HomeMy WebLinkAboutItem #14 Ocoee Crown Point PUD RFP#06-001 Developer Recomm.
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AGENDA ITEM COVER SHEET
Meeting Date: June 6, 2006
Item # l4-
Contact Name:
Contact Number:
Robert Frank, City Manager
(407) 905-3100
Reviewed By:
Department Director:
City Manager:
#H/ __
Subjec't:
Ocoee Crown Point PUD
RFP # 06-001
Developer Recommendation
Background Summary:
On December 6, 2005, the Mayor and City Commissioners authorized City Staff to advertise a Request for
Proposal (RFP) for sale of residential land within the Ocoee Crown Point PUD. This RFP identified
numerous design parameters each developer would be required to include in their respective proposals.
This ensured that all respondents had an equal opportunity to bid on the project.
Over 20 developers picked up the initial RFP packet. A mandatory Pre-Proposal conference was held with
the prospective applicants to go over the very detailed design requirements contained within the RFP and to
answer any questions regarding an extensive list of due diligence materials provided to each developer. All
pertinent RFP response requirements were also addressed to ensure that each respondent would provide
the correct materials in the proper format.
Based upon a very detailed and exhaustive review of each respondent's RFP proposal, including all
additional interviews and site visits, the City Manager and staff were unanimous in their opinion that the
Centex proposal offered the best price, character of development and design quality by a clear margin over
the other two proposals, with Ryland ranked number two and KB Homes ranked number three.
Issue:
Should the Mayor and City Commissioners select the top ranked RFP respondent to purchase and develop
75 acres within the Ocoee Crown Point PUD?
Recommendations:
Based upon the ranking of the top three RFP respondents for consideration by the Mayor and City
Commissioners, the City Manager recommends selection of number one ranked Centex Homes as the
most qualified firm to carry out the objectives of the City of Ocoee for development of the Crown Point PUD;
and further, requests authorization for staff to enter into negotiations with Centex Homes on a binding
purchase contract for sale and development of the property.
Attachments:
None.
Financial Impact:
Type of Item: (please mark with an "x'J
Public Hearing
Ordinance First Reading
Ordinance Second Reading
Resolution
Commission Approval
X Discussion & Direction
For Clerk's DeDt Use:
_ Consent Agenda
_ Public Hearing
~ Regular Agenda
Original Document/Contract Attached for Execution by City Clerk
Original Document/Contract Held by Department for Execution
Reviewed by City Attorney
Reviewed by Finance Dept.
Reviewed
by
N/A
N/A
N/A
2
Mavor
S. Scott Vanderarift
Commissioners
Gary Hood. District 1
Scott Anderson. District 2
Rusty Johnson. District 3
Joel F. Keller. District 4
City Manaaer
Robert Frank
STAFF REPORT
TO:
The Honorable Mayor and City Commissioners
FROM:
Robert Frank, City Manager
DATE:
May 8, 2006
RE:
Ocoee Crown Point PUD
RFP # 06-001
Developer Recommendation
ISSUE: Should the Mayor and City Commissioners select the top ranked RFP respondent to
purchase and develop 75 acres .within the Ocoee Crown Point PUD?
BACKGROUND: On December 6, 2005, the Mayor and City Commissioners authorized City Staff to
advertise a Request for Proposal (RFP) for sale of residential land within the Ocoee Crown Point PUD.
This RFP identified numerous design parameters each developer would be required to include in their
respective proposals. This ensured that all respondents had an equal opportunity to bid on the project.
In general, the City anticipated that at least 250 residential lots would be developed within the 75 acre
parcel, and that certain additional amenities would be included in the proposal such as a park road
extension, public community center, and public walking path on Lake Apopka. Designs would conform to
Traditional Neighborhood Design, and be evaluated on character of development as well as price.
DISCUSSION: Over 20 developers picked up the initial RFP packet. A mandatory Pre-Proposal
conference was held with the prospective applicants to go over the very detailed design requirements
contained within the RFP and to answer any questions regarding an extensive list of due diligence
materials provided to each developer. All pertinent RFP response requirements were also addressed to
ensure that each respondent would provide the correct materials in the proper format.
During the proposal preparation time-frame, the City issued three addendum packages to clarify questions
received from various respondents. Most of this additional information ensured that each developer had all
the information necessary to make an accurate submission package. Of most importance, the City
extended the due date for proposals by three weeks to ensure there was adequate time to assemble all
materials.
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Proposals were opened on March 7, 2006 at 2:00 PM by the City Purchasing Agent. Only five proposals
were received by the required due date. The proposal purchase prices for the 75 acre tract were read
aloud. The results were as follows:
Developer
Centex
Ryland
KB Home
Cambridge
Tallman Development
Purchase Price
$12,500,000
$12,194,000
$12,150,000
$10,134,000
$ 5,085,000
Even though there were some variations in the number of lots each respondent thought could be
developed, the above purchase prices reflect the minimum amount to be paid to the City regardless of the
final lot count. After the Final Subdivision Plan is approved, there may be some adjustment upward to this
number based upon a per-lot amount, but these minimum bid numbers are the truest reflection of relative
price to be paid to the City for the land.
Copies of each RFP proposal were delivered to the City Manager, the Assistant City Manager, the
Community Development Director, and the City Engineer for review. After initial review and discussion of
the five proposals, the City Manager directed the Community Development Director to undertake a more
exhaustive review of the proposals and present the findings in a matrix chart for easier comparison.
Another staff meeting was held to review all pertinent data, and it was determined that staff would interview
the top three respondents, Centex, Ryland and KB Home.
All three top ranked respondents were scheduled for interviews in the City Manager's office, and each had
an opportunity to answer questions, respond to requests for additional information and present additional
materials which better clarified their proposals. Staff clarified all items of information between each
proposal to ensure that all developers were evaluated fairly. Significant emphasis was placed on the
quality of each proposed development and the architecture of the residences to be built on the property.
In order to see first hand examples of each developer's projects, the City Manager, Assistant City
Manager, and Community Development Director visited various NTD projects in the metro area to better
visualize the character and architecture produced by each builder. These locations were picked by each
respondent, although it was understood that every developer proposed somewhat higher quality
development in the Crown Point PUD than what was represented in the selected projects staff visited.
Based upon a very detailed and exhaustive review of each respondent's RFP proposal, including all
additional interviews and site visits, the City Manager and staff were unanimous in their opinion that the
Centex proposal offered the best price, character of development and design quality by a clear margin
over the other two proposals, with Ryland ranked number two and KB Homes ranked number three.
The Centex proposal portrayed a unique St. Augustine type of architecture with attractive courtyard
settings that blended traditional design with contemporary outdoor lifestyles. Layout of the project fit most
easily into the existing master plan for the Crown Point PUD and emphasized an organic pattern of roads
and lots combined with alleyways and dwellings fronting on school and park sites. The proposal also
offered the highest price for the property, and the average prices for dwelling units are anticipated to be in
the highest range even with a wide variety of house sizes and styles.
RECOMMENDATION: Based upon the ranking of the top three RFP respondents for consideration by the
Mayor and City Commissioners, the City Manager recommends selection of number one ranked Centex
Homes as the most qualified firm to carry out the objectives of the City of Ocoee for development of the
Crown Point PUD; and further, requests authorization for staff to enter into negotiations with Centex
Homes on a binding purchase contract for sale and development of the property.
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