will revitalize the area. The developments will provide amenities commensurate with market rate properties in accordance with state and local ordinances and any requirements of applicable funding applications. These amenities may include a clubhouse with leasing office, "well-care'' center, business center, etc. The PHA seeks to incorporate Green Building techniques, increase community safety through environmental design, with ample green space and parking in the design. The PHA has well established relationships with local governments and local officials. PART II: SCOPE OF SERVICES A. Scope of Work The co-developer partner shall act in a full-service capacity, advising the PHA on the demolition and development of the sites. This will include programs of work involving the development of affordable housing assets designed to provide long lasting affordability at the sites and other product mixes that would produce the optimal financial return from development and operations to sustain the affordability and capital improvements of low or moderate-income housing in perpetuity. Responsibilities of the co-developer partn will include: o Advance all predevelopment expenses and be reimbursed by the applicable owner entity at the applicable construction loan closing. o Identify and apply for development funding, as needed. o Prepare applications for Section 18, prepare updates to the application(s) as needed and all related documents for obtaining HUD approval for transaction closing. o Explore with PHA a variety of tools to be utilized in conversion including but not limited to: Section 18 Demolition/Disposition and Section 22, Voluntary Conversion, prepare assessment for PHA review and approval. o Prepare all RSection 18 and Section 22 implementation documents; provide implementation assistance. o Review PCNA or PCA and recommend financial structures to address physical needs. o Provide related legal services. o Prepare funding requests including, but not limited to: Energy grants, LIHTC, HOME funds, CDBG funds, Federal Home Loan Bank, HUD or Rural Development (RD) insured loans or tax-exempt bonds, conventional loans, state housing development funds (SHIP and SAIL) o Obtain required approvals and letters of support from units of local government o Obtain required construction, demolition, and other permits. o Partner with a qualified general contractor and oversee construction projects. o Identify and secure building sites. o Conduct any required market studies or environmental assessments. o Provide architectural and engineering designs. o Complete all due diligence tasks through third party vendors. o Construct new units; provide warranties for minimum of one year. o Prepare relocation plans in full compliance with Uniform Relocation Act (note section 104(d) may apply depending upon funding sources). o Demolish old or extinct public housing units o Develop property marketing, management, and maintenance plans. o Provide third party tax credit compliance as needed through asset management and compliance consulting services o Provide development and operating budgets. o Work with an architect on undertaking and conducting environmental and geotechnical testing and an analysis of the condition of existing utilities at the site. o Work with an architect on a plan including street layout and common area facilities based on the master plan. o Create neighborhood support. o Design and construction of all infrastructure and site improvements. o Provide opportunities for training and employment of Section 3 individuals to the greatest extent possible. o Provide opportunities for participation by DBE/MBE/WBE and Section 3 firms throughout the developments by making efforts to ensure that the DBE/MBE/WBE and Section 3 requirements set forth in Exhibit B to this RFQ are satisfied wherever possible. o Develop a construction strategy and a development implementation schedule. o Work with the PHA to create detailed development and operating budgets. The co- developer partner will be required to expand and to update the budgets throughout the development process and respond in detail to inquiries from the PHA. o Provide monthly reports, or more often as requested, to the PHA on the progress, material selections, and means of construction to include all development efforts, and work already completed that reflect associated costs, schedule, and budgetary requirements. o Work with the PHA and its legal counsel to create an owner entity for each development, which will include an affiliate of the co-developer partner as the managing general partner or managing member and an affiliate of the PHA as a general partner or member. The PUA, at its sole discretion, will have the right to elect to have the co-developer affiliate exit each owner entity at any time after development stabilization, subiect to investor and lender approval. Additionally, the PUA shall have an option and right of first refusal to acquire each development in the event a bona fide offer to purchase the development is received by the owner entity or at any time after the expiration of the LIUTC compliance period. Such option and right shall be for a purchase price equal to the minimum required pursuant to Section 42 of the Internal Revenue Code. These rights shall be set forth in the partnership agreement or the operating agreement of each owner entity. o Select the property manager, subject to the PHA approval. The PUA will have the option, but not the requirement, to become the property manager of each development at any time after development stabilization. Such right shall be set forth in the partnership agreement or operating agreement of each owner entity. o Obtain financing through the use of LIHTC, conventional mortgage financing, SAIL funds, HOME funds, SHIP funds, CDBG funds, County trust funds, any other public or private funding sources, to develop the properties. o The co-developer shall guarantee to PHA the lien free completion of construction of each development in compliance with the development schedule and the development budget. The co-developer, and not PHA or any PHA affiliate, shall be responsible to the LIHTC investor for all construction cost overruns, timely completion of construction or the recapture of any LIHTC. o The co-developer shall provide all guarantees required by the LIHTC investor and any lender. o The co-developer shall be responsible for any adjustment to the equity provided by the LIHTC investor arising out of an adjustment in basis, or timing or delivery of units. o In cooperation with the PHA, oversee the design, construction, and quality control of each development. o Procure the construction contractor with the participation and concurrence of the PHA. o Select subcontractors. o Obtain all required building permits and zoning approvals. o Work with the PHA to undertake all marketing and lease up efforts. o Attend meetings with residents, local government, and the community. B. Minimum Qualifications The co-developer must have, or within its team provide, the following: o Experience developing communities that contribute meaningfully to their neighborhoods. o Experience developing, constructing, and operating affordable housing. o Experience in Green Building techniques. o Experience developing housing for families, the elderly, and the disabled. o Experience in site preparation and infrastructure development. o Expertise in regulatory compliance issues. o Expertise with Housing Choice Vouchers, other HUD funding (HOME, CDBG, etc.) and FHFC and County funds including 4% and 9% LIHTC and bonds o Expertise with local government authorities which regulate the permits and utilities necessary for the revitalization. C. Compensation Qualifications As a co-developer of each development, together with the selected co-developer, the PHA expects to receive a share of all fees, including developer fee, property management fee, asset management fee, incentive management fee, and cash flow. At a minimum, the PHA expects to earn 25% - 30% share of developer fee, 50% of all other earnable fees (e.g. asset management, incentive management, etc.), and 50% of cash flow, unless and until the co-developer or its affiliate exits the development. The PHA also assumes a capital lease payment for the land based on fair market value, to the extent such payment is financially feasible based on the development budget and is supported by a third-party appraisal. PART III: SUBMISSION A. Response Due Date Responses must be submitted by 3 p.m. EST on Friday, March 24, 2023 (the "Deadline") to be eligible for consideration. Respondents should make early submission of the materials to avoid any risk of loss of eligibility brought about by unanticipated delays or other delivery related problems. Facsimile and e-mail Responses will be deemed unresponsive and will be disqualified. Responses received after the Deadline will be deemed unresponsive and will be disqualified. B. Receipt of Responses An original and five (5) copies of the Response in 3-ring binders shall be submitted in sealed packages and marked "Qualifications for PUA Co-Developer# 2023-00 l ". Only one set of audited financials per Response is required and should be in a separate envelope contained within the original submission. All material must be submitted in an 8 1/2 " x 11" format not more than 75 - JOO pages. The Method of Contractor Selection has not been determined at this time.