17-Acre Land Development Proposal - Collier County, Florida
Transcript of 17-Acre Land Development Proposal - Collier County, Florida
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17-Acre Land Development Proposal 17-7169 BayshoreGatewayTriangleCommunityRedevelopmentAgency
AboveandBelow:ElevatedviewsofBayshoreArtsVillageandVPACCenterfromBayshoreDrive
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1.ProposedScope:BayshoreArtsVillage–DesignSynopsisTherightdesignsolutionforthisbeautiful17-acresiteisonethatfulfillstheintentoftheBayshoreTriangleCRAandprovidesforabalancebetweenequallyimportantcultural,civic,recreational,retail,housing,andparkingneeds,allbasedontraditionalneighborhooddevelopmentconceptsandonmytreatisecalled,“BacktotheVillage–Howtobuildwhatpeoplelove”(Seeattachment)A.CulturalandCivicNeedsTheproposedVPACperformancehallwillbenefittheculturalneedsnotonlyofNaplesandCollierCountybutwillimpactallofSWFloridawithperformancesofmusic,artanddanceofeverygenre.Thefacilitywillhouserentablespacesforcivicengagement,educationalworkshops,andwherethemanagementoflocalaffairs,planningoffestivalsandeventscantakeplace.
TheproposedVPAC1000-seatperformancecenterdesignedbyArnoInc.B.RecreationalNeedsArtistsandcraftsmenwillbeinvitedandenabledtoshowtheirwaresatopen-airexhibitions,music,artandfood&winefestivalsinthevillagesquare.
Boatingonthelakesandwalkswithpicnicspotsalonganaturetrailboardwalktotheadjoininglive-workcommunitytothenorthandSudgenRegionalParktowardthesouthwillbeprovided.Integratingon-sitewalkingandbikingtrailswiththoseproposedfortheBayshoreareawillbeconsidered.Agreenrooftopvegetablegarden,recreationalswimmingpoolandballcourtarealsoplanned.
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C.RetailPeoplelikebuyingessentialgoodsthroughashortwalkfromtheirhometoanearbystore.Theyalsolikeleisurelyandrelaxingbrowsingofavarietyofstoresandwilldrivetogetthere
Myproposalprovidesforasymphonyofretailandofficespacesseldomfoundelsewhereintown.Developershavebeenbuildingonlylargecommercialunitsthataretooexpensiveforshop-keepersofmoremodestmeanstoafford.Iproposesmalladjoiningmodulesthatcaneithercombineintolargeoutletsorseparateintosmallcoffeeshops,bars,studios,officesetc.ThefullrangeofcommercialoptionspermittedbythecurrentPUDwillbeaccommodatedwherepossible.E.HousingSorelylackinginNaplesaremixed-usedevelopmentswherethenurse,firefighter,singlemomorretiredempty-nestercanaffordtolive.Onlythewealthyhavethemeanstoliveon5thAve.,theMercatoorCoconutPoint.Myproposalprovidesthosefacilitiesforpeopleofaverageincomewithbothwork-forceandmarketratedcondominiumsallbelow$300,000!Villagebuildingsarerestrictedtoamaximumoffourstories.
Livingaboveretailunitshasbeenaroundforthousandsofyears.Itremainstheidealpatternfortrueurbanliving.Two,threeandfourstoryunitsareprovidedinthisproposal.MoresuchaffordabledevelopmentsinCollierCountywillcertainlyhelptoeasethedailywork-forcetrafficloadto,andfromneighboringcities.
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F.ParkingAparkinggaragewithsufficientspacesforbothresidentsandvisitors,locatedjustoffBayshoreDrivewillenablevisitorstopopinforaquickpurchaseortolingerleisurelylongerinthecommercialamenitiesofthevillage.Parkinggarageswithshopfrontsatfirstfloorareexpensivetobuild,butworthitwhenoneunderstandsthatourintimatesocialspacesareforpeopleonfootandshouldnotbesharedwithcars.Iproposeatrulywalkablevillage,withapedestrianretailstreetleadingdirectlyfromtheBayshoreDrivesidewalktothevillagesquare,andcoveredmarketbuildingandontotheperformancehallandboardwalks.
2.CommunityImpact:ByapplyingtheprinciplesofTNDinthedesignoftheprojectaswellasthoseinmy“BacktotheVillage”treatisementionedabove,theintentoftheCRA,theBayshorecommunityandthecountyasawholewillbeserved.TraditionalNeighborhoodDevelopmentmeansacompact,mixeduseneighborhoodwhereresidential,commercialandcivicbuildingsarewithincloseproximitytoeachother.Itisaplanningconceptbasedontraditionalsmalltownsandcityneighborhoods.Thevarietyofusespermitsculturalandcivicuses,commercialestablishments,educationalandperformancefacilitiesintheperformancehall,willallbelocatedwithinwalkingdistancefromlivingunitsinthevillageandfromsurroundinghouses.TheTNDisservedbyanetworkofpaths,streetsandlanesdesignedforpedestriansandhere,separatelyforvehicles.Residentshavetheoptionofwalking,bikingwithinthedevelopmentandtoandfromotherplacesintheBayshorearea.Publictransportstoppingpointswillalsobeconsideredduringtheplanningstages.Publicandprivatespaceshaveequalimportanceinthevillage,creatingabalancedcommunitythatservesawiderangeofhomeandbusinessowners.Theinclusionofculturalfacilityandcivicspacesuchasthevillagesquare,greens,parksandwalkwayswillenhancecommunityidentityandvalue.Suchneighborhoodsallowtheefficientuseofpublicresourcesandcanhelppreservethehistoriccharacterofthecommunity.Anurbanareaisahumansettlementwithhighpopulationdensityandinfrastructureandarecategorizedascities,towns,conurbationsorsuburbs.Ideally,eachurbanareashouldhaveadesignatedheartortowncenter.MyproposalwillcreatesuchaheartfortheBayshorearea.Thefollowingprimaryobjectiveswillbeserved:
• Walkableneighborhoods• Reduceduseofautomobiles• RevitalizationofthehistoricBayshorearea• Increasedneighborhoodvitality• Housingvarietywithcondominiumunitscomplimentingsurroundingsingleresidentialdevelopments• Mixeduseneighborhoods• Meetmarketdemandforaffordableaccommodation
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BayshoreArtsVillage–3DImages
Above:PedestriansenteringthewalkingstreetfromthesidewalkofBayshoreDrive.AseriesoffountainsandRoyalpalmsleadtothevillagesquare.Retailunitssurroundthepedestrianprecinctonbothsides.
Above:ResidentialbalconiesoverlookingtherestaurantandcoffeebarontheVillageSquare.
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Above:AerialviewoftherestaurantandcoffeebarontheVillageSquare.
Above:AerialviewfromtheVPACperformancehalltotheArtsVillagetothenorth.
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Above:Aerialviewofthevillagerooftopvegetablegardenandgreenhousewitharecreationalswimmingpoolbeyond.
Above:Viewofthedevelopmentfromtheadjoiningparcelthatisavailableandmaybecomeanextensionofthevillage
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SiteDevelopment&FloorPlansA.ConceptPlanThediagrambelowexplainstheproposedsitedevelopmentconceptandlocationofthemajorentities.ItshowsthedirectaccessofvehiclesandpedestriansfromBayshoreDrive.ItfurthershowstheaccessofvillagersandvisitorstotheVPACperformingartscenter,therecreationalarea,boating,canoeingandtheboardwalktotheadjoininglive-workareaoffLunarCt.tothenorthandtotheSugdenRegionalParktothewest.
B.SitePlanThediagrambelowaddsdetailtotheconceptplan.Notethefourmajorareasofproposeddevelopment
• Themixed-useArtsVillageandParkingGarage• TheVisual&PerformingArtsCenter(VPAC)andParkingGarage.• TheResidentialCondominiumonthesouth-westerncornerofthesite.• TheRecreationalareaandboardwalk
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C.VillagePlanNotethefollowingintheplanoftheArtsVillageabove:
• Thewalkableorpedestrianprecinctofthevillage.• Theparkinggarageprovidingeasyaccesstobothvisitingshoppersandtothevillagers.• Theservicelanesurroundingthepedestrianprecinctofthevillage.Theone-waylaneservestodeliver
goodstothestores,actsasafirelaneforfiretrucksandfortenantsmovinginandoutofthedevelopment.
• ThesixLeedcertifiedcondominiumbuildingswithmodularretailstoresatfirstfloorandresidentialunitsabove.
• Therestaurantandcoveredmarketbuildingonthevillagesquareformarketdaysales.• ThepedestrianandbicyclebridgetoandfromtheVPACcenter&theboardwalktotherecreation
areas
D.ResidentialUnitsSeeplansofproposedtwo-bedroomcondominiumunitsaboveandone-bedroomandstudiounitsbelow.Theseunitswillbemadeavailableinthevillageatpricesthatrangefromthelowhundredthousanddollarsandallbelowthe$300,000mark.Seeattachedunitnumbers,areasandpricing.Theavailablevillagebuildingareaistoosmalltoprofitablybuildsingleresidentialhomesandduplexes.NotethatIwillberequestinganamendmenttoCollierCountyLandDevelopmentCodetoallowforOneBedroomandStudioUnitsbelowtheir700-sfthresholdtobebuilt.Inmyopinion,thispolicymettheslumclearingobjectivesoftheCRAbutneedstoberevisedfornewconstruction.Itshouldbechangedonbehalfofasignificantnumberofcouples,singles,andsinglemomsanddadsandsmallerfamilyunitsthatarepartontheworkforcebutcompelledtodriveinfromneighboringcountieswheretheycanaffordtolivebecausenosmallereconomicalunitsareavailableinourcounty.
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ProposedRetailandOffice/ResidentialUnitSizesandPricingInformationisincludedasanattachmentbelow.Thedesignatedareaforthevillageistoosmalltoprofitablyallowfortheinclusionoftownhomesandsingle-familyresidences.NotethatshouldtheVPACgroupbeunabletosecureenoughfundingfortheirproposedfacility,thesehousingtypeswillbesuppliedinthatlocation.
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E.TheVisual&PerformingArtsCenterThehorseshoeshapeoftheauditoriumisbasedonthatofLaFeniceinVeniceItaly,whichisaperfectexampleofsuperbacousticsandintimacybetweenthestageandpatrons.Thefacilitywillnotonlyperformoperaandclassicalmusicandballet,butmusicanddanceofeverygenre.Assuchthefacilitywilldrawculturallydiversepeopleofeverydescriptiontothevillageretaildistrictbeforeandafterperformancesandtherebyhelpitseconomicsurvival.Note:ArnoInc.hasasignedMemorandumofIntent(MOI)fromVPACthatshouldIwintheRFP,andgrantthemanareaonwhichtobuildtheirfacility,theywillappointmycompanytodesignandbuildit.ThisMOIisattachedherewithasanAppendix.
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Thecenterwillrequireaseatingcapacityofathousandseatsanda100-footheightoftheflytowerabovethestagethatarebothwellabovethethresholdspermittedinthecurrentPUD.WrittenassuranceswillberequestedfromthecountythattheserequirementswillbeaccommodatedwithPUDamendments.
3.Zoning:ThisproposalwillutilizetheexistingBMUD-NCzoning.TheCounty’sassistancewillbesoughttofasttrackanamendmenttoCollierCountyOrdinance12-21;CulturalArtsVillage/PUDZ-PL2010-592Revised5/07/12asfollows:
1. Themaximumnumberofpermittedresidentialunitsbeincreasedfrom40to204units.
2. Thepermittedseatingcapacityoftheperformancehallbeincreasedfrom350to1000fixedseats.
3. Thebuildingheightrestrictionoftheperformancehallbeincreasedto100feet.
4. TheminimumsquarefootageofresidentialunitsintheCollierCountyLandDevelopmentCodebe
reducedfrom700to300sf.forthisdevelopment.
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4.FinancingA.GeneralFinancingPlan
Astraightpurchaseforthe17-acreparcelforapurchasepriceof$3,500,000isofferedwitha10%down
paymentuponacceptancebytheseller.Norequestforpublicdollarswillbenecessary.Deferralofthe
purchasepricebytheCountyuntiltheendofconstructionwouldbeafinancialbenefittoallowustobringin
workforcehousingatthelowestcostbasisandwouldbepreferred.Inreturn,asubstantialincreaseinthe
purchasepricewillbeoffered.
B.FinancialAbility
ArnoInc.isfinanciallysupportedinitsendeavortopurchaseanddevelopthepropertybyseveralinterested
capitalinvestmentgroups.AnLOIfromone,theWhiteLotusGroupisattachedasanaddendum.Further
documentationandproofoffundswillbeprovideduponselectionofthisproposalattheCounty’srequest.
FinancialmanagementoftheprojectwillbeprovidedbyUdayShahofNextTierCapitalPartnersInc.
C.LimitedProFormaSeetheattachedlimitedproformaofestimateddevelopmentcostsbelow.
BAYSHORE ARTS VILLAGE - LIMITED PRO FORMA August 15th 2017ARNO INC Design-Build
Construction of 6x Mixed-Use Buildings with 32x Commercial Units and 117x Residential Units. Construction of a 36x Unit Residential Village Condo building.Construction of 1x Parking GarageEstimated Development Cost
Percentage Units Area Total Cost/SF Cost/Unit Dev.Cost Sales Inc.% # SF SF $ $ $ $
(Ave)Land PurchaseLand Cost of 17x acre parcel (8x buildable acres) 3,500,000Closing Costs 30,000Legal Setup 15,000Legal PUD Ammendment 100,000Site Development Plan 50,000Property Taxes (36 months) 45,000Total Land Purchace Cost 3,740,000Construction:Roads, Walkways & Utilities (5 acres) 750,000Village Commercial Units 32 20,288 60 1,217,280Commercial Circulation Space 5,000 60 300,000Village Residential Units 117 62,355 120 7,482,600Residential Circulation Space 20,000 60 1,200,000Residential Village Condos 36 522 18,792 120 2,255,040Parking Garages-1 (spaces) 320 15,000 4,800,000Total 18,004,920General Conditions 0% 0Construction Cost 18,004,920Builders Profit 10% 1,800,492Total Construction Cost 19,805,412Impact Fees:Impact Fees - Parking GaragesCommercial Units 32 263,953Residential Units 117 1,236,654Residential Condos 36 522 18,792 380,421Utility Impact FeesSewerWaterTotal Impact Fees 1,881,028Consultant FeesArchitecture 2% 360,098Strucural & MEP Engineering 0.5% 70,000Civil Engineering 1% 180,049Landscaping 50,000Legal - Condo Docs Etc. 90,000Total Consultant Fees 750,148
Total Investment Cost 26,176,588
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5.TotalProjectValueTheestimatedconstructioncostofthetwodevelopmentareasisasfollows:
1. Mixed-UseVillageandParkingGarage=$22,500,000
2. VPACCenter&VPACParkingGarage=$55,000,000(not-forprofitorganization)
Thetotalprojectvaluecanbeestimatedbyaddingtheconstructioncostofthetwoareastothevalueofthe
buildablelandforeachproject.TractA=86%ofbuildablelandareaandTractC=14%ofbuildablelandarea.
Ifthelatestappraisedvalueofthe17-acreparcelis$3.7000,000thenthelandvalueofTractA=$3,182,000
andthelandvalueofTractC=$518,000
Thelandvaluesofthetwodevelopmentareasaretherefore;
1. Mixed-UseVillage=50%ofTractAplus100%ofTractC=$2,109,000
2. VPACCenter=50%ofTractA=$1,591,000
TheTotalProjectValueofthetwoareasarethereforeconstructioncostpluslandvalue
1. Mixed-UseVillage=$22,500,000+$2.109,000=$24,609,000
2. VPACCenterandVPACParkingGarage=$55,000,000+$1,591,000=$56,591,000
TotalProjectValue=81,200,000
Notethat50%ofthelandisnon-buildablelandandsetasideforpublicuse.
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6.TimelineTherezoningprocessinvolvesonlyafewamendmentstothecurrentMPUD-NC.SeeItem3above.With
assistancefromtheCounty,theusuallengthyzoningprocessasdepictedinthetimelinebelowcouldbe
shortenedtothebenefitofallconcerned.
BAYSHORE ARTS VILLAGE - PLANNING & CONSTRUCTION TIMELINE Augustl15th2017
ARNO INC Design-Build2017 18 19 20 21
10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 11 12
LandAcquisitDueDiligence
Closing
SoftCostsRezone
Architectural
CivilEngSite
CivilEngBldg
MEPEng
StructuralEng
LandscpArch
PlanApprvl
FF&E
RealEstTax
LegalFees
Marketing
Insurance
Contingency
Management
InterestResv
Admin&Acc.
ConstructionSitework
VillageBldgs
CertofOccup.
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7.TeamExperience7.1.ArnodeVilliers
ArnodeVilliers-B.Arch.AIA#
PresidentofArnoInc.Design-Build
LicensedandInsuredFloridaContractorCBC1255481
Office:5091TamarindRidgeDrive,Naples,FL34119
Phone:239-571-7585
Email:[email protected]
Website:http://www.villagebuilder.biz
7.2ArnoInc.
ArnoInc.isaFloridaregisteredcompanythatwascreatedwiththepurposeofprovidingbothdesignand
constructionservicestoclients.Thevisionofthecompanyistorealizethevillagedesignprinciplesthatwere
developedafteryearsoftravelandstudyofthemostuniquevillagecommunitiesintheworldandare
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containedandexplainedinArno’streatisecalled,“BacktotheVillage-HowtoBuildWhatPeopleLove.”
Viewitinthearticlesmenuofitswebsiteathttp://www.villagebuilder.biz
Alsoavailableonthewebsiteareresumesofitsdegreedandhighlyexperiencedprofessionalofficers.
ArnoInc.proudlybringstothetableamanagementteamofindividualswithaprovenandsuccessfultrack
recordinthefieldofdesignandconstructionrangingfromschools,theatresandchurches,toresidential
communities,medicalfacilities,highrisesandcommercialbuildings.
AbrahamSpiesholdsaB.Sc.degreeinbuildingcostestimatingandhasover30yearsofexperienceinmanagingtheconstructionoflargeprojectssuchasthe$20mNaplesCommunitySchoolGymnasium.FellowtrainedarchitectNestorGarciaadditionallyholdsamaster’sdegreeinconstructionmanagementandhasbuilteverythingfromresidentialdevelopments,tochurchesandhigh-rises.The$55mAndalucíaCondominiumDevelopmentinNaplesisanexample.Thecompanywillbesupportedbyfinancialmanagementconsultingteam.
7.3ArnoInc.CorporateStructure
ArnoInc.consistsofthreefunctionaldivisionsnamely:
1. Architectural,planning,surveyandengineeringconsultantsinvolvingtherezoneanddesignprocessandtheprovisionoftherequiredpermitandconstructiondocumentation.
2. ProjectCostAnalysisandConstructionManagement.
3. FinancialInvestment&Management:Managingtheprovisionoffinancialresourcesforthe
acquisitionofland,design,permittingandconstructionoftheproject.
7.4TeamofDesignProfessionals
Theteamsofproposeddesignprofessionalsforthevillageportionofthedevelopmentislistedbelow.A
separatelistfortheVPACCentercanbesupplieduponrequest.
Architecture:ArnodeVilliers&GoraMcGaheyAssociates,Architects&PlannersFortMyersFl.
CivilEngineering:RWAEngineering,NaplesFl.
StructuralEngineering:AmericanStructuralEngineeringInc.,NaplesFl.
Mechanical,Electrical&PlumbingEngineering:JEGonzalez&AssociatesInc.,NaplesFl.
LandscapeArchitecture:DavidMJones&Assoc.workinginconsultationwiththeNaplesBotanicalGarden.
LEEDCertification:TBA
LakeWaterManagement:CollierCountyWaterkeeper-HarrisonLangley.
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7.5VillageConstructionTeam
TheteamforthevillageportionofthedevelopmentwillconsistofaJointVenturebetweenArnoInc.and
GatesConstructionLLCwhoarewellexperiencedintheconstructionofmixed-usedevelopments.
7.6PortfolioofProjects
Portfolioofafewselectedprojectscompletedbymembersoftheproposedconstructionteambelow:
1. NaplesFL-CommunitySchoolGymnasium-$20m
2. NaplesFL-AndalucíaCondominiumDevelopment-$55m
3. EsteroFL-CoconutPointeMixed-UseDevelopment
1. 2. 3.
7.6VPACCenterConstructionTeam
ArnoInc.intendsenlistingtheservicesofthemultibilliondollarcompanyBlueScopeInternationalinaJoint
VenturecapacitytodesignandbuildtheVPACfacility-seeattachedMOI.
7.7ParkingGarageConstructionSeeattachedLetterofInterestfromMetromontPrecastConcreteLLC.
8.AdditionalInformationThefollowingattachmentsareincludedunderthisheading:
1. MemorandumofUnderstandingfromtheVPACGroup.
2. LetterofIntentfromWhiteLotustoprovidethecapitaltopurchasethelandandtodesignandbuild
theBayshoreArtsVillage.
3. LetterofIntentfromBlueScopeInternationaltoassistArnoInc.intheconstructionoftheVillageand
VPACcenter.
4. LetterofIntentfromMetromontPrecastConcretetoassistArnoInc.tobuildtheparkinggarages.
5. ArnoInc.ResumesofcompanyPresidentandProjectManagementTeam.
6. Article–TheWorkforceHousingImperative
7. ProposedRetailandOffice/ResidentialUnitNumbers,SizesandPricing(Confidential)
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