231 W. Main Street, Wauchula, Florida

CITY OF WAUCHULA COMMUNITY REDEVELOPMENT AGENCY
REQUEST FOR PROPOSALS (RFP 16-02)
231 W. Main Street, Wauchula, Florida
Property Address: 231 W. Main Street
Parcel Number: 04-34-25-0260-00025-0003
Total Lot Size: .279 acres
Zoning: HC-1 (Historic Commercial District)
Current Use: Vacant lot
GENERAL INFORMATION & REQUIREMENTS
The City of Wauchula Community Redevelopment Agency (CRA) is seeking qualified developers to
partner with the CRA in redeveloping the vacant property at 231 W. Main Street (aka Main Street
Place). It is the desire of the CRA to increase the intensity of commercial activity and residential living
in the downtown core of the city, complement existing uses, and retain the historical significance of
the area.
The CRA is offering four renderings, included as Exhibit A, for developers to choose from. While the
CRA encourages the project to stay as true to the renderings as possible, some flexibility may be
allowed in order to create the best financial model. All changes are subject to CRA approval.
BACKGROUND
 The property at 231 W. Main Street was purchased by the City of Wauchula Community
Redevelopment Agency in 2009
 In 2010 the property was cited as a catalyst redevelopment project in the CRA Master
Redevelopment Plan Update
 In 2011 the property was deemed beyond repair and demolished
 In 2015 the CRA created four potential designs for a mixed use development on the property
 Due Diligence
o In 2008 a Phase I was conducted by Chastain Skillman (complete report is available upon
request)
 The report recognized three environmental conditions associated with the
property
o In 2012 a Phase II was conducted by Kimley Horn & Associates using soil and
groundwater samples (complete report is available upon request)
 The results of the investigation indicated all samples results were below
applicable State of Florida soil and groundwater quality standards and no
evidence of a UST were identified
SUBMITTAL REQUIREMENTS
 The selected rendering/design
o Note any recommended floor plan changes
 A timetable for implementation
 An outline of a financial plan for the project
o Proposal to purchase or lease property
o Construction costs
o Budget assumptions and projected pro forma analysis for the development
o Funding gaps (if any) should be identified
o Estimate the taxes and fees to be generated by this project for the first ten years after
construction in complete that will benefit the City of Wauchula
 A description of the development team, including subs
 Identify all financial partners with which the developer will create a relationship in this project
and provide statements by these parties indicating their interest to participate in the project
 Provide documentation to show procession of, or demonstrate ability to obtain, sufficient
financing, insurance, appropriate licenses
 Submit acknowledgement of receipt of any addenda, (should any be issued) by signing and
returning each addendum with the proposal
It is the responsibility of the proposers to verify accuracy of lot size, proposed building layout, building
and zoning codes, and any other details pertinent to construction in HC-1.
REVIEW PROCESS
A selection committee will review and rank the submissions received by the deadline of 12:00PM on
Monday, May 23, 2016. Submissions will be shortlisted for further project detailing and possible public
presentation. No further information shall be accepted after the deadline except as that which may be
required as part of a public presentation. It is expected there will be no communication with city staff,
City Commissioners, or CRA Board members. Communication will be exclusively for clarification
regarding procedures and objectives of the RFP and should be addressed to Jessica Newman, CRA
Director.
A formal Developer Agreement and Real Estate Contract will be negotiated between the CRA and the
final selected developer. Should both parties be unable to reach an agreement then the CRA is free to
negotiate with the next ranking developer.
RIGHT OF REJECTION
The CRA reserves the right to waive any informality in the proposal, to reject any or all proposals in
whole or in part, with or without cause, and/or to accept the proposal that in its judgement will be in
the best interested of the City of Wauchula and its citizens.
REQUEST FOR RFP CLARIFICATIONS, INTERPRETATIONS & ASSISTANCE
All questions concerning this RFP must be directed in writing to:
Jessica Newman, CRA Director
City of Wauchula Community Redevelopment Agency
Email: [email protected]
Telephone: (863) 767-0330
107 E. Main Street
Wauchula, FL 33873
Answers will be provided in writing via addendum and posted to the CRA page of the City of Wauchula
website at http://www.cityofwauchula.com/Pages/WauchulaFL_Redevelopment/index.
ISSUANCE OF ADDENDA
If this solicitation is amended, the CRA will issue an appropriate addendum to the solicitation.
Proponents shall acknowledge receipt of each addendum by signing and returning the addendum with
the other required submittals.
Attachment 1 is a cost analysis provided by the architectural firm. This document is included for information only and should
not be considered as factual or binding.
EXHIBIT A
ATTACHMENT 1
WAUCHULA COKER FUELS BLDG. [15-166]
PRELIMINARY COST ANALYSIS
NOVEMBER 5th, 2015
APPROXIMATED CONSTRUCTION COSTS
SCHEME A: FLATS OVER RETAIL
AREA
(SQ.FT.)
TYPE OF SPACE
COMMERCIAL (VANILLA SHELL)*
RESIDENTIAL (APARTMENTS)
RESIDENTIAL (CIRCULATION)
4,444
4,828
633
COST PER SQ. FT.
(LOW END)
$95.00
$120.00
$110.00
SUBTOTAL
(LOW END)
$422,180.00
$579,360.00
$69,630.00
TOTAL APPROXIMATED CONSTRUCTION COSTS (LOW END):
TOTAL APPROXIMATED CONSTRUCTION COSTS (HIGH END):
ESTIMATED % DESIGN FEES:
7.800%
APPROX. DESIGN FEE BUDGET:
COST PER SQ.
FT. (HIGH END)
$110.00
$145.00
$130.00
SUBTOTAL
(HIGH END)
$488,840.00
$700,060.00
$82,290.00
$1,071,170.00
$1,271,190.00
LOW END
HIGH END
$83,551.260
$99,152.82
*Vanilla shell estimate, TENANT BUILD OUTS ARE NOT CONSIDERED; Cold dark shell strategy could be used which would exclude the following:
- No electrical conduit or splits, just the main panel
- Turned up sprinkler heads
- No HVAC
- No partitions walls (potentially drywall at the demised perimeter wall and the firewall)
- No store fronts glazing (unless township requires it)
- No slab (stone only and vapor barrier)
- No plumbing (stubbed within 5')
- No toilet rooms
WAUCHULA COKER FUELS BLDG. [15-166]
PRELIMINARY COST ANALYSIS
NOVEMBER 5th, 2015
APPROXIMATED CONSTRUCTION COSTS
SCHEME B: TOWNHOMES OVER RETAIL
AREA
(SQ.FT.)
TYPE OF SPACE
COMMERCIAL (VANILLA SHELL)*
RESIDENTIAL (APARTMENTS)
RESIDENTIAL (CIRCULATION)
4,378
7,423
0
COST PER SQ. FT.
(LOW END)
$95.00
$120.00
$110.00
SUBTOTAL
(LOW END)
$415,910.00
$890,760.00
$0.00
TOTAL APPROXIMATED CONSTRUCTION COSTS (LOW END):
TOTAL APPROXIMATED CONSTRUCTION COSTS (HIGH END):
ESTIMATED % DESIGN FEES:
7.500%
APPROX. DESIGN FEE BUDGET:
COST PER SQ.
FT. (HIGH END)
$110.00
$145.00
$130.00
SUBTOTAL
(HIGH END)
$481,580.00
$1,076,335.00
$0.00
$1,306,670.00
$1,557,915.00
LOW END
HIGH END
$98,000.250 $116,843.63
*Vanilla shell estimate, TENANT BUILD OUTS ARE NOT CONSIDERED; Cold dark shell strategy could be used which would exclude the following:
- No electrical conduit or splits, just the main panel
- Turned up sprinkler heads
- No HVAC
- No partitions walls (potentially drywall at the demised perimeter wall and the firewall)
- No store fronts glazing (unless township requires it)
- No slab (stone only and vapor barrier)
- No plumbing (stubbed within 5')
- No toilet rooms