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:arnoconstruction@gmail.com

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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