Florida Polytechnic University RFSOQ 2013

Transcription

Florida Polytechnic University
RFSOQ 2013-001 for Development of
Residential Housing Response
Proposer Name:
Vestcor Communities, Inc.
Table of Contents
RFSOQ Response
Tab 1 - Transmittal Letter
Exhibit A - Proposer Summary Sheet
Tab 2 - Financial Information
Tab 3 - Corporate Qualifications
Tab 4 - Experience and Past Performance
Exhibit B - Proposer Experience References
Tab 5 - Personnel Qualifications
Tab 6 - Project Approach
Tab 7 - Business Terms
TAB 1 – TRANSMITTAL LETTER
The Vestcor Companies
3030 Hartley Road Suite 310
Jacksonville, Florida, 32257
T 904-260-3030
F 904-260-9031
Mr. John T. Gray
Director of Special Projects
439 S. Florida Avenue, Suite 300
Lakeland, Florida 33801
Dear Mr. Gray,
On behalf of our entire team, Vestcor Communities is pleased to submit our response to the
Request for Statement of Qualifications for Development of Residential Housing (RFSOQ 2013001). We are proud to provide a proposed solution to the housing needs at the University in
these early stages of its development when support is so critical. We are excited about the
impressive team we have assembled and the opportunity to develop and operate the inaugural
residential housing facility on the campus of Florida Polytechnic University.
Our team of Vestcor Communities, Inc., Skanska USA, Ambling Management Company and
PQH Group provides the University with a collective group of experience in student housing
development that will result in the on-time delivery of a first-class student housing facility that
we will all be proud of.
Should we be selected, we will embrace this opportunity to be a partner in what will be a
successful institution of higher learning.
Sincerely,
William L. Morgan
President
www.vestcor.com
Page 1 of 74
EXHIBIT A – PROPOSER SUMMARY
SHEET
Exhibit A – Proposer Summary Sheet
Proposer Name:
Proposer Address:
3030 Hartley Road, Suite 310
Jacksonville, FL 32257
Proposer FEIN:
56-2312405
Proposer DUNS Number:
80-685-2526
Proposer Contact (for purposes of this RFSOQ):
Will Morgan, President
Phone: 904-288-7810
Mobile: 904-333-1652
Fax: 904-260-9031
[email protected]
Proposer Team Members (if applicable) (financing, design, construction, operation):
1. Vestcor Communities, Inc.
Developer
Will Morgan, President
Phone: 904-288-7810
Mobile: 904-333-1652
Fax: 904-260-9031
[email protected]
2. PQH Group
Architect – Design and Build Services
Ricardo E. Quinones, AIA, LEED, AP BD+C
4141 Southpoint Drive East
Phone: 904-224-0001
Mobile: 904-635-1240
Fax: 904-224-0023
[email protected]
Page 2 of 74
3. Skanska USA
General Contractor
Matthew Gilbert, Senior Vice President
511 Grove Park Dr.
Orlando, FL 32801
Phone: 407-428-0114
Mobile: 407-873-1121
[email protected]
4. Ambling Management Company/Ambling Student Housing
Property Manager
Kimberly A. Barkwell, President
110 Ministry Drive, Suite D
Irmo, SC 29063
Phone: 866-777-7228
Fax: 229-219-6701
[email protected]
Page 3 of 74
TAB 2 – FINANCIAL INFORMATION
Financial Information
Over the past 30 years, The Vestcor Companies (Vestcor), or affiliates of Vestcor, have procured
and participated in excess of $200,000,000 of equity used to acquire, renovate, develop and
operate multifamily communities. Throughout this period, Vestcor has built strong relationships
with financial institutions and individuals who have invested in these communities. These
relationships have enabled Vestcor to raise private funds necessary to develop the residence hall
at Florida Polytechnic University.
Attached are the audited financial statements of Vestcor Communities, Inc. (VCI), the Proposer
for this RFSOQ. VCI is the student housing development entity for Vestcor. VCI earns
development fees during the development process and earns asset management fees during
operation of the community. Vestcor also has several other entities, like VCI, that are involved
in development, brokerage, and management in other real estate areas. All apartment
communities developed by VCI and other Vestcor affiliates are owned in individual limited
partnerships. There are currently twenty-five such partnerships, and an affiliate of Vestcor
controls and has a significant financial interest in these partnerships. While VCI and other
Vestcor affiliated entities similar to VCI are expected to generate a positive cash flow, all of the
value and cash flow of the apartment communities for Vestcor is in the limited partnerships. It is
not the regular practice of Vestcor to combine the balance sheets, operations, and cash flows of
all the Vestcor related entities with footnotes and due to the time constraints of the RFSOQ, we
were not able to provide this combination. However, a summary of the estimated fair market
value of the assets and equity, revenue, net operating income, and cash flow of the twenty-five
affiliated partnerships that own the apartment communities is as follows:
Fair Market Value of Assets: $325,000,000
Equity: $52,000,000
Revenue: $44,000,000
Net Operating Income: $20,000,000
Cash Flow: $6,000,000
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T 904-260-3030
F 904-260-9031
October 4, 2013
Mr. John T. Gray
Director of Special Projects
439 S. Florida Avenue, Suite 300
Lakeland, Florida 33801
Financial Certification
Dear Mr. Grey,
I, William L. Morgan, as President of Vestcor Communities, Inc., certify that this Statement of Financial Capability,
including all attachments, is true and correct to the best of my (our) knowledge and belief. The Florida Polytechnic
University is authorized to verify any information contained herein.
Sincerely,
William L. Morgan
President and Secretary
www.vestcor.com
Page 15 of 74
TAB 3 – CORPORATE QUALIFICATIONS
Corporate Qualifications
Founded in 1983, The Vestcor Companies (Vestcor) is one of Florida’s largest owner/developers of multifamily communities. Drawing on over 30 years of real-estate development experience,
Vestcor continues to be a leader in the areas of multifamily investment, development, and
management services. Throughout its history, Vestcor has developed and constructed more than
11,000 multifamily rental units and 100,000 square feet of commercial space. The company’s real-estate developments have spanned the market demographic, including affordable tax-credit
and conventional apartments, historic renovations, luxury high rise and affordable
condominiums, and purpose-built student housing communities.
Most recently, Vestcor Communities, an affiliate of The Vestcor Companies, has leveraged
Vestor’s multifamily experience in the design, development, and asset management of purposebuilt student housing communities. The design of these communities allows us to deliver a very
cost effective floorplan that is spacious yet efficient while still offering the most well-amenitized
product in the market. Each product developed has received a tremendous reception in each
respective market and continues to be operated as a best-in-class property.
For this proposal, we have teamed with several key business partners, each of which brings a
long history of proven success in the multifamily student housing industry, including a prior
track record of working together to deliver successful projects on time and within budget. Our
development team members include PQH Group (Architect) and Skanska USA (General
Contractor). Working collectively to provide a cohesive blend of creativity, problem solving and
practicality, our development team will deliver this project on time. We have partnered with
Ambling Management Company to provide property management services.
Page 16 of 74
PQH Group Corporate
Headquarters
Jacksonville, Florida
At PQH, we strive to create
exceptional environments, exceed
our client’s goals and enhance the
user’s quality of life.
Everyday experiences in our evolving society serve as
our source of inspiration for design. Our staff draws from
this collective experience, keeping our ideas fresh and
innovative. After over twenty seven years of practice,
we understand the extraordinary level of responsibility
each one of our projects holds; that long after completed,
it continues to serve our client’s ever changing needs.
Fast Facts...
•
•
•
•
•
•
Established in 1982
LEED Accredited
Registered in 10 States
MBE State Certified
FDOT DBE Certified
Registered Contractors
PQH Expertise...
Our multi-disciplined team of qualified design
professionals has been honored to work with clients, both
public and private, from across the country. As a whole,
our knowledge spans the areas of Commercial,
Student Housing, Senior Living, Multi-Family Housing,
Mixed-Use, Medical, Educational and Religious
facilities.
As trained problem-solvers, we provide design and construction
solutions to meet our clients’ needs, be it a complex program, limited
budget or even building for future growth. To consolidate the
decision process, we offer the following in-house services:
Programming, Master Planning, Architectural Design, Interior
Design, Space Planning, Building Rehabilitation including
Construction Services.
Centrally Located...
Firm Principals as pictured left to right: Ricardo E. Quiñones,
AIA,LEED RAP ; Jose M. “Pepe” Perez, AIA, CGC, LEED RAP,
President & CEO; and Robert D. Hoenshel, AIA., LEED R AP
PQH Group, Inc. is centrally located in Jacksonville’s Southpoint Business District, just off the I-95 and JT Butler interchange. We are minutes
from downtown and the beaches, and just a short drive from the Jacksonville International Airport. For more information, you can
contact us at:
4141 Southpoint Drive East, Jacksonville, FL 32216
(904) 224-0001 (fax) 224-0023 www.pqh.com
Page 17 of 74
Skanska USA Building Overview
Our history
Our financial strength
Incorporated in New York since 1971
Four U.S. business units: USA Building, USA Civil,
Infrastructure Development North America, and
USA Commercial Development
39 offices across the country
More than 8,300 U.S. employees
More than 440 LEED® APs and more than 125
projects that have achieved or are seeking LEED®
certification
Revenue of $5.8 billion in 2012, representing 30
percent of Skanska’s global revenue
Equity of $770 million
Strong bonding capacity of $7.5 billion
Our investment
Plan to invest approximately $1 billion in
commercial development properties in U.S. cities
over the next five years
$1.4 million donated to local charitable initiatives
in 2012
Approximately $180 million in U.S. and state
corporate taxes paid over the last five years
More than 46 million man-hours put in place
annually
6th largest general building contractor by revenue
(ENR)
Excellent safety record - in 2012, the average
industry contractor had more than five lost time
incidents for every one experienced at Skanska USA
Among the first U.S. construction firms to have
all operations certified under ISO 14001, a global
standard for environmental performance
39 Skanska USA Office Locations
Portland, OR
Seattle, WA
Chicago, IL
Kalamazoo, MI
Evansville, IN
Detroit, MI
Cincinnati, OH
Boston, MA
New Haven, CT
New York, NY *
Carteret, NJ
Parsippany, NJ
Philadelphia, PA
Washington, DC *
Cape Charles, VA
Oakland, CA
Virginia Beach, VA
Durham, NC
Charlotte, NC
Nashville, TN
Los Angeles, CA*
Riverside, CA
Atlanta, GA
Cortez, CO
Orlando, FL
Phoenix, AZ*
Dallas, TX
San Antonio, TX
Harlingen, TX
Houston, TX
Tampa, FL
San Juan, PR
Ft. Lauderdale, FL
Los Angeles*
Downtown
West Los Angeles
New York*
New York City
Maspeth
Queens
Phoenix*
Tempe
Peoria
Washington DC*
Alexandria, VA
Arlington, VA
Rockville, MD
Page 18 of 74
Innovation Science and Technology Building
Unique Skanska Advantages
Skanska offers a broad array of relevant University housing
experience, a high performing team that is already intimately
familiar with the unique characteristics of the project site, and a
project management/design management platform that optimizes
value throughout the delivery of the facility.
Our team has been involved with the development and building
of the Phase 1 Classroom facility since early in design, and our
“collaborative experts” approach has been key to delivering the
design intent and programming goals within the framework of the
original budget. We have a culture of mutual accountability and
respect for all team members, with the objective of delivering on
all of the goals of the client. We will continue this same approach
on the delivery of this most important project that will support
the development of the campus and the student experience. Our
familiarity with the master plan goals and our experience on the
classroom building – especially as it relates to driving value into the
process of delivering the design – puts us in a unique position to
be able to carry forward all of this knowledge to our development
partners and bring to fruition the right solution for this very
important first phase of the housing program for the University.

Understanding of adjacent property- we have a close
relationship with Williams Company, the owner of the
majority of the surrounding property.

Established working relationship with the civil engineers of
record, Anderson Lane and Chastain Skillman (who also
performed all site surveying and layout).

Understanding of site access- we developed and execute all
logistics plans.

Control of the Site: It is not efficient for another contractor
to be on site working in an area that we control and that has
to be finished as part of our contract. We can better control
the use of the housing site and its associated logistical
issues, including laydown, parking, work areas, etc. This is
especially important on this project because of the extreme
schedule constraints and probable necessity for shift work.

Subcontractor Efficiency: It will be possible to achieve
best value pricing from the subcontractors that are already
on site by taking advantage of supervision, other general
conditions costs and equipment (i.e. site subcontractor, for
example).

General Conditions costs will be minimized because we are
already established on site. A new contractor coming onto
the job will have to mobilize from scratch.

Overall risk, cost, quality and schedule will be better
optimized by our existing team, which has already
demonstrated the ability to manage and deliver a complex
project with mostly local subcontractors, suppliers and
labor.
Our team’s unique knowledge, which will enable us to seamlessly
deliver the project by early August, 2014, includes:

Understanding of the subsoil conditions and the
ramifications on design, cost and schedule.

Understanding of the in place-utilities. Our team installed
all of them including site gas, TECO electric, Brighthouse
and Verizon phone and internet services.

Understanding of permitting agencies- we know our
SWFWMD person, we know the City of Lakeland
permitting authorities and inspectors, we know the Fire
Marshall, and most importantly, we have a very close
working relationship with Tom Browning, FPU’s Authority
that has jurisdiction over the site.
Florida Polytechnic University - Development of Residential Housing
Relevant Experience
Page 19 of 74
Established in 1997, Ambling Management Company (AMC) is one of the nation's most
successful and experienced managers of student housing communities. AMC offers a
proven track record and invaluable experience in the student housing industry having
directed more than 100 new construction lease-ups across the country in a wide variety of project sizes, university settings and market conditions. Their current portfolio
consists of 31 student housing properties in 17 states comprising nearly 19,000 beds in
addition to 154 market rate and affordable properties comprising 13,040 units in
seven states, totaling 185 properties. These properties represent 33 universities and
more than 70 owners across 19 states - all supported by over 900 employees.
Every decision, every strategy, every working moment is centered around two fundamental questions. How can we increase NOI? And how can we enhance the value of
the asset? We take a hands-on, entrepreneurial approach, utilizing the broad range of
tools and talents at our disposal. Our management team is finely calibrated to assess,
then act, making improvements in a variety of ways. From employing pinpointed
marketing, to utilizing cost-effective resident retention programs, from cutting costs
in one area to investing in another, all while ensuring resident satisfaction.
We have the systems in place and the depth of experience to quickly develop a strategy and plan of action to execute a successful lease up within the critical time period
during the academic year even while a new project is under construction. In addition,
AMC offers extensive experience in developing and implementing Residence Life Programming that complements the mission of our clients and student residents and look
forward to working with the New Jersey City University (NJCU) to develop a custom
solution for this new project.
AMC has adopted a multi-faceted approach to resident programming, blending current
student development models and theories. The overall emphasis of the Residential
Life Program is to support the academic enterprise through the creation of a healthy
living-learning environment which promotes academic and personal enrichment both
in and out of the classroom. Our student-centered communities provide accessible
resources and promote collaborative efforts with the University that are critical to
student success. Programming is developed to complement and supplement the programs already offered by the University in order to meet the specific needs of the
students residing in a particular residence hall or apartment community.
As a third-party management firm, AMC is keenly focused on customer service to our
clients in order to promote long-term value, asset preservation, and cost efficiency.
AMC offers a full range of management services and solutions including superior property operations management, lease-up management, financial services and reporting,
facilities maintenance and operation, residence life programs, acquisitions and due
diligence services, professional development and training as well as strategic business
and marketing plan development and implementation.
Every university, owner, and financial institution we have the privilege to serve is
unique and our continued success is based upon our flexibility to work in a constantly
changing environment. AMC believes the most important aspect of providing global
business and human capital solutions is to understand the needs of our client, execute
our duties as assigned within the management agreement, take care of our residents
and be the best relationship managers in the business.
Page 20 of 74
TAB 4 – EXPERIENCE & PAST
PREFORMANCE
Experience and Past Performance
Vestcor Communities has assembled a team that is well qualified to meet all of the Project’s requirements, including having it available for residents to occupy on August 20, 2014. The
members of our team, each industry leaders in their respective fields, combine to provide many
years of experience and a proven track record in the design, development and construction of
student housing communities as well as intimate knowledge of the FPU campus and housing site.
Our team also brings a proven track record with one of the leaders in property management to
ultimately operate the community efficiently and effectively to ensure a safe, enjoyable
atmosphere for all residents.
Vestcor and PQH Group have a history of working together for
over 25 years on the design and development of multifamily
communities, including each of the student communities
developed by Vestcor Communities. A long history of working
together with attention to detail and a clear vision for design
results in efficient design decisions and ultimate execution of a
project. Included on the following pages are representative
projects developed by this design and development team each of
which were delivered on time and within budget.
Skanska, one of the largest construction companies in the world, is currently the construction
manager for the Florida Polytechnic University’s Innovation Science and Technology Building
project. Their Residence Hall construction team will easily coordinate all activities with the
Academic Building team. This collaboration and knowledge will translate into quick decision
making, resulting in a more efficient team and a shorter schedule. Included on the following
pages is a representative selection of Skanska’s vast University housing experience.
Ambling Management Company (Ambling) is one of the industry's most experienced managers
of student housing communities. Ambling offers a proven track record and invaluable
experience in the student housing industry having directed more than 100 new construction
lease-ups across the country in a wide variety of project sizes, university settings and market
conditions. Ambling has the systems in place and the depth of experience to quickly develop a
strategy and plan of action to market and ultimately manage this property. In addition, Ambling
offers extensive experience in developing and implementing Residence Life Programming that
will complement the mission of the University. Included on the following pages are four oncampus properties managed by Ambling, which are representative of their portfolio of over
6,600 on-campus beds managed.
Page 21 of 74
The Flats at Kernan
Jacksonville, FL
Construction Cost:
$26,000,000
Size:
223,000-SF
Completion Date:
2009
Architect:
Ricardo Quinones
PQH Group
Located directly across from the campus of The University of North Florida, this $26 million
student housing community was the first of the Flats’ luxury student living brand developed and owned by Vestcor. This purpose-built student housing development is a 192 unit 480
bed facility with a separate 10,000 SF Community Center that caters to students enrolled at
Reference:
the University of North Florida, Florida State College, and Florida Costal School of Law.
John Delaney, President
Buildings at this community were delivered in less than 8 months from foundation preparaUniversity of North Florida
tion to final certificate of occupancy. This property is currently 98% occupied.
Management Company:
Ambling
1 UNF Drive
J.J. Daniel Hall Suite 2800
(904) 620– 2500
[email protected]
Quote from UNF President John Delaney on the development of The Flats at
Kernan:
“As the University of North Florida continues to grow, both in size of the student body and the size of the campus, private businesses surrounding UNF become key to its success”. The Flats at Mallard Creek
Charlotte, NC
Construction Cost:
$16,400,000
Size:
163,500-SF
Completion Date:
2010
Architect:
Ricardo Quinones
PQH Group
Management Company:
Ambling
Reference:
Phillip Dubois, Chancellor
UNC Charlotte
9201 University City Blvd.
Charlotte, NC 28223
(704) 687-5727
[email protected]
This $16.4 million development was the second of Vestcor’s student housing communities and had aggressive deadlines that were met for August 2010 move in. This 131 unit 386 bed
student housing community was built in less than 12 months, including sitework. Working
closely as a team with PQH Architects and our general contractor through the entire project,
we were able to stay ahead of schedule and even incorporate features into our community at
a nominal cost that would otherwise be considered upgrades. The community opened for
the Fall 2010 semester with a tremendous reception by the students at University of North
Carolina – Charlotte. Located less than 1/3 mile from campus, this property has consistently
remained fully occupied since opening in 2010.
Page 22 of 74
The Flats at Campus Pointe
Charlotte, NC
Construction Cost:
$10,300,000
Size:
115,000 SF
Completion Date:
2012
Architect:
Ricardo Quinones
PQH Group
Management Company:
Ambling
Reference:
Richard Laliberte
Real Estate Director
UNC Charlotte
9201 University City Blvd.
Charlotte, NC 28223
704 687 0560
[email protected]
The sister property to The Flats at Mallard Creek in Charlotte, NC is a 99 unit, 183- bed student housing community which is also located less than 1/3 mile from campus. This project
also had construction timeline challenges to overcome. Working through a harsh winter that
was immediately preceded by 75 rain days during sitework, vertical construction started in
December 2011 and we received our Certificate of Occupancy on August 13, 2012. Since
opening in 2012, Campus Pointe has also remained fully occupied. The occupancy of our
properties is a testament to the ongoing sense of community that has been developed by
Vestcor and Ambling.
The Flats at Carrs Hill
Athens, GA
Construction Cost:
$20,000,000
Size:
225,000 SF
Completion Date:
2013
Management Company:
Ambling
Reference:
Brad Griffin
Planning Director
Athens Clarke County
Unified Government
120 W. Dougherty St.
Athens, GA 30601
(706) 613 3515
planning@athensclarke
county.com
The newest of Vestcor’s student housing communities was completed in June, 2013 ahead of
schedule. Vertical construction of this 225,000-SF facility, which included a two-story parking garage, took less than a year. Construction was completed 45 days ahead of schedule,
which allowed residents the opportunity to move in early. This 5 story facility is equipped
with elevators, internal corridors and trash rooms on every floor, much like the product we
have designed for this proposal.
Quote from UGA student Justin Stewart about living at The Flat at Carrs Hill:
“The Flats at Carrs Hill has a unique blend of the luxuries you expect in off campus living
and convenience of living on campus. With the many amenities available here, there is no
reason to leave the property. With its ideal location, getting to class and the attractions in
Downtown Athens is a cinch!”
Page 23 of 74
Client
Florida Polytechnic
Architect
Santiago Calatrava / Festina
Lente LLP
Construction Cost
$98 million
Size
160,000-GSF
Delivery Method
Construction Management
Completion Date
July 2014
Florida Polytechnic Innovation Science and
Technology Building
Lakeland, Florida
Phase I of Florida Polytechnic, designed by architect Santiago Calatrava,
consists of the 160,000-GSF Innovation Science and Technology
Building. This facility includes research labs, teaching labs, classrooms,
office space, study space, support space, student spaces and common
areas. The two-story structure will also house a large amphitheater that
can be used for hosting exhibitions and lectures. Phase I also includes
construction of a 5,000-SF Central Energy Plant (CEP). The CEP will
house four 600 ton chillers and four cooling towers. In addition the
Technology Hub and Central command room is located within the
Plant including all associated equipment that make up the cooling for
the Phase I portion of the project.
Why Relevant?
Florida Polytechnic
project
Proposed
construction
team is currently
working on this
project
Familiarity with
client and campus
Higher education
Calatrava’s design also incorporates an outdoor terrace, shaded by
a continuous pergola that provides outdoor learning, gathering and
seating areas.
Florida Polytechnic focuses exclusively on STEM education, offering
undergraduate and graduate degrees as well as online educational
programs. The polytechnic model emphasizes applied learning,
research and intensive collaboration with industry and will enhance the
economic development in the region. When complete, the building will
house upper and lower division interdisciplinary teaching and research,
serving as the State’s 12th University and the first and only Polytechnic.
Page 24 of 74
Florida State University New Residence Hall
Tallahassee, Florida
Construction Cost
Original GMP: $23.8 million
Final Cost: $24.6 million
( Approved added scope)
Size
153,000-SF
Current Phase of
Development
Complete
Completion Date
August 2003
Type of Services
Design-Build
Owner Contact
Mr. Darryl Ellison (retired)
Florida State University
850-545-8881
Architect Contact
Ms. Kristen Bolt
KBJ Architects, Inc.
904.356.3491
Skanska provided design-build services for this new 153,000-SF student
residence hall for Florida State University.
Why Relevant?
Florida project
The residence hall contains four, five-story buildings with eight
apartments per building, to accommodate 540 students. The fourbedroom units share two bathrooms, a kitchen and a common area.
Higher education
Residence Hall
Active campus
The buildings have steep clay tile roofs with precast and brick veneer
and stone caps on the walls. They also include light gauge trusses, SBS
modified bitumen roofing, curtain walls, precast stairs, and ceramic tile. In addition, Skanska
constructed an open courtyard in the center of the residence hall for the students.
East Carolina University College Hill Suites Residence Hall
Greenville, North Carolina
Construction Cost
( Approved added scope)
Size
155,000-SF
Current Phase of
Development
Complete
Completion Date
July 2006
Type of Services
Owner Contact
Mr. Bill Bagnell
East Carolina University
252.328.6858
Architect Contact
Mr. Scott Sullivan
Burt Hill
215.751.2900
Skanska provided construction management
at-risk services for this 155,000-SF, 504-bed suite style residence hall
that provides a comfortable and secure place for students to live in an
environment that is conductive to learning outside of the classroom.
Why Relevant?
Similar size
Higher education
Residence Hall
The typical suite has a small kitchen space, living /dining area, two
Active campus
bedrooms, and two bathrooms. The kitchen area has base and upper
cabinets for storage, a sink, microwave, and a full size refrigerator. The
living area fits a small couch and stuffed chair, entertainment center and a dining table for four.
Each bedroom is sized to fit two twin beds, two hanging wardrobes, two dressers/end tables.
Relevant Experience
Page 25 of 74
University of Notre Dame Ryan Residence Hall
Notre Dame, Indiana
Construction Cost
Original GMP: $15.1
million
Size
75,000-SF
Current Phase of
Development
Complete
Completion Date
June 2009
Type of Services
Owner Contact
Mr. Tony Polotto, LEED AP
University of Notre Dame
574.631.4200
Architect Contact
Mr. Javier Esteban
Mackey Mitchell Architects
314.421.1815
Ryan Hall, Notre Dame’s newest women’s residence hall, is a 75,000-SF
multi-story facility with a partial basement, 248 new student beds, and
a new student chapel. It is located on the southwest side of campus
just north of the Hammes Bookstore and it is designed in the collegiate
Gothic style that is consistent with Notre Dame’s high-end campus
architecture. This project achieved LEED® Gold Certification.
Why Relevant?
LEED Gold certified
Residence Hall
Higher education
Active campus
Other notable credits that are the responsibility of the designer are
alternative transportation (bicycle storage), recycling stations in the
building, zero VOC’s in all adhesives, paints, and sealants, low-flow fixtures and plumbing,
enhanced commissioning, controllability of lighting/thermal control by use of proximity switches,
and ND’s “green housekeeping” program.
Savannah College of Art & Design Student Housing
Savannah, Georgia
Construction Cost
Size
162,000-SF
Current Phase of
Development
Complete
Completion Date
September 2001
Type of Services
Owner Contact
Mr. Martin Smith
Savannah College of Art
and Design
912.525.5080
Architect Contact
Mr. Stewart Aiken
Aiken, Beauchamp &
Sheete
404.233.4466
The new, 290-unit student residence building was designed with two
adjoining wings (one 5-story, one 4-story) that are connected by a 6-story
common area in order to promote student interaction.
To accommodate the accelerated schedule, Skanska utilized an innovative,
precast, aerated, autoclave concrete system with panels measuring the
exact height as the building. After installing the panels, the team applied a
top coating for sealant. This process expedited the installation time.
Why Relevant?
Residence Hall
Higher education
Active campus
The fast-track project was delivered successfully on two completion dates and apartments in each
wing were turned over on schedule.
Relevant Experience
Page 26 of 74
UNIVERSISTY COURTYARD
On-Campus Student Housing | Youngstown, OH
PROJECT OVERVIEW
SIZE
UNITS
UNIT MIX
DEVELOPER
MANAGEMENT
MANGANGED SINCE
OCCUPANCY
ARCHITECT
408 Beds
130
1BR/1BA, 2BR/2BA, 4BR/2BA
Ambling University Development Group
Ambling Management Company
2003
97%
Niles Bolton & Associates, Inc.
PROJECT DESCRIPTION
# OF BUILDINGS
BUILDING DESIGN
LOCATION
2 Buildings
Three and four-story
On campus
AMC SERVICES PROVIDED
 Regional manager oversight
 Facilities management & maintenance
 Marketing & leasing
 Residence life program
 Rent collection
 Financial management, reporting & cost
REFERENCE
Jack Fahey
VP of Student Affairs
Youngstown State University
Todd Hall, Youngstown, OH
Phone (330) 941-3532
[email protected]
analysis
UNIVERSISTY PLAZA
Off-Campus Student Housing | Vestal, NY
PROJECT OVERVIEW
SIZE
UNITS
UNIT MIX
DEVELOPER
MANAGEMENT
MANAGED SINCE
OCCUPANCY
ARCHITECT
PROJECT DESCRIPTION
# OF BUILDINGS
BUILDING DESIGN
LOCATION
710 Beds
186
Townhouse, 4BR/4BA, 4BR/2BA Loft
2006
100%
4 Buildings
Three (3) Four-story Buildings
One (1) Two-story Building
3 miles from campus on Vestal Pkwy
REFERENCE
Sheila Doyle
Executive Director
Binghamton University Foundation
Vestal, NY
Phone (607) 777-3844
[email protected]
analysis
Page 27 of 74
UNIVERSISTY COURTYARD
Off-Campus Student Housing | Newark, DE
PROJECT OVERVIEW
SIZE
UNITS
UNIT MIX
DEVELOPER
MANAGEMENT
ARCHITECT
880 Beds
266
PROJECT DESCRIPTION
# OF BUILDINGS
BUILDING DESIGN
LOCATION
7 Buildings
Three-story garden-style
Within blocks from campus
 Rent collection
 Financial management, reporting & cost analysis
TIGER VILLAGE—GRAMLING STATE UNIVERSITY
On-Campus Student Housing | Grambling, LA
PROJECT OVERVIEW
SIZE
UNITS
UNIT MIX
DEVELOPER
MANAGEMENT
MANAGED SINCE
ARCHITECT
PROJECT DESCRIPTION
# OF BUILDINGS
BUILDING DESIGN
LOCATION
Phase 1—1,204 Beds
Phase II—815 Beds
Phase I—479
Phase II—338
2007
Phase 1—7 Buildings
Phase II—4 Buildings
Three-story Buildings
On Grambling State University Campus
analysis
REFERENCE
Leon Sanders
VP for Finance and Administration
Grambling State University
403 Main Street
Grambling, LA 71245
Phone (318) 274-6406
[email protected]
Page 28 of 74
EXHIBIT B – PROPOSER EXPERIENCE
REFERENCES
Exhibit B – Proposer Experience Reference
[Include behind Tab 4 of the Statement. Submit at least three (3) but not more than five (5)
references. Use a separate form for each reference.]
Proposer Name:
If reference is for an individual or entity rather than for Proposer, identify the individual or
entity:
(1) Project information (name, term of performance, overall project amount, your project
amount):
The Flats at Carrs Hill – 316 Bed Student Housing Community located in Athens, GA
Project Start Date: 4-1-2012
Project End Date: 6-28-2013
Total Cost: $20,000,000
(2) Awarding authority (i.e., party/agency responsible for awarding contract or
administering project) (name, address, phone number):
904-288-7810
(3) Other party’s contract officer, if applicable (list all if multiple, and dates of service) (name, phone number, email address, and physical address if different from (2)):
Not Applicable
(4) Other party’s project manager (list all if multiple, and dates of service) (name, phone number, email address, and physical address if different from (2)):
Not Applicable
(5) Nature of the work you performed under the project, and how it is relevant to the
work you will perform if selected as a Developer by the University:
Developed this 225,000 SF community within budget and ahead of schedule.
This property is 5 stories and includes elevators, trash rooms, a trash chute, and interior
hallways, much like this proposed project.
Page 29 of 74
(6) Type and extent of any subcontracting, teaming, or other arrangements to deliver
service (describe your role, others’ roles, and the overall project structure): Effectively teamed with PQH and a local architectural firm to identify ideas that resulted in
project savings of over $1 million.
Managed by Ambling Management Company.
(7) Significant challenges or weaknesses experienced under the project, and how you
approached/overcame them:
Significant design modifications were required on this project to achieve our goal of parking
underneath the building. The parking garage was designed around the subsurface rock that was
prevalent on the geotechnical borings. The design was successful as rock was not encountered
in the garage area during construction.
The site had a tremendous amount of rock on it, the risk of which was mitigated by paying a
premium for the sitework subcontractor to take the risk for any rock encountered during
construction. This additional premium was well calculated and resulted in us avoiding possible
delays as there was extensive rock encountered which the subcontractor accepted under his
contract without any delays to the schedule.
(8) Significant successes or innovations achieved under the project:
Project was delivered 45 days ahead of schedule.
The property is served with a fiber pipe delivering 100MB of bandwith which provides
extremely fast and dependable internet service to our residents.
Successfully worked with Athens-Clarke County Department of Planning and Development to
comply with all new code restrictions.
(9) Other information about this project that is relevant to an assessment of your ability
to perform under the Project if selected as a Developer:
Vertical construction for this 225,000 SF facility was completed in less than 1 year, which is
what will be required for this project.
We worked effectively with a new contractor on this project.
Page 30 of 74
Proposer Name:
entity:
amount):
The Flats at Campus Pointe – 183 Bed Student Housing Community located in Charlotte, NC
Total Cost: $10,300,000
904-288-7810
Not Applicable
(4) Other party’s project manager (list all if multiple, and dates of service) (name, phone
number, email address, and physical address if different from (2)):
Not Applicable
Development was privately financed. Similar financing is necessary for this project.
183 Bed student housing community with amenities is similar in size to our proposed project.
Page 31 of 74
service (describe your role, others’ roles, and the overall project structure): Designed by PQH Group. MEP engineers who worked with PQH Group will be the same on
this project.
Managed by Ambling Management Company. Ambling Management Company successfully
leased project to 100% and continues to provide property management services.
Effectively worked with Mecklenburg Department of Planning and Development throughout
entire development process.
Tirelessly worked with city council members, University officials and Charlotte-Mecklenburg
Planning Department to ensure this project and its sister property, The Flats at Mallard Creek,
included the features that were important to each party.
Vertical construction was accelerated due to numerous weather delays during sitework.
Working 7 days a week as needed, and lighting the site at night, this project was delivered ahead
of schedule.
Furniture installation time was reduced significantly by staging and assembling offsite. We
have used this process improvement on all subsequent projects to save time and reduce traffic
on the job site.
Design innovations were introduced into the marketplace for the first time. 1BR and 2BR units
represent the majority of the beds at this student property when most properties only offer
higher density products. These unit types have a waiting list each year.
Our IT solution on both Charlotte properties provided the fastest internet service of any student
housing community in the area. We were also able to provide wireless routers in each unit for
faster more secure access by residents.
We were the first developer in the market to successfully negotiate with the University for use
of the school shuttle to transfer residents from an off-campus property. With other developers
subsequently following our lead, over 3,000 students are now shuttled daily from off-campus
communities providing a tremendous relief for University parking.
Page 32 of 74
Working closely with UNCC, we provide housing to many of the international students that
attend the University.
Positive working relationship with many departments (Chancellor’s Office, Real Estate Office, Facilities Management, University Police).
Both of our student communities in Charlotte are consistently full which represents its
acceptance and appeal in the marketplace.
Page 33 of 74
Proposer Name:
entity:
amount):
The Flats at Kernan – 480 Bed Student Housing Community located in Jacksonville, FL
Total Cost: $26,000,000
904-288-7810
Not Applicable
(4) Other party’s project manager (list all if multiple, and dates of service) (name, phone number, email address, and physical address if different from (2)):
Not Applicable
Developed this student housing community located in Jacksonville, FL at UNF, another
university in the State of Florida University System.
Page 34 of 74
service (describe your role, others’ roles, and the overall project structure): Built by JDR Construction, LLC, general contractor, an affiliate of Vestcor.
Designed by PQH Group.
Managed by Ambling Management Company.
Significant savings were generated on this project by working with general contractor and
architect to effectively value engineer the design.
This was the first purpose-built student housing community in the Jacksonville area that rents
only student. This is a key factor to many parents looking for housing for their son or daughter.
Successfully worked with the various program departments (English Language Program,
International MBA Program, Athletic Department) to facilitate off-campus housing.
After 5 years, this property is still the most appealing off-campus student housing option for
students at the University of North Florida.
Page 35 of 74
[Include behind Tab 4 of the Statement. Submit at least three (3) but not more than five
(5) references. Use a separate form for each reference.]
Proposer Name:
If reference is for an individual or entity rather than for Proposer, identify the
Skanska USA Building, Inc.
individual or entity:
(1) Project information (name, term of performance, overall project amount, your
project amount): Florida State University Residence Hall
2/26/2002 to 8/19/2003
$24,645,734
Florida State University
220 South Wildwood Drive
Tallahassee, FL 32304
Daryl Ellison / 850-545-8881
(3) Other party’s contract officer, if applicable (list all if multiple, and dates of
service) (name, phone number, email address, and physical address if different from
(2)):
Daryl Ellison / 850-545-8881
[email protected]
January 2002 - January 2004
(4) Other party’s project manager (list all if multiple, and dates of service) (name,
phone number, email address, and physical address if different from (2)):
Not Applicable
Page 27 of 28
Page 36 of 74
Four, 4-story housing units located on Florida State University's
campus in Tallahassee, Florida.
service (describe your role, others’ roles, and the overall project structure):
Hard bid contract. Built four, 4-story concrete shell structures with structural stud/
brick cavity wall system and metal roof. Skanska was the construction manager on
the project, led by Chuck Jablon, Project Executive.
This project had a strict budget and extremely tight schedule. The team worked
multiple shifts to deliver the project on-time to accept the students in the Fall.
The team worked together to dry all four buildings in before the summer rains in
began in early afternoons. This enabled the team to install drywall during the
day and brick at night.
(9) Other information about this project that is relevant to an assessment of your
ability to perform under the Project if selected as a Developer:
Our construction team worked well and in harmony with the user so that all the
FF&E could be installed prior to the students arriving. We finished the units from
the top, working down to the bottom floors.
Page 28 of 28
Page 37 of 74
[Include behind Tab 4 of the Statement. Submit at least three (3) but not more than five
(5) references. Use a separate form for each reference.]
Proposer Name:
If reference is for an individual or entity rather than for Proposer, identify the
Skanska USA Building, Inc.
individual or entity:
(1) Project information (name, term of performance, overall project amount, your
project amount): Florida Polytechnic Innovation Science and Technology Building
11/01/2011 to 8/29/2014
$98,000,000 / $80,581,415
4700 Research Way
Lakeland, Florida
Pete Karamitsanis / 813.300.6022
(3) Other party’s contract officer, if applicable (list all if multiple, and dates of
service) (name, phone number, email address, and physical address if different from
(2)): Florida Polytechnic University
4700 Research Way
Lakeland, Florida
Pete Karamitsanis / 813.300.6022
(4) Other party’s project manager (list all if multiple, and dates of service) (name,
phone number, email address, and physical address if different from (2)):
Not Applicable
Page 27 of 28
Page 38 of 74
Skanska has performed all preconstruction services and construction services
on the Florida Polytechnic University project to date, including sitework,
IST Building, Campus Control Building, and Admissions Building.
service (describe your role, others’ roles, and the overall project structure):
Skanska is serving as construction manager on the project. Teamed key
subcontractor collaborative experts with the designers to assist in complicated
architectural elements of the project to maximize functionality, constructability
and cost.
A significant challenge on this project has been keeping the design in budget.
As mentioned above, by utilizing our large pool of subcontractor experts,
we were able to guide the architect’s design towards an affordable end result
for Florida Polytechnic.
A significant success has been our ability to maintain project budget while
not sacrificing owner’s program, architect’s design or quality. All quality and
schedule targets have been met to date.
(9) Other information about this project that is relevant to an assessment of your
ability to perform under the Project if selected as a Developer:
Since we are currently on the Polytechnic site, we have the unmatched knowledge
of site/soil conditions, utility locations, as well as site utilization and logistics.
We have a successful, established relationship with the Owner, the various
Authorities having jurisdiction, and the subcontractor market, both local
and nationwide.
Page 28 of 28
Page 39 of 74
TAB 5 – PERSONNEL QUALIFICATIONS
Florida Polytechnic University Resident Hall
Organizational Chart
RESIDENCE HALL
DEVELOPER
John D. Rood
Chairman
William L. Morgan
President
ARCHITECT
GENERAL CONTRACTOR
Matt Gilbert
Senior VP
Ricardo E. Quinones
Director of Design
Frank Ringhofer Jr.
Vice President
Daniel Strickland
VP – Director of
Construction Activities
PROPERTY MANAGEMENT
Kimberly A. Barkwell
President
Chuck Jablon
Construction Manager
Brian Coakley
Preconstruction Director
Charlie Bauerlein
Sr. Project Manager
Jake Krehbiel
Assistant Project
Manager
James “Hugh” Hodge
Executive VP
Michael A. Davis
Regional VP
Rick Lee
Superintendent
Page 40 of 74
T 904-260-3030
F 904-260-9031
October 4, 2013
RE: Project Commitment
To whom it may concern:
If selected as the Developer for on-campus housing at Florida Polytechnic University, the
experienced staff members listed below will be committed to the success of the project with a
delivery date of August 20th 2014.
John D. Rood
Chairman
Phone: 904-288-7777
[email protected]
William L. Morgan
President
Phone: 904-288-7810
Mobile: 904-333-1652
[email protected]
Sincerely,
William L. Morgan
President
www.vestcor.com
Page 41 of 74
JOHN D. ROOD
Chairman
Mr. Rood began his real estate career in 1983 as founder of The Vestcor Companies.
Under his direction, the company focused on brokerage of multifamily properties
and then expanded into real estate investments, development, and construction. As
the managing partner for over 71 investment partnerships, Mr. Rood is responsible
for acquisition or development, management and disposition of properties in the
portfolio. A total of fifty-seven communities, consisting of over 11,000 units, have been acquired or developed by
partnerships managed by Mr. Rood.
In September of 2004, President George W. Bush appointed Mr. Rood as United States Ambassador to the
Commonwealth of the Bahamas where he served until 2007. An April, 2005 article from The Freeport News,
commented, “John D. Rood is the quintessential diplomat. Ever since he presented his credentials to Governor General Dame Ivy Dumont, he has been a model diplomat, as he has sought to keep the promise he made to “work with my Bahamian friends, old and new, to advance our common interests and to help attain lasting prosperity and
security for our two countries and the region.” The Ambassador’s commitment to public and professional service is reflected in his many activities outside his
professional life. In 2002, he was appointed by Florida Governor Jeb Bush as a commissioner of the Florida Fish and
Wildlife Conservation Commission where he served as a commissioner and chairman until 2004. Mr. Rood is a
former board member of the James Madison Institute. He is a Rotarian and past president of the Rotary Club of
Mandarin. He was a member of the University of North Florida Business Advisory Council and has served as a
visiting professor at the university. U.S. Department of Housing and Urban Development Secretary Mel Martinez
appointed Mr. Rood to the Advisory Council on Renewal Communities to help local communities take advantage of
tax incentives to stimulate job growth and economic development. Mr. Rood was appointed by Mayor John Peyton to
serve as co-chairman on the Jacksonville Journey. This program addressed the rise in Jacksonville’s crime and resulted in a multifaceted approach which was implemented by Mayor Peyton. Mr. Rood is a board member of the
Tiger Academy which provides the children of Jacksonville’s northwest quadrant a structured and nurturing learning environment. In 2009, Ambassador Rood was appointed by Florida Governor Crist as the Republican Party of
Florida Finance Chairman. Since May of 2009, Mr. Rood has served on the board of Alico Inc. (ALCO). Mr. Rood is a
current member of the Florida Council of 100. In January 2010, Mr. Rood was appointed by Governor Crist to serve
on the Board of Governors of the State University System. In April 2010, Mr. Rood received an honorary degree of
Doctor of Laws from Flagler College in recognition of his public service. Mr. Rood was elected to membership on the
Board of Trustees of Flagler College in October 2010. In 2012, he became a member of the Board of Advisors for the
JU Public Policy Institute. Mr. Rood currently serves on the Fidelity National Financial, Inc. Board of Directors.
Mr. Rood is the proud father of three children. He is a licensed pilot and an avid sportsman.
Page 42 of 74
William L. Morgan
President
With numerous projects under his direction, Will Morgan brings to Vestcor
Communities a well-rounded base of financial and development experience. Vestcor
Communities successfully leverages Vestcor’s prior multifamily experience in design, development, and asset management to produce quality investment
properties in several multifamily niches.
Most recently, Mr. Morgan has established Vestcor as a leading developer and asset manager of best-in-class,
purpose-built student housing communities in the Southeast. He is responsible for generating all new business in
this sector, including market and site selection, project design and development, asset management oversight, capital
structuring and investor relations. Prior to his current role, Mr. Morgan has held the positions of controller and CFO
of The Vestcor Companies. He also serves as president of the Vestcor Family Foundation.
Mr. Morgan has more than 20 years of finance, accounting, and development experience in entrepreneurial
environments, resulting in significant expertise in accounting, finance, risk management, mergers and acquisitions,
and multifamily development. Prior to joining Vestcor in 2001, Mr. Morgan was the controller for a business-tobusiness e-commerce company. He also worked as an audit manager at Ernst & Young LLP, where he served clients in
the company’s Entrepreneurial Services Group. Mr. Morgan received his bachelor’s degree from the Fischer School of Accounting at the University of Florida and
earned his master’s degree in accounting from the University of North Florida. He is a certified public accountant. He is also the past president of the board of directors for the North Florida School, President of the Vestcor Family
Foundation and participant of Leadership Jacksonville.
Page 43 of 74
Page 44 of 74
Ricardo E. Quiñones, AIA, LEEDRAP
Vice President - Director of Design
EDUCATION:
Masters in Architecture - University of Illinois - 1981
Bachelor of Science in Architectural Studies University of Illinois - 1979
MEMBERSHIPS:
National Council of Architectural Registration Boards
American Institute of Architects
AIA Jacksonville, President 1997-98
Jacksonville Historic Preservation Commission
Mandarin Rotary
Knights of Columbus
Hispanic American Business Association
Assisted Living Federation
National Fire Protection Association
The Arc Jacksonville, Board of Directors
REGISTRATION:
Florida - No. AR0009765
NCARB - No. 48953
Tennessee - No. 00103158
Texas - No. 16949
LEED Accredited Professional, Green Certified
PREVIOUS TO CURRENT EXPERIENCE:
5/81
5/81 to 2/84
2/84 to 11/86
11/86 to Present
University of Illinois
Reynolds, Smith and Hills/Design Architect
The Haskell Co./Sr. Design Architect
PQH Group, Inc. Vice President in Charge of Design
Ricardo E. Quiñones, AIA, LEED RAP, is the Director of Design, responsible for programming, schematics and implementation of design through construction documents. He has worked closely with owners and contractors to develop
systems and methods of construction which streamline the design/build process.
Highly respected for his work ethic, Ricardo has been honored for his dedication to the profession and the community
by the American Institute of Architects in Jacksonville. His dedication and devotion are evident in his work, in the
community, and with his family. It is these traits, along with his ability to assess situations, that have fostered many
satisfied clients.
A blend of creativity, problem solving, and practicality make programming an enjoyable task for Ricardo. He uses an
honest, up-front approach to address clients by meeting with them, evaluating their needs versus their wants, and then
translating them into space, form, and building. Proven time and time again, his designs convey creative solutions that
are accomplished realistically, within budget, and on-time.
Ricardo is experienced in a variety of project types, including multi-family housing, senior living, historic renovation,
educational and medical facilities. A driving force behind PQH, Ricardo continues to focus on the details and personal
attention that make this firm a success.
When I first came to this country, I had to work very hard to
understand its people and diverse cultures. This methodic,
analytical process provided me with a strong foundation for my
work. It has allowed me to successfully understand people’s needs
and desires and interpret them into the built environment.
Page 45 of 74
Frank M. Ringhofer Jr., AIA, LEEDRAP BD+C
Vice President
EDUCATION:
Bachelor of Architecture - Kansas State University - 1985
Danish International Architectural Study Program,
University of Copenhagen
MEMBERSHIPS:
National Council of Architectural Registration Boards
American Institute of Architects
REGISTRATION:
Florida No. AR0016446
Missouri AR-5985
LEED Accredited Professional, Green Certified
Frank M. Ringhofer Jr., AIA, LEED RAP is Associate Vice President, Principal for PQH and he is a LEED accredited
professional with the Green Building Council. He leads the production team in association with Principal Rob Hoenshel.
As a “mentor” for the Project Managers of the firm, Frank leads production effort of delivering comprehensive construction documents. He also assists Project Managers in the development of Drawing Standards and Project Management Strategies.
Additionally, Frank’s reponsibilities include coordination with the Construction Administration staff during the Design process, so that he and the production staff can use their feedback during the preparation of Construction
Documents. In order to insure that project resources are allocated appropriately, Frank coordinates staff management
in relation to project staffing and production budgets.
During his 20 plus years of experience, his responsibilities have included project management, design, construction
administration, specification writing, cost analysis, coordination between the architectural and engineering disciplines, quality reviews, and delivery of a quality product within the construction budget. His project experience
includes a variety of types: educational, commercial, military, multi-family, and institutional, with a focus on and
medical/laboratory work.
Frank has had the opportunity to work for a number of prestigious clients including several Fortune 500 companies,
Monsanto Company, Southwestern Bell, Nextel and Mallinckrodt Medical. Under the category of public and government clients, he has provided services to the United States Navy, United States Postal Service, the City of St. Louis and
the City of Jacksonville. He also has experience with noted schools of higher learning including Washington University, St. Louis University, University of Florida, University of Missouri and University of North Florida as well as some
of Florida’s fastest growing school districts such as Duval, Broward and Collier Counties.
The Architect is a conduit for the expression of clients’ desires and
needs in the built environment. It is our taskto translate their
ideas and convert them to practical and functional spaces. We
must assemble the multitude of people and parts to create a balance
and harmony that the client will enjoy for years.
Page 46 of 74
Daniel S. “Danny” Strickland, CGC
Vice President
Director of Construction Activities
EDUCATION:
Auburn University - 1979
Bachelor of Science in Building Construction
CERTIFICATIONS:
Certified General Contractor, State of Florida
License No. CGC045538
Mr. Strickland reviews documents during the design stage for constructability and
coordination of details. During the design phase, he prepares opinions of probable
cost in order to establish project budgets. He also monitors and reviews design documents for adherence to established budgets and continuity of bidding documents.
Once projects are in the bidding stage, he assists the client in evaluating the bids and
makes award recommendations.
His responsibilities during the construction phase of a project include reviewing and processing submittal data and
requests for information, and coordinating all communication between contractors and design personnel. He reviews
and makes recommendations on contractors’ applications for payment and requests for change orders. Additionally, Mr.
Strickland performs field observations and prepares field reports to document construction progress and
adherence to design documents. If any discrepancies arise, he coordinates the resolution of field problems and acts as
liaison between construction and design personnel. Finally, he is in charge of the preparation and administration of
project acceptance and close-out procedures.
Past experience includes supervisory positions in Medical, Residential, Multifamily, Commercial, Institutional, Utility,
and Industrial Construction Projects as craftsman, superintendent, estimator, construction engineer and project manager. Major projects supervised include:
Thomas Chase Apartments - Jacksonville, FL
FCCJ Buildings B, C, & D – Jacksonville, FL
11 East Forsyth – Jacksonville, FL
Ritz Theatre, Cultural Museum, and Educational Center – Jacksonville, FL
Operations & Maintenance Facility – Neptune Beach, FL
Jacksonville Electrical Authority “CREW Sites” – Jacksonville, FL
Emergency Operations Center – Phases I, II, III – Jacksonville, FL
Baymeadows Medical Center - New Office Facility - Jacksonville, FL
Dunn Avenue Professional Office Center - Jacksonville, FL
Summit Headquarters Building - Jacksonville, FL
Leigh Meadows Apartments - Jacksonville, FL
Fleet Landing Retirement Community – Atlantic Beach, FL
Vicar’s Landing Retirement Community – Ponte Vedra Beach, FL
Mallard Cove Apartments – Jacksonville, FL
Cedar Creek Condominiums – Jacksonville, FL
Marsh Oaks Apartments – Jacksonville, FL
Mandarin Lanai Apartments – Jacksonville, FL
Clay County Gymnasiums – Orange Park, FL
Page 47 of 74
Skanska USA Building Inc.
4030 Boy Scout Blvd., Suite 200
Tampa, FL 33067
Phone 813.282.7100
813.281.3262
Fax
www.skanskausa.com
Web
October 4, 2013
RE: Project Commitment
To whom it may concern:
Skanska USA is ready to partner with Vestcor Communities, Inc. as the General Contractor for the
proposed housing project at Florida Polytechnic University. We’re excited to bring our experience and knowledge working with Florida Polytechnic University to the team. The following experienced team
members are committed to supporting the project:
Matthew J. Gilbert, LEED AP
Senior Vice President
Skanska USA Building
Chuck Jablon
Charlie Bauerlein
Senior Project Manager
Rick Lee
Superintendent
Jake Krehbiel, LEED AP
Assistant Project Manager
Brian Coakley, LEED AP
Sincerely,
Matthew J. Gilbert, LEED AP
[email protected]
Page 48 of 74
Construction Personnel
Key Personnel
The Skanska personnel assigned to the Florida Polytechnic Residence Hall project are a proven,
successful, fully integrated team capable of achieving all of the goals for the project.
Based on our understanding of the current timeframe, all team members proposed by Skanska are
available and committed to this project, and will be available over the long term. Each key team
members’ experience and expertise can be found in the detailed resumes following this page as
well as our organizational chart for team reporting and structure.
Innovation Science and Technology Building
Proposed Construction Team
Page 49 of 74
Key Personnel Organization Chart
We have selected a team specific to the Florida Polytechnic University Residence Hall project
based on their experience, knowledge and availability to meet the project requirements. We have
combined the best local resources with extensive higher educational experience. This team is
familiar with the long-term project goals and objectives and the impact the Residence Hall project
will have on the entire vision of the your residential program.
Residence Hall Innovation Studio Concept
Our proposed “Innovation Studio Concept” will enhance our team’s ability to work with Florida
Polytechnic stakeholders, right from the beginning, to collectively look for opportunities to
improve project outcomes.
We view innovation as a way to drive and increase efficiencies in the way buildings are designed,
built, operated and used by the occupants. Through Skanska’s Innovation Studios, we have
developed safer projects, cleaner jobsites, schedule enhancements, quality control and cost savings
that have allowed us to lower project risks and provide a more predictable outcome for the project.
Some of the concepts from our Innovation Studios are:
Innovation Studio Concept
Five studio concepts to save Florida Polytechnic time and money
Value
Management
Information
Management
Flat Procurement
Prefabrication
Technology
Quantifiable savings in time and money to Florida Polytechnic
The organizational chart on the following page demonstrates how your project team will be
structured. Resumes for key personnel containing detailed information on their experience/
expertise can be found following this page.
Page 50 of 74
Florida Polytechnic University Residence Hall
Construction Organizational Chart
Florida Polytechnic
University
Executive Oversight
Matt Gilbert
Chuck Jablon
Point of Contact
Skanska Florida Polytechnic University*
Construction Management Team
Master Contractor
Residence Hall Team
Preconstruction
Construction
Brian Coakley
Charlie Bauerlein
Sr. Project Manager
Jake Krehbiel
Rick Lee
Superintendent
Skanska is currently the construction manager for the Florida Polytechnic University’s Innovation Science and
Technology Building project. Our Residence Hall construction team will easily coordinate all activities with the
Academic Building team. This collaboration and knowledge will translate into quicker decision making, resulting
in a more efficient team and a shorter schedule.
Page 51 of 74
Matthew J. Gilbert, LEED® AP
Executive Oversight
Personal Stats
20 years in the industry
9 years with Skanska
University of Cincinnati
B.S., Building Construction
Licensed General
Contractor, State of Florida
UF J. Wayne Reitz Union Student Center Expansion and
Renovation, Gainesville, FL
$43 million, 100,000-SF new, 50,000-SF renovation at the heart
of the UF campus.
University of Florida, Clinical Translational Research
Building for the Institute on Aging, Gainesville, FL
$36 million, 120,000-SF, new facility for studying aging and
disability. Seeking LEED Platinum certification by USGBC.
University of South Florida, Health South Pavilion, Tampa, FL $26 million, 126,000-SF, new sevenstory, medical office building for the University of South Florida.
UF Health Medical Office Building at Springhill, Gainesville, FL
$25.8 million, 111,000-SF, design-build, five-story medical office building at University of Florida.
UCF Baseball Stadium Expansion, Orlando, FL
$4 million, 6,250-SF, expansion of existing baseball stadium on the University of Central Florida campus.
Chuck Jablon
Personal Stats
Florida Polytechnic Innovation Science and Technology
Building, Lakeland, FL
$98 million, 160,000-SF, Phase I of Florida Polytechnic
consists of the Innovation Science and Technology Building
including research labs, teaching labs, classrooms, office space,
study space, support space, student spaces and common areas.
Florida State University New Residence Hall, Tallahassee,
FL $24.6 million, 153,000-SF new residence hall, including
four five-story buildings (eight apartments per building) to
accommodate 540 students.
Tuskegee University Kellogg Conference Center / Dorothy Hall Suites, Tuskegee, AL
$25 million, 142,000-SF classroom and teleconference facility including restoration of a 6-story historic
hotel. National ABC Historic Restoration Award Winner.
Tuskegee University Henderson Hall Renovations, Tuskegee, AL
$9 million renovation of a 60-unit dormitory.
Tuskegee University Logan Hall Renovations, Tuskegee, AL
$10.2 million renovation of a 60-unit dormitory.
Tuskegee University White Hall Renovations, Tuskegee, AL
$10.7 million renovation of a 93-year old, 32,000-SF facility to rebuild a 110-bed female dormitory.
Page 52 of 74
Charlie Bauerlein
Senior Project Manager
Personal Stats
University of Florida
B.S., Building Construction
Licensed General
Contractor, State of Florida
University of South Florida, East Holly Apartments,
Tampa, FL
$23 million, 245,000-SF, 198 unit apartment building. The
four-bedroom and two-bedroom student apartments are
clustered in three and four-story blocks with four apartments
per floor and are located around an exterior circulation and
social area.
Sarasota Memorial Hospital Patient Bed Tower,
Sarasota, FL
$112 million, new 220,000-SF, ten-story patient tower.
School Board of Pinellas County, Thurgood Marshall Middle School, St. Petersburg, FL
$18.2 million, 171,000-SF, new 1,000 student station middle school.
School Board of Pinellas County, Highpoint Elementary School, Clearwater, FL
$21.2 million, 99,150-SF, new seven building prototype school on a property adjacent to the existing
school.
Rick Lee
Superintendent
Personal Stats
$98 million, 160,000-SF, Phase I of Florida Polytechnic consists
of the Innovation Science and Technology Building including
research labs, teaching labs, classrooms, office space, study
space, support space, student spaces and common areas.
University of South Florida Interdisciplinary Teaching
and Research Facility, Tampa, FL
$68 million, 238,000-SF multi-story facility that
accommodates upper and lower division interdisciplinary teaching and research needs for the
University. This project is seeking LEED® Gold Certification.
Marriott Grande Ocean Resort, Hilton Head Island, SC
Two 7-story, 250,000-SF condominiums.
District School Board of Pasco County, Charles S. Rushe Middle School, Land O’ Lakes, FL
$36.6 million, 200,000-SF, new middle school consisting of two single-story buildings and one threestory building.
Page 53 of 74
Jake Krehbiel, LEED® AP
Personal Stats
Kansas State University
B.A., Construction
Science and Management
with Minor in Business
Administration
Hernando County School Board, Winding Waters K-8,
Weeki Wachee, FL
$21.9 million, 185,213-SF, new K-8 school.
Hernando County School Board, Weeki Wachee High School, Brooksville, FL
$49.8 million 220,000-SF, new 2,000-student high school.
Hernando County School Board, Springstead High School, Spring Hill, FL
$12.2 million, 49,000-SF, expansion and renovation to existing high school.
Brian Coakley, LEED® AP
Personal Stats
New Jersey Institute of
Technology
B.S., Construction/
Contracting Engineering
Technology
Union County College
A.S., Civil/Construction
Engineering Technology
Florida International University Stempel Complex,
Miami, FL
$32 million, 120,000-SF science research facility. The project will
be seeking LEED Gold certification.
University of South Florida Interdisciplinary Teaching and Research Facility, Tampa, FL
$68 million, 238,000-SF multi-story facility that accommodates upper and lower division interdisciplinary
teaching and research needs for the University. This project is seeking LEED® Gold Certification.
North Carolina State University Engineering Building III, Raleigh, NC
$77.4 million, 247,200-SF engineering classroom facility.
Duke University Hospital Addition for Surgery (HAFS), Durham, NC
$56.4 million, 130,000-SF addition and renovation.
Duke University Genetics Institute Project, Durham, NC
$30 million, 123,000-SF genetics laboratory.
Page 54 of 74
Page 55 of 74
kimberly a. barkwell
President & Chief Operating Officer
Current Responsibilities
As president and COO of Ambling Management Company, Kimberly Barkwell is responsible
for all facets of the company’s operations, including strategic planning, overall property
management and financial operations, new business development, client satisfaction,
and company culture preservation. Under her guidance, Ambling has implemented
sophisticated systems and procedures to accommodate the company’s growth as it
continues to expand operations nationwide. Barkwell has held progressively responsible
accounting, management and administrative positions and is recognized by her peers as
an inspirational leader with a unique ability to train, motivate and direct her people.
Relevant Experience
Prior to being appointed president of Ambling Management Company, Barkwell was
chief operating officer of AMC, where she was responsible for the development of all
company policies and procedures, information technology, direction of the marketing and
professional development department, compliance department, assessment and recovery
team, due diligence, national purchasing, maintenance and facilities management, as well
as budgeting and financial performance of management company operations. Barkwell
has over 25 years of experience in all facets of real estate property management. Prior
to Ambling, Barkwell held the position of regional vice president with Brisben Companies/
National Realty Management, Columbia, S.C., where she directed the overall operations
of the Northeast and Mid-Atlantic Regions, comprised of conventional, tax credit and
senior living apartments. Specific responsibilities included supervision of regional property
managers, project maintenance and new construction oversight, development of marketing
campaigns and internal operations procedures, as well as financial performance for the
properties and corporate operations. Prior to that, Barkwell served with AIMCO/Insignia
Management Group, Greenville, S.C., where she held two roles. As regional vice president,
Barkwell supervised a staff of over 350 including corporate members, regional property
managers, marketing directors, construction managers, systems personnel, administrative
support and site personnel. During her tenure, Barkwell directed overall operations of large
conventional and affordable residential portfolios of up to 21,000 units. As vice president
of business development/ancillary functions, Barkwell directed presentations, wrote
policies and procedures for new business development activities and created proposals
and marketing collateral information for the company’s new business development efforts.
Barkwell also designed and developed computerized budget programs for over 1,200
residential properties owned and managed by Insignia. Prior to that, Barkwell served
in various capacities with the Duddlesten Companies in Houston, including residential
property accountant, accounting manager, assistant vice president of financial services,
internal auditor, administrative property supervisor and regional property manager.
Education/Affiliations
Barkwell attended Ohio University and later transferred to the University of Houston
where she pursued a bachelor’s degree in business administration and management.
Barkwell has served on a number of committees for the Houston Apartment Association,
the Texas Apartment Association and National Apartment Association. Barkwell is a
Certified Apartment Property Supervisor, a member of IREM and is in the process of
completing her Certified Property Manager Designation.
Page 56 of 74
james e. hodge
Executive Vice President
James “Hugh” Hodge is responsible for the operation, marketing, leasing, resident’s
life and maintenance components of Ambling Management Company’s entire student
housing portfolio. Hodge has overall responsibility for budgeting and purchasing,
human resources, maintenance and construction. Specific responsibilities include
reviewing budget estimates and assisting property managers in preparing budgets
for specific properties while also ensuring budgets are implemented and consistently
followed to promote efficiently run and profitable student housing properties. Hodge
prepares directives to carry out policies approved by the corporate council and
administers company policies relating to such matters as regulation of property
management and marketing of student housing, as well as ensuring compliance with
operation and maintenance standards. Hodge regularly visits property offices, inspects
field operations and reviews periodic reports from property managers to determine
occupancy and maintenance projects.
Relevant Experience
Hodge has more than 20 years of experience in the real estate/property management
industry, including new development, property repositioning, property redevelopment
and property sales and acquisitions. Prior to joining Ambling, Hodge was senior regional
property manager with AIMCO/Insignia Management Group, Greenville, S.C. where he
directed the overall operation of 20 conventional apartment communities comprising
a total of 4,125 units, located in North and South Carolina and Georgia. Hodge’s
responsibilities included supervision of marketing, human resources, construction
management and technical services. Hodge also served as assistant regional vice
president for Insignia Management Group where he supervised the management
of properties throughout the Southeast. Hodge was responsible for the physical
preservation and improvement, as well as the overall financial performance of 42
conventional apartment properties, supervised the annual property budget preparation
and performed final budget reviews. Hodge also served as a property management
consultant for Cornerstone Properties and The Berkley Group where he performed
property assessments, made recommendations for property improvements and prepared
and implemented business plans to reposition multi-family properties. Hodge also held
property management positions with the Paragon Group, including director of property
management for properties in North and South Carolina, Tennessee and Virginia.
Hodge attended the University of South Carolina, where he majored in psychology
and business administration and holds a Certified Property Manager designation.
Additionally, Hodge is a licensed real estate broker in North and South Carolina and
has served as president of the South Carolina Apartment Association, the Upper State
Apartment Association (Greenville, S.C.) and the Apartment Association of Greater
Columbia, South Carolina. Hodge is also a Certified Apartment Property and Certified
Property Supervisor Instructor.
Page 57 of 74
michael davis
Regional Vice President, Student Housing
Michael Davis has more than eleven years of student housing experience and is directly
responsible for the operations and oversight of seven communities encompassing nearly
4,500 beds. Davis establishes policies relating to matters such as regulation of property
management execution, implementation of internal and external marketing plans for the
student housing target market, implementation of residence life programs and facilities
maintenance oversight. Davis assist in the preparation of directives to carry out policies
approved by the corporate council and marketing of student housing, as well, as ensuring
compliance with operation and maintenance standards. He coordinates training to enrich
overall staff development and performance. Davis communicates with the assigned
client representative to ensure that the client’s goals are being met and implements
corrective action plans as needed based on customer feedback and his assessments.
Davis is pursuing his Certified Property Manager Designation through IREM.
Relevant Experience
Davis has been with Ambling since 2000 and has an extensive background in student
housing spanning 12 years. Davis’ student housing career began when he worked
as a resident assistant (RA) at an on-campus residence hall then as community
assistant at an off-campus third-party student housing community. Davis was quickly
promoted to Leasing Manager then Property Manager. After two years as property
manager, Davis was promoted to Regional Property Manager. Davis assist in the
preparation of directives to carry out policies approved by the corporate council and
marketing of student housing, as well, as ensuring compliance with operation and
maintenance standards. He coordinates training to enrich overall staff development
and performance. Davis communicates with the assigned client representative to
ensure that the client’s goals are being met and implements corrective action plans as
needed based on customer feedback and his assessments. Davis was subsequently
promoted to the Regional Vice President position wherein he is responsible for all
aspects of the operation of a portfolio of on and off-campus communities, primarily
in the South and Southeast. Davis is also a member Ambling’s Due Diligence Team
and assumes additional roles as assigned by senior leadership.
Davis has a Master of Science Degree in Communication with a concentration in
Public Relations and a Minor in Business Management and a Bachelor of Arts Degree
in Mass Communications with Minors in Business and English from the University of
Louisiana at Lafayette. Davis is an active member of his church he has attended for
23 years. Davis sits on the church’s Education Board and oversees an After-School
Mentoring and Tutoring Program for low-income/single-parent students.
Page 58 of 74
TAB 6 – PROJECT APPROACH
Development Overview
Vestcor Communities is proposing to develop 216 beds of residence hall housing on the campus
of Florida Polytechnic University. It is our intent this project would be the first phase of a
conceptual master plan for the development of at least 1,000 beds of student housing at Florida
Polytechnic University as depicted in Exhibit 1 on the following page. However, we understand
the University may see advantages to building in an alternate location or with an alternate design
and we are open to those ideas.
This project requires an unleveraged investment to fund
the entire amount of the development. We have
assembled a group of investors to support this project
that are not only committed to investing in this project
but are interested in the long term success of the
University. Our investors will now have a vested
interest in supporting Florida Polytech University and
ensuring it succeeds in the early years when support
will be most critical.
Our proposed 5 story L-shaped building will be positioned on the back of the housing quadrant
identified in the RFSOQ, close to the IST Building and future site of the Wellness Center and
easily accessible from the parking lot as shown in Exhibit 2 on the following page. We feel this
location will provide a sense of arrival for students and prospective students during the early
years of the University.
The master plan in Exhibit 1 includes four phases of on-campus student housing comprising at
least 1,000 beds, including both efficiency suites and apartment style living. Based on
enrollment projections and housing demand, we anticipate one additional phase would be needed
for the start of each successive academic school year. While each phase of this community will
function independently with its own indoor and outdoor amenity spaces, as the campus grows the
phases will eventually mesh together to become the epicenter of residential life at Florida
Polytechnic University. Other components that can be incorporated to support resident life
include a permanent dining hall that can be leased back to and eventually owned by the school, a
resort-style swimming pool and other outdoor amenities for residents to enjoy such as volleyball,
courtyards, greenspace and sitting areas.
Page 59 of 74
Exhibit 1
Student Housing Master Plan
Exhibit 2
Phase I Residence Hall
Page 60 of 74
Project Description
The design of the Florida Polytechnic University Housing includes modern amenities students
are accustomed to in their own home as well as the features needed to support their educational
experience. Today’s Millenial student has ever-expanding needs with regards to how they use
technology in their daily lives and as part of their learning. Privacy, safety, convenience, and
community amenities are combined in this project with the latest technological advances to
create an environment that supports academic achievement in an enjoyable college atmosphere.
Each suite will be approximately 1,150 square feet and
will feature four private bedrooms and two bathrooms.
Bathroom vanities are located outside the shower and
toilet room.
Each bedroom will have its own
data/voice/cable port. All floor plans are designed to
include spacious and efficient living space, including a
living room, dining area, and an efficiency kitchen that
encourages community and companionship in addition
to providing comfortable accommodations. By providing
efficiency kitchens, students will be encouraged to
support the dining hall that will be operating on campus.
Suites come complete with a microwave and
refrigerator. We will offer laundry facilities on each
floor or include a separate laundry room, equipped with
washer and dryer in each suite. We believe providing a
washer and dryer in each unit will allow residents to
make the most productive use of their time. Electrical
service, water/sewer, cable TV and high speed fiber optic internet are all included at no
additional charge to the student. All suites are fully furnished.
Included below is a
representative unit floorplan that will be finalized in conjunction with University input.
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There will be 8 one bedroom units each with a separate living room that will comprise the
resident hall assistant (“RA”) bedrooms. These rooms will all be handicap accessible units and can be rented to others as we anticipate only using 6 units for RAs. These units are strategically
placed in high traffic areas to provide maximum oversight to the residents on each floor.
Our IT consulting group, which we have used on all previous student housing communities, will
coordinate wiring specifications, installation, and ultimate service connection with the Facilities
Department at the university and the appropriate vendor. They will also coordinate the ongoing
support of services throughout the building. We provide a standard cable service package to
each unit and bedroom as well as a managed network of data service to each unit and bedroom
with an uninterrupted speed of at least 25/5 MPS. We anticipate these same service levels will
be available from the current vendors providing service to the campus. Wireless internet will be
provided in each unit and throughout the entire building. Secure wifi connections for each unit
will be provided to minimize traffic disruptions to the residents.
The amenities at Florida Polytechnic University (FPU) Housing will offer a wide variety of
gathering spaces that promote social interaction and support the applied learning philosophy at
FPU. The first floor of the Phase I building will include over 8,000 square feet of common
space that will include the following amenities:
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Entrance/Elevator Lobby
Leasing Office
Fitness Room
Club Room with hospitality and coffee bar
Billiards Room
Internet café and Computer Lab
Study lounge with group study rooms
State-of-the-art fitness center
Wi-Fi access
Reception desk with package area
Mailroom
Vending Area
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In addition to these amenity areas, there is a resident lounge on each floor that offers a gathering
spot or meeting place. Residents will have 24/7 access to the amenity areas on the first floor.
Other amenities included throughout the community including the following:
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Secure building access
Secure unit access
24 hour emergency maintenance
Well-lighted building exterior
Closed circuit video monitors throughout common areas
Weekly resident activities
Access to the residence hall building will be controlled. Our objective is to manage this building
with similar levels of security and access as other buildings on campus. During business hours,
the leasing office and entrance foyer will be open to the public. All other building access points,
interior amenity areas, residential hallways, units and elevator access will require use of the
campus-wide card access system at all times. After hours, the leasing office will be closed and
the entrance foyer will require the same level of secure access as the rest of the building. A
community-wide surveillance system will be installed that provides constant monitoring of all
building access points, common areas, and traffic points around the building.
Ambling’s management staff will be made up of 1 full-time
manager, 1 full-time resident life director, 1 full-time
maintenance supervisor, and 6 graduate or undergraduate
resident assistants. We are open to exploring personnel sharing
arrangements with the University for staffing needs such as
maintenance and security.
We envision up to three additional phases of residence hall housing will eventually be
constructed to complete this master plan. The size of each future phase is flexible to
accommodate the housing demand. The fourth and final phase will be apartment style units that
will front the pond and provide the architectural framework that was envisioned in the campus
master plan. Our intent is that the design of all phases will not only achieve the aesthetic agenda
that was contemplated in the campus master plan, but will complement the architectural style of
the IST Building, even pulling certain building materials such as exterior metal panels, low E
glass, and glazed concrete floors to provide a consistency across campus.
Vestcor Communities has assembled the team that is driven to
design, construct and deliver this project ahead of schedule. As
such, resident’s official Move-In Day will be August 20, 2014.
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Project Timeline
Vestcor Communities will direct the project team from
initial concept and design, through construction to
ultimate project delivery and management of this
residence hall. We have assembled a very experienced
team with a proven track record of delivering projects on
time and effectively operating these communities for
years to come. Each of our team members has a
significant presence in Florida, offering immediately available resources to execute this project.
Vestcor Communities is headquartered in Jacksonville, Florida. Vestcor affiliated entities
currently have 19 apartment communities throughout Florida consisting of over 4,000 units.
Our long working relationship with our architect, Ricardo Quinones of PQH Group, will be a
contributing factor in efficiently implementing conceptual design ideas by offering systems and
methods of construction which streamline what will be a design/build process. As Director of
Design, Ricardo will personally facilitate the design and preparation of all construction
documents with his engineers. Ricardo’s personal attention will ensure design milestones are met to make this project a reality. PQH is headquartered in Jacksonville, Florida.
Vestcor Communities has already invested in a conceptual architectural design that we feel is not
only attractive and complimentary to the IST building on the exterior, but practical and
repeatable for construction while still offering a spacious and appealing housing community
upon completion. Our project will comply with the
University’s established design and architectural standards and be constructed of concrete and steel.
Our project will also comply with the State
Requirements for Educational Facilities (Nov. 19,
2012) and the Florida Building Code (2010). Our work
to date will allow for expedited completion of
construction documents and submission for review.
Immediate availability of the site will be a key component to keeping on schedule. We
anticipate that the pad will be delivered by the University and available to access in early
November. Based on our development timeline, foundation plans will be available by November
4th, which will allow for immediate plan review, foundation preparation and pouring by the
General Contractor. As part of the permitting process, we plan to request an Early Start –
Foundation Only permit from the University.
Page 64 of 74
We are excited to partner with Skanska USA on this proposal.
Their inclusion as General Contractor not only provides a
superb general contractor and vast resources to ensure timely
completion of construction, but also invaluable continuity and
knowledge on the site given their current role as contractor for
the construction of the University’s Innovation, Science, and Technology Building. Skanska’s full mobilization on site
already provides immediate time savings to our overall
development timeline while continuing the same working
relationship with University staff and other key team members.
Included below are a few of the advantages our team will
realize by using Skanska as General Contractor:
 Understanding of the subsoil conditions and the ramifications on design, cost and schedule.
 Understanding of the in place-utilities installed by Skanska, including site gas, TECO electric,
Brighthouse and Verizon phone and internet services.
 Established working relationship with permitting agencies, including SWFWMD, City of
Lakeland permitting authorities and inspectors, Fire Marshall, and most importantly, Tom
Browning, FPU’s Authority that has jurisdiction over the site.
 Established working relationship with the civil engineers of record, Anderson Lane and
Chastain Skillman (who also performed all site surveying and layout).
 Control of the Site: Skanska can best control the use of the housing site and its associated
logistical issues, including laydown, parking, work areas, etc. This is especially important on
this project because of the extreme schedule constraints and probable necessity for shift work.
 Subcontractor Efficiency: It will be possible to achieve best performance reliability from
subcontractors that are already on site.
 Overall risk, cost, quality and schedule will be better optimized by using Skanska’s existing
team, which has already demonstrated the ability to manage and deliver a complex project
with mostly local subcontractors, suppliers and labor.
Skanska has a significant presence in the State of Florida and anticipates continuing to use many
local materialmen and vendors, providing a beneficial economic impact in the surrounding
community.
Enclosed following this narrative is a complete project schedule and timeline discussion prepared
by Skanska.
Page 65 of 74
Upon construction completion, which has been projected for July 15, 2014 by Skanska, Vestcor
Communities will coordinate with its interior design firm and furniture provider to execute the
delivery and installation of all unit and common area furniture. A building of 60 units typically
requires 4 days for the installation of unit furniture. The interior design firm typically requires 2
days for the installation of all of the common area furniture. Our vendor stages their assembly
off-site for efficient installation into the building. Our IT consultants will finalize installation
and testing of all equipment, cameras and computers at this time as well. We will be ready for
residents to move in on August 20, 2014.
We are pleased to include Ambling Management Company on our team as the property
management firm for this development. With approximately 19,000 beds of student housing
under management, including over 6,600 on-campus, Ambling is one of the largest student
housing management companies in the country. As part of their portfolio, Ambling currently
manages student housing communities in the following university markets in the State of
Florida: Florida State University, Florida Gulf Coast University, University of Central Florida,
University of North Florida, and University of Florida. Ambling also manages each of Vestcor’s student housing communities. Our proven partnership of operating first class student housing
communities will continue with this property. Ambling will provide and administer a resident
code of conduct for the housing community.
Our marketing department and Ambling can begin
working immediately with the Admissions staff to
provide marketing collateral to interested parties.
We anticipate Ambling will have a presence on
campus beginning in January 2014 and will work
with the University staff to determine how we can
best support their marketing efforts when a student
and their family arrive for a site visit. We are open
to providing our own temporary leasing facility or
working under the same roof in the Admissions Office. In either case, we will invest resources
to ensure that a representative model or showroom is available for prospects to tour. We feel the
presence of our management staff to explain the housing option will be an important feature that
many prospects will enjoy during their tour of Florida Polytechnic University.
Once leasing begins, prospective applicants will be required to meet Ambling’s established
resident criteria. This process includes a criminal background and credit check. The community
will use great care and will always abide by Federal, State and Local Fair Housing Laws when
processing all potential resident applications. Leases will require parental guarantees unless a
student can qualify on their own. With a significant presence already in the State of Florida,
Ambling will always have resources readily available to support this community. Vestcor
Page 66 of 74
Communities will provide further oversight and direction on the operation of the property to
ensure we are satisfying the needs of both our residents and the University.
Our team has already begun a collaborative effort of design concepts and knowledge sharing to
ensure we deliver a product that will be viewed as an amenity and selling feature by the
University.
Page 67 of 74
Construction Schedule
The proposed Student Housing structure is based on an approximate 90,000 total gross square
footage for the entire building. For construction planning purposes, the building will be broken
down into three sections (areas). Each section contains 20 units per section yielding 6,000 square
foot pad per section. The construction of Student Housing will follow three distinct phases:
erection of Building Structure, installation of the Exterior of Buildings and the application of
Interior Finishes. Each phase is briefly described below and will approximate the workflow for
each phase.
Building Structure:
The Building Structure is planned to have foundations with concrete footings and piers supporting
a steel structure with elevated concrete decks.
Exterior of Buildings:
The exterior metal framing of buildings will be enclosed with Densglass Exterior Board and
contain a waterproofing membrane covered with painted stucco. Windows and storefronts will
provide the entrances and natural light for Student Housing.
Interior Finishes:
The interior finishes will be supported by metal framing with masonry elevator and stairway shafts.
Mechanical, Plumbing, Electrical, and Sprinkler Systems will roughed-in and inspected before
covered with drywall and include a textured finish. The finished drywall will be painted and the
interior build-out includes finished cabinets with tops, vinyl floors and trim applied to all areas.
This trim out will be complemented by appliance installation along with the installation of blinds.
A rough clean will be performed before carpet is installed along with a final paint touch up if
needed. The final cleaning of the Student Housing will be performed before inspections by all local
agencies having jurisdiction and Polytechnic personnel.
Proposed Construction Period:
The proposed construction period for erection and buildout is approximately 9 months. Notice
proceed is planned for 11/4/13 with substantial completion planned for 7/15/14.
The Florida Polytechnic
University Innovation
Science and Technology
Building team discussing
critical path items.
Page 68 of 74
Activity
ID
Activity
Description
PHASOrigRem
AREA
%
Dur Dur
Start
Finish
OCT
2013
NOV DEC
JAN
FEB MAR
APR
MAY
2014
JUN JUL
AUG
SEP
OCT
NOV
DEC
J
PROJECT MILESTONES
MILESTONES
MILE0900
NTP
0 04NOV13*
MILE1000
Substantial Completion
0
NTP
Substantial Completion
15JUL14
PROCUREMENT
PROCUREMENT
PROC1000 Steel Desgn 80% Comp-Released to Start Shop Dwgs
PROC1010 Prepare Steel Shop Drawings
18 04NOV13
27NOV13
5 02DEC13
06DEC13
18 09DEC13
03JAN14
PROC1020 Steel Shop Dwg Approval Process
PROC1030 Steel Procure Material & Shop Fabrication
Steel Desgn 80% Comp-Released to Start Shop Dwgs
0 04NOV13
PROC1040 Deliver Steel / Start Erection
Prepare Steel Shop Drawings
Steel Shop Dwg Approval Process
Steel Procure Material & Shop Fabrication
Deliver Steel / Start Erection
0 06JAN14
AREA 1
BUILDING STRUCTURE
P11000
Foundation - Columns & Footings
15 04NOV13*
22NOV13
P11010
Plumbing & Electrician Slab Rough In
P11020
Prep & Pour - Foundation
7 25NOV13
05DEC13
15 06DEC13
27DEC13
P11030
Erect Steel & Deck
14 06JAN14
23JAN14
P11040
Prep & Pour Elevated Deck
14 24JAN14
12FEB14
15 13FEB14
05MAR14
Erect Steel & Deck
EXTERIOR OF BUILDING
Exterior Framing / Dens Glass
P11150
P11160
Exterior Waterproofing / Windows
7 06MAR14
14MAR14
P11170
Install Windows
5 17MAR14
21MAR14
Install Windows
P11180
Scaffolding Exterior
5 17MAR14
21MAR14
P11190
Stucco
12 24MAR14
08APR14
P11200
Storefronts
5 09APR14
15APR14
P11210
Exterior Painting / Sealants
15 16APR14
06MAY14
Stucco
Storefronts
INTERIOR FINISHES
Core Drilling
P11240
Core Drilling
5 13FEB14
19FEB14
P11250
Masonry at Elevator & Stairway
10 17FEB14
28FEB14
P11260
Interior Framing
15 24FEB14
14MAR14
Interior Framing
P11270
Plumbing Rough
8 05MAR14
14MAR14
Plumbing Rough
P11280
Mechanical Rough
8 10MAR14
19MAR14
Mechanical Rough
P11290
Electric Rough
8 10MAR14
19MAR14
Electric Rough
P11300
Sprinkler Rough
8 10MAR14
19MAR14
Sprinkler Rough
P11310
Inspections
4 20MAR14
25MAR14
Start Date
Finish Date
Data Date
Run Date
17APR08
15JUL14
01OCT13
03OCT13 09:34
Early Bar
Progress Bar
Critical Activity
PTDM
Inspections
Sheet 1 of 4
Date
Revision
FL Polytechnic Univ Student Housing
Proposal Schedule Layout
© Primavera Systems, Inc.
Page 69 of 74
Checked
Approved
Activity
ID
Activity
Description
P11320
Roofing
P11330
PHASOrigRem
AREA
%
Dur Dur
Start
Finish
OCT
2013
NOV DEC
JAN
FEB MAR
2014
JUN JUL
APR MAY
Roofing
AUG
SEP
20 05MAR14
01APR14
Insulate Exterior Wall
5 28MAR14
03APR14
P11350
Hang Drywall
6 04APR14
11APR14
P11360
Finish Drywall
6 14APR14
21APR14
Finish Drywall
P11370
Texture Drywall
2 22APR14
23APR14
Texture Drywall
P11380
Trim Doors
7 24APR14
02MAY14
Trim Doors
P11390
Paint
7 05MAY14
13MAY14
Paint
P11410
Cabinets / Tops
5 07MAY14
13MAY14
Cabinets / Tops
P11420
Vinyl Floors
5 14MAY14
20MAY14
Vinyl Floors
P11430
Plumbing Trim
7 21MAY14
30MAY14
Plumbing Trim
P11440
Electric Trim
7 21MAY14
30MAY14
Electric Trim
P11450
Mech Trim
7 21MAY14
30MAY14
Mech Trim
P11460
Sprinkler Trim
7 21MAY14
30MAY14
Sprinkler Trim
P11470
Appliances / Blinds
5 02JUN14
06JUN14
P11480
Rough Clean
5 09JUN14
13JUN14
Rough Clean
P11490
Carpet / Touch Up
5 09JUN14
13JUN14
Carpet / Touch Up
P11500
Fine Clean / Final Inspections
3 16JUN14
18JUN14
15 25NOV13
17DEC13
7 18DEC13
27DEC13
OCT
NOV
DEC
J
Hang Drywall
Appliances / Blinds
AREA 2
BUILDING STRUCTURE
P21000
Foundation - columns and footings
P21010
P21020
15 30DEC13
20JAN14
P21030
Erect Steel & Deck
13 24JAN14
11FEB14
P21040
14 12FEB14
03MAR14
Foundation - columns and footings
Erect Steel & Deck
P21150
15 04MAR14
24MAR14
P21160
7 25MAR14
02APR14
P21170
Install Windows
5 03APR14
09APR14
Install Windows
P21180
P21190
Stucco
P21200
Storefronts
P21210
5 03APR14
09APR14
12 10APR14
25APR14
5 28APR14
02MAY14
15 05MAY14
23MAY14
5 04MAR14
10MAR14
10 06MAR14
19MAR14
Stucco
Storefronts
INTERIOR FINISHES
P21240
Core Drilling
P21250
Start Date
Finish Date
Data Date
Run Date
17APR08
15JUL14
01OCT13
03OCT13 09:34
Early Bar
Progress Bar
Critical Activity
PTDM
Core Drilling
Sheet 2 of 4
Date
Revision
Page 70 of 74
Checked
Approved
Activity
ID
Activity
Description
PHASOrigRem
AREA
%
Dur Dur
Start
Finish
P21260
Interior Framing
15 13MAR14
02APR14
2014
APR MAY JUN JUL
Interior Framing
P21270
Plumbing Rough
8 24MAR14
02APR14
Plumbing Rough
P21280
Mechanical Rough
8 27MAR14
07APR14
Mechanical Rough
P21290
Electric Rough
8 27MAR14
07APR14
Electric Rough
P21300
Sprinkler Rough
8 27MAR14
07APR14
Sprinkler Rough
P21310
Inspections
4 08APR14
11APR14
Inspections
P21320
Roofing
20 24MAR14
18APR14
Roofing
P21330
5 16APR14
22APR14
P21350
Hang Drywall
6 23APR14
30APR14
P21360
Finish Drywall
6 01MAY14
08MAY14
P21370
Texture Drywall
2 09MAY14
12MAY14
Texture Drywall
P21380
Trim Doors
7 13MAY14
21MAY14
Trim Doors
P21390
Paint
7 22MAY14
02JUN14
Paint
P21410
Cabinets / Tops
5 27MAY14
02JUN14
Cabinets / Tops
P21420
Vinyl Floors
5 03JUN14
09JUN14
Vinyl Floors
P21430
Plumbing Trim
7 10JUN14
18JUN14
Plumbing Trim
P21440
Electric Trim
7 10JUN14
18JUN14
Electric Trim
P21450
Mech Trim
7 10JUN14
18JUN14
Mech Trim
P21460
Sprinkler Trim
7 10JUN14
18JUN14
Sprinkler Trim
P21470
Appliances / Blinds
5 19JUN14
25JUN14
Appliances / Blinds
P21480
Rough Clean
5 19JUN14
25JUN14
Rough Clean
P21490
Carpet / Touch Up
5 19JUN14
25JUN14
Carpet / Touch Up
P21500
3 26JUN14
30JUN14
15 18DEC13
09JAN14
7 10JAN14
20JAN14
OCT
2013
NOV DEC
JAN
FEB MAR
AUG
SEP
OCT
NOV
DEC
J
Hang Drywall
Finish Drywall
AREA 3
BUILDING STRUCTURE
P31000
P31010
P31020
15 21JAN14
10FEB14
P31030
Erect Steel & Deck
13 12FEB14
28FEB14
P31040
14 03MAR14
20MAR14
15 21MAR14
10APR14
Erect Steel & Deck
P31150
P31160
7 11APR14
21APR14
P31170
Install Windows
5 22APR14
28APR14
Install Windows
P31180
5 22APR14
28APR14
Start Date
Finish Date
Data Date
Run Date
17APR08
15JUL14
01OCT13
03OCT13 09:34
Early Bar
Progress Bar
Critical Activity
PTDM
Sheet 3 of 4
Date
Revision
Page 71 of 74
Checked
Approved
Activity
ID
Activity
Description
P31190
Stucco
P31200
Storefronts
P31210
PHASOrigRem
AREA
%
Dur Dur
Start
Finish
OCT
12 29APR14
14MAY14
5 15MAY14
21MAY14
15 22MAY14
12JUN14
2013
NOV DEC
JAN
FEB MAR
APR
2014
MAY JUN JUL
Stucco
AUG
SEP
OCT
NOV
DEC
J
Storefronts
INTERIOR FINISHES
Core Drilling
P31240
Core Drilling
5 21MAR14
27MAR14
P31250
10 25MAR14
07APR14
P31260
Interior Framing
15 25MAR14
14APR14
Interior Framing
P31270
Plumbing Rough
8 03APR14
14APR14
Plumbing Rough
P31280
Mechanical Rough
8 07APR14
16APR14
Mechanical Rough
P31290
Electric Rough
8 07APR14
16APR14
Electric Rough
P31300
Sprinkler Rough
8 07APR14
16APR14
Sprinkler Rough
P31310
Inspections
4 17APR14
22APR14
Inspections
P31320
Roofing
20 03APR14
30APR14
Roofing
P31330
5 25APR14
01MAY14
P31350
Hang Drywall
6 02MAY14
09MAY14
P31360
Finish Drywall
6 12MAY14
19MAY14
Finish Drywall
P31370
Texture Drywall
2 20MAY14
21MAY14
Texture Drywall
P31380
Trim Doors
7 22MAY14
02JUN14
Trim Doors
P31390
Paint
7 06JUN14
16JUN14
Paint
P31410
Cabinets / Tops
5 10JUN14
16JUN14
Cabinets / Tops
P31420
Vinyl Floors
5 17JUN14
23JUN14
Vinyl Floors
P31430
Plumbing Trim
7 24JUN14
02JUL14
Plumbing Trim
P31440
Electric Trim
7 24JUN14
02JUL14
Electric Trim
P31450
Mech Trim
7 24JUN14
02JUL14
Mech Trim
P31460
Sprinkler Trim
7 24JUN14
02JUL14
Sprinkler Trim
P31470
Appliances / Blinds
5 03JUL14
10JUL14
Appliances / Blinds
P31480
Rough Clean
5 03JUL14
10JUL14
Rough Clean
P31490
Carpet / Touch Up
5 03JUL14
10JUL14
Carpet / Touch Up
P31500
3 11JUL14
15JUL14
Start Date
Finish Date
Data Date
Run Date
17APR08
15JUL14
01OCT13
03OCT13 09:34
Early Bar
Progress Bar
Critical Activity
PTDM
Hang Drywall
Sheet 4 of 4
Date
Revision
Page 72 of 74
Checked
Approved
TAB 7 – BUSINESS TERMS
Proposed Business Terms
In general, the form of lease included as Exhibit F is acceptable. Below is a summary of some of
the major business terms:
Term of Lease – Commencing on October ___, 2013 and terminating 99 years from August,
____2014
Rent - $100 per year. The rent is negotiable on future leases for future phases, if applicable.
Construction – The land on which the Improvements will be constructed will be delivered “pad ready” by the Lessor no later than November 1, 2013. Lessor will provide water, sewer,
electricity, internet and cable to the site. Lessee will provide 100% Construction Documents to
the University for its approval. In the interest of time, the University shall have 5 business days
to review the plans and specifications and provide comments. The University’s comments shall
be limited to deviations from the State Requirements for Educational Facilities (November 19,
2012), the Florida Building Code (2010), and the University’s established design and
architectural standards (Exhibit E). The Lessee will have sole responsibility for the costs of
constructing the Improvements. A payment and performance bond or a guarantee from the
contractor will be provided to cover the construction of the Improvements. A representative of
Lessee shall meet weekly with Lessor, or a representative of Lessor, during the construction of
the Improvements to update Lessor on the progress of construction.
The Improvements shall be completed lien free in accordance with the plans and specifications
by August 19, 2014. If the Improvements are not substantially complete by August 19, 2014,
Lessee shall pay the cost to house any students that have fully executed leases off campus as well
as pay the cost to transport these students to the campus.
Leasehold Financing – Lessee has the right to encumber its leasehold interest as security for
financing. Without the prior written consent of the Lessor, neither the land nor the
Improvements shall be used as security for financing, and the amount of the financing secured by
the leasehold interest shall not exceed 80% of the value of the leasehold interest as determined
by an independent appraisal. Unless agreed to by Lessor, Lessor shall not have any obligation
or liability related to any financing obtained by Lessee.
Subtenants – Only students matriculating at the University, faculty or visiting faculty shall be
tenants of the community.
Marketing – The University shall include this community on its web site, campus, and in all
materials provided to prospective students as the sole provider of student housing for the
University.
Page 73 of 74
Property Operations – Lessee shall operate, and maintain the community in a manner
consistent with the other on campus student housing in the State University System. The
University’s rules of student conduct shall be incorporated in the rules for the community. Lessee shall maintain the community in good order and repair and in a safe and sanitary
condition, ordinary wear and tear excepted, and reasonably free from trash and debris. Lessee
shall be responsible for all services for the interior of the community. The Lessee will work with
the University related to services for the exterior of the community, including landscaping,
security, and trash removal. Lessee will be responsible for paying all property taxes assessed as
a result of the Improvements. Lessee will reimburse the University, at the University’s cost
according to agreements the University has executed, for Lessee’s usage of water, sewer, electricity, internet, and cable.
Rental Rates/Financial Reporting – Lessee and Lessor shall meet annually to discuss rental
rates. The rental rates shall be comparable to rental rates charged by other comparable on
campus student housing in the State University System. Lessee shall have no financial reporting
requirements to Lessor.
Insurance - Lessee shall provide worker’s compensation insurance in compliance with Florida
laws, general liability insurance with a $1,000,000 per occurrence and $2,000,000 aggregate
coverage, excess liability coverage of $10,000,000, and property coverage for the full
replacement cost of the Improvements with a maximum $25,000 deductible, except the
maximum deductibles for named storm will be 5%, earthquake will be $250,000 and flood will
be $500,000.
Assignment of Lease – The lease can be assigned at any time by Lessee subject to Lessor
approval of new Lessee.
Right of First Refusal – If Lessee presents to Lessor an offer from a new Lessee to assume the
lease, Lessor shall have the right to terminate the lease by paying the Lessee the amount the
Lessee would have received as part of the assignment transaction.
Net Operating Income Guarantee - If the University decides to move forward with additional
on-campus housing to be constructed and owned by anyone other than Lessee, or an affiliate of
Lessee, the University and Lessee shall enter into an agreement that includes a guarantee to the
Lessee at a certain net operating income.
Delinquency Enforcement – The University will assist Lessee in its efforts to collect
outstanding balances owed to Lessee by any Subtenants by placing a hold on transcripts, grades,
and/or future registration until such balances are paid.
Page 74 of 74