invitation to negotiate university of south ...usfweb2.usf.edu/bids 2014-15/15-01-gc student housing...

INVITATION TO NEGOTIATE

UNIVERSITY OF SOUTH FLORIDA

STUDENT HOUSING DEVELOPMENT PROJECT

ITN# 15-01-GC – ADDENDUM No. 2

ADDITIONAL MATERIALS FOR QUALIFIED PROPOSERS

November 14, 2014

The University of South Florida is requesting responses from the shortlisted Private Entities based on the additional

materials provided here. This is a continuation of ITN #15-01-GC to enter into a unique public private partnership

agreement with the University to develop new on-campus student residence facilities and other amenities at its Tampa,

Florida campus, as further specified herein.

THIS ADDITIONAL MATERIAL CONTAINS STATEMENTS, DESCRIPTIONS AND ANALYSIS OF USF, THE

TAMPA CAMPUS, THE CURRENT HOUSING MARKET AND OTHER PROJECT BACKGROUND

INFORMATION. SUCH STATEMENTS, DESCRIPTIONS AND ANALYSIS ARE FOR INFORMATIONAL

PURPOSES ONLY. USF DOES NOT GUARANTEE OR REPRESENT AND WARRANT THE COMPLETENESS

OR ACCURACY OF SUCH INFORMATION AND ANY RESPONDENT TO THIS ITN SHOULD COMPLETE ITS

OWN DUE DILIGENCE WITH RESPECT TO SUCH INFORMATION.

Terms and conditions in the original ITN document remain in effect. Unless otherwise stated, all terms defined in the

original ITN document have the same meaning when used in this ITN document.

Please note that responses to Phase II must be submitted no later than 3:00 p.m., December 19, 2014. Any questions

concerning this Invitation to Negotiate should be directed in writing to George Cotter, Associate Director, Purchasing

Services: [email protected].

Note: Please note receipt of this addendum and agreement to the conditions set forth by signing and returning

with your proposal response.

__________________________________________

Authorized Signature & Date

__________________________________________

Print Name & Title

__________________________________________

Company Name

mailto:[email protected]

University of South Florida Phase II Invitation to Negotiate #15-01-GC

STUDENT HOUSING DEVELOPMENT PROJECT Additional Materials for Qualified Proposers

Addendum No. 2

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Table of Contents

Topic Page

1. OVERVIEW OF DEVELOPMENT OPPORTUNITY 4

1.1. Project Objectives 4

1.2. Detailed Project Overview 6

1.2.1. Housing Component 6

1.2.2. Non-Housing Component 7

1.3. Design and Sustainability Objectives 8

1.3.1. Student Housing Design Requirements 9

1.3.2. Non-Housing Component Design Requirements 13

1.4. Housing Maintenance and Operations Objectives 18

1.5. Operating Costs of Non-Housing Project Components 19

1.6. Leasing, Marketing, and Programming Support for the Project 19

2. SITE CONDITIONS AND UTILITIES 20

2.1. Proposed Site and Existing Conditions Assumptions and Utilities 20

3. CODE AND PLANNING REQUIREMENTS 23

3.1. Additional Code and Planning Requirements 25

3.2. Project Infrastructure 25

3.3. Project Information Technology Requirements 27

4. MANAGEMENT AGREEMENT, GROUND LEASING AND PROGRAMMING 29

5. PHASE II ITN SCHEDULE 31

6. SUBMITTAL REQUIREMENTS 32

7. EVALUATION FACTORS / CRITERIA 35

8. ADDITIONAL PROCUREMENT REQUIREMENTS AND

NOTICES OF CONTRACT PROVISIONS 36

9. SPECIAL CONDITIONS 37

10. EXHIBITS 42

10.1. Key Project Assumptions Matrix 42

10.2. Key Project Assumptions Further Notes / Details 45

10.3. USF Demolition Approval Form 48

10.4. Directions & Map to Purchasing Services 49



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INTRODUCTION

The University of South Florida (the “University”) is requesting proposals from the shortlisted

qualified proposers (“Qualified Proposers”) to enter into a contractual relationship for a Design-

Build-Finance-Operate-Maintain project for development of facilities on the Tampa campus. This

request for proposals (the “Phase II ITN” or “ITN”) continues the Invitation to Negotiate process

initiated through Invitation to Negotiate #15-01-GC (the “Phase I ITN”) dated September 5, 2014.

Terms and conditions in the Phase I ITN document remain in effect. Unless otherwise stated all

terms defined in the Phase I ITN document have the same meaning when used in this Phase II ITN

document.

The Phase II ITN is a formal document designed to satisfy the requirements of the procurement

laws and regulations of the University and the State of Florida (the “State”). The University may

amend or modify the terms and provisions hereof and may abandon the procurement as it determines

to be in the best interest of the University and the State.

THE UNIVERSITY HAS NO RESPONSIBILITY TO THE QUALIFIED PROPOSER,

OR FOR ANY OBLIGATIONS OF THE QUALIFIED PROPOSER, OTHER THAN

THOSE INDICATED IN THIS ITN. THE UNIVERSITY WILL NOT GUARANTEE OR

OTHERWISE SUPPORT OR BACKSTOP IN ANY WAY OBLIGATIONS INCURRED

BY THE QUALIFIED PROPOSER IN THE PERFORMANCE OF ANY CONTRACT

RESULTING FROM THIS ITN. THE UNIVERSITY WILL NOT SUBORDINATE ITS

FEE INTEREST IN ANY OF THE REAL ESTATE THAT WILL BE LEASED BY THE

QUALIFIED PROPOSER. THE UNIVERSITY WILL REQUIRE REGULAR

FINANCIAL MONITORING OF THE QUALIFIED PROPOSER AND WILL RETAIN

A RIGHT TO EXTINGUISH ANY OF THE GROUND LEASES AND AGREEMENTS

WITH THE QUALIFIED PROPOSER AND TO TAKE POSSESSION OF THE

FACILITIES CONSTRUCTED ON ITS PROPERTY TO PROTECT THE BEST

INTERESTS OF THE UNIVERSITY IN ACCORDANCE WITH THE PROVISIONS

DESCRIBED IN THIS ITN AND THE GROUND LEASE AGREEMENT. NONE OF

THE ITEMS DESCRIBED IN THIS PARAGRAPH ARE NEGOTIABLE WITH THE

UNIVERSITY AND EACH QUALIFIED PROPOSER MUST SIGN A DOCUMENT

INDICATING ITS AGREEMENT TO THESE PROVISIONS.



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This ITN contains statements, descriptions and analysis of the University, the Tampa campus, the

current housing market and other project background information. Such statements, descriptions and

analysis are for informational purposes only. The University does not guarantee the completeness or

accuracy of such information and any respondents to this Phase II ITN should not rely on such

information.

PHASE II INVITATION TO NEGOTIATE

1. OVERVIEW OF DEVELOPMENT OPPORTUNITY

The University of South Florida (“University” or “USF”) is issuing these additional materials to

solicit responses from the shortlisted Private Entities to enter into a public-private partnership with

the University to develop a new on-campus mixed-use residential community (“Project”) at its

Tampa, Florida campus. The University’s plans include the development of approximately 2,125

semi-suite and traditional style residential beds with associated residential support spaces in two

separate phases of the Project to be delivered in the summer of 2017 and 2019, respectively. A

majority of residents living within the Project are expected to be first-time-in-college (“FTIC”)

students, who are required to live on campus during their freshman year (with the exception of those

who meet one of the following criteria: 21 years or older, married, dependent family member, or

have a permanent residence in Hillsborough, Pasco, or Pinellas counties). The FTIC population has

historically comprised a majority of the Tampa campus on-campus residents at USF. In the fall of

2012, 2013 and 2014, the University provided housing to more than 3,000 FTIC students on the

Tampa campus, and that number is expected to remain stable during the next ten years.

1.1 Project Objectives

The University believes that this Project could physically transform a major portion of the Tampa

campus offering compelling academic and student life services. This Project also has the potential

to further the University’s strategic objectives and provide an important competitive advantage

relative to traditional and non-traditional competitors for the most qualified students. Particularly,

the University is interested in achieving the Project goals, restated in Section 2.3.1.2 from the Phase

I ITN:

Enhance USF On-Campus Student Housing Opportunities:

USF’s Tampa campus is interested in supporting the existing and future demand that exists

from its student population. The University expects the Project to be an attractive on-campus

housing destination through its living spaces and diverse programmatic opportunities.

Balance Self-Sufficiency with Financial Accessibility:

Existing and new housing offerings should provide a compelling value proposition to highly-

qualified students from a broad geographic area. While the University understands the need

for the Project to be financially successful, the University is also interested in providing a

financially-accessible academic opportunity to all students. Please note that rental rates for



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the 2014-2015 academic year can be found at the following website:

http://www.housing.usf.edu/resources/rates/.

Deliver a Unified, Comprehensive On-Campus Housing Experience:

The Project must provide a uniform housing experience regardless of the residence hall in

which a student lives.

Creation of a Common Social Experience:

USF is interested in enhancing student engagement by creating diverse social spaces – in a

village concept – and co-locating student housing with a residential dining facility, indoor

health and wellness facility, outdoor pool and deck, as well as retail space. The University

believes that the creation of a quality of life activity hub will enhance the Project’s

desirability amongst students.

Provide a Safe, Secure Community Environment:

The Project must provide building access, lighting, circulation, and other safety and security

features consistent with USF’s standards. USF expects the Private Entity to actively partner

with USF leaders, campus planners and police to ensure that safety and security is prioritized

in design options.

Deliver a Progressive Housing Model:

USF desires to deliver a progressive housing model on campus, aligning appropriate unit-

type offerings with a student’s position along the student housing continuum. The University

intends to provide increasingly more independent living configurations to students as they

progress academically.

Ensure that Students Receive Appropriate Level of Support

A majority of the Project’s residents will be FTIC students. It is paramount that they receive

appropriate guidance while residing in the community. The University expects that the

student development model to be implemented within the Project is consistent with strategies

currently being delivered within on-campus residential facilities.

Support Relationship Between Academics and Housing

The University desires to provide a programmatic relationship between the Project and

academic resources due to the synergistic impact that this integration can have in enhancing

student success. Promotion of University academic resources such as advising, tutoring, and

academic-based student organizations should be visible throughout common areas and co-

curricular spaces. Through this effort, University leadership anticipates that the visibility of

academic resources is positively correlated with utilization of USF resources, and contributes

to the instillation of critical behaviors and attitudes toward the available support structures

early on in students’ academic careers.

Provide a Positive Impact During USF’s Campus Tour

The Project will need to have a positive impact on prospective students’ perceptions of USF

during the campus tour for both internal and external spaces - eliciting a favorable response

from prospective applicants and their families. Achieving a balance between quality and

http://www.housing.usf.edu/resources/rates/



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maintaining financial responsibility to students is paramount. The Project must provide a

competitive, “value-added” amenity when compared to peer institutions in support of the

University’s goal of increasing its competitive profile for highly qualified, geographically

diverse incoming students, as well as when compared to the available off-campus residential

offerings.

Achieve Sustainability Through Facility Design Consistent with USF Standards

The Project must at least meet minimum requirements set forth by USF’s design guidelines,

which includes LEED Silver Certification by the US Green Building Council.

1.2 Detailed Project Overview

1.2.1 Housing Component

Phase 1

Phase 1 of the Project will include the demolition of four existing Andros student residential

buildings, adjacent support buildings, and the outdoor pool. This site preparation will be followed

by the construction of a new residential village with approximately 1,550 combined semi-suite and

traditional style residential beds, a health and wellness facility (approximately 18,250 NASF), an

outdoor pool and deck (approximately 10,000 NASF), a dining facility (approximately 10,000

NASF), a number of small retail spaces (approximately 7,000 NASF) and the relocation and

installation of all appropriate infrastructure in sufficient capacity to support the Project. The Project

needs to include attractive landscape architecture and outdoor gathering spaces.

Phase 2

Phase 2 will complete the development of the site (Exhibit 5.1 in the Phase 1 ITN) with the

demolition of five remaining Andros residential buildings and adjacent support buildings and

construction of approximately 575 combined semi-suite and traditional-style residential beds.

The demolition and site preparation for Phase 1 is expected to start in May of 2016, with the Phase

I development to begin construction in the summer of 2016 and be delivered no later than June 1,

2017. Demolition and site preparation for the Phase 2 effort is expected to start in May of 2018, with

Phase 2 development to begin construction in the summer of 2018 and be delivered no later than

June 1, 2019. There may be an opportunity to accelerate the schedule to May 2017 with delivery

June 1, 2018 based upon demonstrated demand and if it is found to be in the best interest of the

University.

The location of housing facilities within the scope of this Project is to be determined through the

design efforts of the Private Entity. The location, however, must be within the boundaries defined in

the site map shown on pages 8 and 21. The housing facilities are expected to be consistent with the

University’s strategic objectives related to providing a comprehensive experience to residents,

providing a positive impact on the campus tour, and delivering a common social experience for all

residents within the community.



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1.2.2 Non-Housing Components

To enhance the “student experience” within the community, as well as the broader area of this

portion of USF’s Tampa campus, the University is seeking to provide additional quality-of-life

services, such as health and wellness, dining, and retail. These additional components are to be

delivered as part of Phase 1 of the Project.

Health and Wellness: The health and wellness component of the Project will include both indoor

and outdoor activities. For indoor spaces, the facility is expected to be approximately 18,250 NASF

and include weight and fitness equipment, group fitness space, locker rooms, staff offices, bike

program space, and a service desk in the entryway. The outdoor pool and deck area are expected to

be approximately 10,000 NASF.

The location of the health and wellness component of this Project is to be determined through the

design efforts of the Private Entity. The location, however, is expected to be consistent with the

University’s strategic objectives related to providing a comprehensive experience to residents,

providing a positive impact on the campus tour, and delivering a signature element for a common

social experience for all residents within the community.

Dining: For the residential dining facility, the Private Entity is expected to build according to

University specifications and will require direct coordination between the Private Entity and USF.

USF will coordinate input from its current food service provider. The anticipated square footage for

this facility is 10,000 NASF. Dining facilities are expected to be operated and maintained by the

University’s current food service provider.

The location of the dining component of the Project is to be determined through the design efforts

of the Private Entity. The location, however, is preferred to not be co-located within the same facility

as residential units to enhance pedestrian activity on the site and for sanitary purposes. The facility

may be co-located with other Project components to be proposed by the Private Entity.

Retail: The Project is expected to support up to three retail spaces, anticipated to total 7,000 NASF

and be allocated for small-scale food focused retail spaces in up to three (3) distinct concepts. The

University’s food service provider will be responsible for lease-up, operations and maintenance of

any retail spaces.

The location of retail services within the Project is to be determined through the design efforts of the

Private Entity. The location, however, is expected to be consistent with the University’s strategic

objectives related to safety, providing a comprehensive experience to residents, providing a positive

impact on the campus tour, and delivering a common social experience for all residents within the

community.

Parking: The Private Entity will be asked to make a cash contribution to the University for an

appropriate amount of parking, as specified by the University, at the commencement of the Project.

This parking contribution should include the replacement of displaced parking on the Project site in

Lot 13 and Lot 13T, equal to 101 spaces, due to the development of the Project at a 1:1 ratio. The

Project parking contribution should also include an additional 500 parking spaces based upon the



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expectation of the Project increasing the density on the site by an anticipated 1,000 residents (1

parking space: 2 resident ratio). The cost for replacement parking and additional demand parking

will be negotiated with the Private Entity. The University has used a $17,000 per space figure to cost

displaced parking and new structured parking projects on campus. The Private Entity should assume

$17,000 per space for developing the requested financial pro forma (see Section 6 – Submittal

Requirements). Additional parking and replacement parking will be provided off the Project site by

the University in a location to be determined by the University, adjacent or in close proximity to

site.

A map of current surface parking locations and number of spaces in the Project site, Lots 13 and

13T, is provided below.

1.3 Design and Sustainability Objectives

The University expects that the Project’s buildings and site improvements to be of Class A

institutional quality and commensurate with top-tier American universities. The Project is expected

to comply with University building codes, standards and regulations. The Project must at least meet

minimum requirements set forth by USF’s design guidelines, which includes LEED Silver

Certification by the US Green Building Council.

The University expects that the Project’s buildings will reflect a modern welcoming design that

connects each Project element and outdoor space to create a vibrant community conducive for

student success, interaction, and involvement. The Project will reflect best practices in design for



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each element while demonstrating innovative approaches to enhance the community member and

guest experience.

The expectation is that this Project will demonstrate the design tenets adopted by the Association of

College and University Housing Officers–International (ACUHO-I) 21st Century Project focused

on sustainability, flexibility, community, and technology.

In keeping with optimal community design and institutional criteria, the buildings will likely be a

mid-rise development with ample green space and pedestrian connections. The community should

be configured in a “village-style” concept incorporating unified architectural themes and materials

throughout each building and in outdoor common areas. The communities will be supported by a

new residential dining facility constructed on the Project site, managed by the University’s food

service provider, that delivers affordable, nutritious, appealing dining options to the residential

community and beyond. The expectation is that convenient niche food venues with late night hours,

indoor/outdoor connections, and attractive gathering spaces will be integrated into the new dining

options offered to the community as part of this Project. The village concept will be realized with

the addition of a vibrant, centrally located community center space that will serve as a hub of

residential and campus community life.

It is expected that the direct costs of USF employees residing in the Project and providing Project

administrative, facility, and academic services will be reimbursed by the Private Entity. Qualified

Proposers are provided with cost assumptions in Exhibit 10.1, which are expected to be included as

part of the total Project cost submitted in response to this Phase II ITN.

Further details regarding the design requirements for each Project component is provided below.

1.3.1 Student Housing Design Requirements

Please note that the items listed below for each of the Project components will either indicate that a

specific number is requested to be provided by the Private Entity or the ultimate number of requested

design items will be determined by the Private Entity for consideration by the University.

Each housing building (exclusive of the individual unit) must include the following key components:

A secure lobby with inviting lounge areas that create a sense of arrival and building identity

within each building comprising the Project. ADA unisex bathrooms should be included in

first floor design.

Each building in Project must include AED machines.

One (1) 24 hour desk location will be contained within the Project. Desk will serve as both

a welcome desk and service desk for keys and information. Service desk must accommodate

two staff members at front counter space.

Card access readers on all exterior doors that are compatible with the existing University

card system including ADA door openers.

o Access will also be restricted within the common areas of the building (not all

students will be able to access all floors within the building)

Design of restricted access within the building will be determined by

University.



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o Access card system will be hard wired with battery backup and appropriate

connection to generators to ensure access and tracking during power outages.

A single, central office area for operations and programming staff

o It is expected that at least 30 Housing & Residential Education staff members will

have an office located within the Project

o Space will be designated as RA resource room with sufficient size for meetings and

supplies.

Laundry facilities

o Each building will have a community laundry room on the first floor with transparent

access to study lounge/community space. Machines will be part of campus laundry

contract and utilize latest smart technology. Number of machines to be determined

in consultation with University. Design allows for chase to facilitate easy access

behind machines for repairs and maintenance. Appropriate venting and air handling

to ensure comfort of users.

Mailboxes

o Each student must have a combination mailbox located within the Project

o A mail and package room of sufficient size to accommodate residents within the

project will be provided and designed in consultation with USF.

o Must provide adequate secure package storage to handle peak delivery cycle in a

campus residential population and deliver exceptional service.

o Large interior service counter/window and option for exterior service delivery

window as well

o Must provide easy access for package delivery vehicles without jeopardizing safety

of pedestrians or impede traffic.

o Space must be ADA accessible.

All common areas within the Project will be fully furnished, which will be designed in

collaboration with the University.

Hard flooring in entrance lobbies and commercial grade carpet tiles in corridors. No flooring

will require strip and wax for regular maintenance.

Walls designed to attenuate sound between living areas and non-residential areas

Common area kitchens shall contain sufficient counter space, four-burner stove/oven, code

compliant exhaust hood, sink/garbage disposal, microwave and refrigerator sized to be

appropriate for the number of occupants. Kitchen facility will also provide for appropriate

dry storage for resident use.

o Total number of common area kitchens to be provided within each building will be

proposed by the Private Entity for the University’s consideration. Expectation is that

kitchen space may be combined with floor lounges to provide open, great room

concept for floor gathering spaces with the ability to sub-divide and close off space

as needed.

Multi-purpose space is expected throughout the community. These co-curricular spaces are

expected to be used for classes in the community by our Living Learning partners, Faculty

in Residence, or Faculty Fellows. All spaces should be equipped like a smart classroom with

appropriate technology equipment and connections, wireless access, white boards, and

furnishing that can be easily configured and stored. Appropriate adjacent storage for excess

furniture is required.



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Project will include one (1) large gathering space of up to 10,000 NASF that can be easily

sub-divided for multiple uses.

All floor communities shall have a gathering space that fosters collaboration and interaction.

Connected lounges shared by multiple floors would be considered.

Use of transparent walls to visually connect the activity in the various community spaces

would be welcome (laundry, kitchen, study space, gaming). Access to television

programming is expected.

Wireless Internet will be available throughout the Project with adequate load for multiple

devices, including outdoor space. Data drops are expected to be provided in all shared/public

spaces.

Interior and exterior recycling

Trash disposal in a convenient location for student and staff use designed in a way that does

not detract from landscape architecture. Selected location for trash disposal should consider

pick-up logistics and minimizing noise disturbance for living units, and avoiding pedestrian

vehicular conflict.

An area for maintenance and equipment storage

o Total number and location of storage areas to serve the Project will be determined by

the Private Entity in consultation with the University.

Cameras at building entrance points, elevators, mailroom, service desks, and within public

areas part of USF system. The card access secured doors should have an alarm and camera

feed to UPD if the door is propped open for a period of time.

Secure exterior bicycle storage (Covered and at least 100 feet from building entrance, located

on way to campus core.)

Exterior benches, trash cans, and recycling containers consistent with University standards

Interior and exterior lighting throughout the Project that is consistent with University

standards

Design of emergency vehicle access / security access must meet University standards

Design of vehicular access points to ease flow of residential move-in and move-out

processes.

Private entity to provide clear signage both on building exteriors, as well as way finding

throughout Project.

Individual housing units must include the following key components:

Individually controlled heating/cooling system per residential unit with advanced

environmental control systems.

All residential units within the Project will be fully furnished (beds, desks, chairs, closets,

etc.)

Bathrooms to be exhausted to the exterior per local building code requirements at a volume

respective to static pressure of ductwork.

Consistent with a semi-suite unit-type configuration, every two (2) units will be sharing one

(1) bathroom.

At a minimum, each bathroom serving two semi-suite units will include the following

facilities:

o One (1) toilet, lockable door



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o One (1) shower, lockable door

o One (1) sink

o Fixtures to be low flow for water reduction. High profile toilets preferred.

Each semi-suite unit will have access to a sink vanity with mirror, lighting, and electrical

outlets.

Community bathrooms for halls with traditional double and single rooms shall be shared by

8-12 residents while designed to maximize privacy and comfort (lockable shower and

dressing areas, floor length toilet divides, upgraded finishes, adequate lighting well-placed

electrical outlets/vanity, etc.)

Each non-Residential Assistant semi-suite and traditional unit will have:

o Two (2) single person beds (extra-long twin or full)) in double occupancy and one

(1) bed in single occupancy rooms.

o One (1) desk per bed

o One (1) chair per desk

o Two (2) wire drops per bed

o One (1) set of four drawers per bed

o One (1) closet per bed (compliant with fire sprinkler requirements)

o Windows and lighting will be consistent with University standards

o Each window will include vertical window blinds

o Location and number of electrical outlets will be consistent with University standards

and sufficient to handle typical residential student load

o Exterior signage for resident names/notes

One (1) single-occupancy unit will be provided to support one (1) Resident Assistant per 32

students. Location of RA space within building design to be proposed by Private entity with

University approval.

Resident Assistant single unit will include the following:

o One (1) single person bed

o One (1) desk per bed

o One (1) chair per desk

o Two (2) wire drops per bed

o One (1) set of drawers per bed

o One (1) closet per bed

o Soft seating area that supports meeting space for RAs to meet with residents




and sufficient to handle typical residential student load

o Signage on exterior of room door indicating staff space

Bedroom and bathroom doors for all unit types must be lockable and solid core

Peepholes to be provided at entry doors for each residential unit

One (1) first floor tour room for each room type representative of the Project room

configuration(s) will be included in the Project. Tour room will not be part of residential

floor in order to minimize disruption to community during heavy tour days.



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Two (2) two-bedroom apartments will be provided in each building to accommodate

professional staff members and their families. First floor location with separate hallway from

general residential population. Must have direct exterior access.

Two (2) three-bedroom apartments will be provided in the Project for Faculty in Residence.

First floor location with separate hallway from general residential population. Must have

direct exterior access.

Apartment units to support professional staff will contain the following and be ADA

accessible:

o At least two (2) bedrooms with queen size beds

o One (1) full kitchen (stove, dishwasher, sink, garbage disposal, refrigerator, storage,

microwave, range hood exhausted to the exterior)

o Two (2) full bathrooms with low flow toilets, shower, mirrored vanity with electrical

plugs, storage. One bathroom in each unit must have bathtub.

o In-unit laundry with energy efficient washer and dryer, vented to outside.

o Living room / common room will be wired with two drops for streaming/IP phone

o Two (2) sets of four drawers per bed

o One (1) closet per bedroom



o Two (2) wire drops per bedroom, and two wire drops in living room/common area.


o Flooring to be carpet tiles throughout with ceramic tile in wet areas and entrance.

Wireless, high speed computer connections with sufficient broad band width for heavy

download are required for the building

Each residential unit, office space, and multi-purpose space will be accessible through USF

residential standard electronic key card security access

Residential units and bathrooms will be fully furnished by Private Entity with approval by

USF

Walls designed to attenuate sound between living areas and non-residential areas

Ample ADA rooms and accommodations will be included throughout project.

Floor lounges in each building will be designed to accommodate temporary conversion to

residential space (code compliant and connectivity.)

All elevators in the Project must be sized to at least fit medical stretcher and personnel to

respond in an emergency. Elevators will be sized and configured to support heavy residential

use not be a hindrance during move-in move-out peaks and provide for ease of maintenance.

Additional details related to design and constructions standards can be found Section 3 links.

1.3.2 Non-Housing Component Design Requirements

Health and Wellness

Indoor health and wellness facility must include the following key components:

A secure lobby with a service / security desk and common bathrooms

Additional storage areas for administrative support and equipment (minimum 800 SF)



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Cameras to University specifications at building entrance points and within public areas

Wireless Internet throughout building

Sufficient data drops at all desk locations and common areas

Weight and fitness space (expected to be approximately 11,500 NASF)

Group fitness space (expected to be approximately 2,900 NASF total) is expected to be

delivered in three (3) individual spaces:

o 1,250 NASF

o 1,000 NASF

o 650 NASF

Locker rooms (serves as a connection between indoor and outdoor recreation facilities) to

equal approximately 1,850 NASF

o Locker rooms must include bathrooms, showers, private changing areas, and a

sufficient number of lockers. Locker rooms must have vanity areas with sufficient

lighting and electrical outlets.

o Locker room space must be welcoming for guests with disabilities and accommodate

their needs.

o Single use options must be available for transgender or transitioning guests.

750 NASF for offices, front desk, conference room, and break room

o It is expected that at least two (2) Campus Recreation staff members will have an

office located within the Project

500 NASF for storage and laundry

Weight and fitness equipment (and racks), selectorized equipment, and group fitness

equipment will be provided by Private Entity

o High end (technology) cardio machines with dedicated electrical circuits and data and

cable lines to each

o Accessible equipment

Secure exterior bicycle storage (Covered, no closer than 100 feet to entrance, 20% of building

capacity, well-lit).

Borrow-our-Bike program space offered in the Project 750 NASF (to accommodate 50

bikes); desk/counter with data, phone, etc.; repair station, tools, power, air, covered UFIXIT

stand outside, exterior wall access with separate double doors (no station); card swipe for

staff entry; covered outdoors space with bike racks.

Exterior benches, trash cans, and recycling containers consistent with University standards

Outdoor recreation facility must include the following key components:

o 10,000 NASF leisure pool and sundeck (zero depth entry option). Private Entity to

propose number of gallons

o A portion of the deck will be shaded by design

o Point of entry for outdoor pool will be serviced through the locker room facility

o Security card access

o Gate to enclose the pool

o Equipment storage

o Wireless Internet

o Sound system (camouflaged)

o Lighting

o Poolside furniture to include chairs, tables with umbrellas, lounge chairs, and

includes ADA accessible furniture and placement.



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o All pool operating equipment

o ADA compliant self-operating lift

o Unisex ADA accessible restroom facility with exterior access.

o Use of solar panels for electricity and solar heating element, desirable

o Landscaping, adjacent space, fire pit

o Grill, barbecue area for programming

Dining

Dining facility must include the following key components:

A secure lobby with a service / security desk and common bathrooms

Additional storage areas for administrative support and equipment

o Number and size of storage areas will be determined by the Private Entity in

consultation with the University.

Cameras to University specifications at building entrance points and within public areas

Wireless Internet throughout building

Sufficient data drops at all desk locations

Secure exterior bicycle storage (covered, no closer than 100 feet from building entrance)

Interior skateboard/umbrella storage

Exterior benches and trash cans consistent with University standards

Interior and exterior lighting throughout the Project that is consistent with University

standards

Dining General Shell Requirements

Complete environmental envelope. Construction assembly for exterior envelope to be

complete inclusive of required weatherproofing and thermal barriers. No interior finish.

Accessible grade level access for patrons; accessible entrances at all required means of

egress.

Grade level service drive(s) and grade level access for deliveries and waste removal. See

platform worksheets for additional requirements. (location and interaction with pedestrian

traffic)

The loading dock is a critical area and should not be visible to pedestrian traffic and must be

designed to minimize odors and provide pest control, safety design to prevent hazards to

pedestrians in area and minimize noise disturbances to residential area

16’ minimum floor to floor height in dining areas; 14’ minimum floor to floor height in back

of house locations

Maximize visibility between indoors and out for dining areas

Include shading devices for glazed exterior surfaces to maximize access to natural light with

limited direct sun March –September

Complete fire-rated assembly between dining operations (assembly occupancy) and adjacent

occupancies as required by code. Include fire dampers and fire caulking of all penetrations

through rated assemblies.

Minimum 4” concrete slab. Slab flatness and finish to meet industry standards for polished

concrete floor finishes. Use of post-tensioned slabs not acceptable.

Underfloor utility infrastructure to designated service locations. See platform worksheets for

specific requirements. Service platform layouts to be provided at later date for coordination

purposes.



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Metered water service to spaces designated for dining operations sized to meet demand. See

platform worksheets for specific requirements.

Metered Gas service to spaces designated for dining operations sized to meet demand

inclusive of gas regulator. See platform worksheets for specific requirements.

AHU unit(s) sized to meet demand. AHU capacity to account for environmental load,

anticipated occupancy, make-up air requirements and equipment heat loads. See platform

worksheets for specific requirements.

Primary supply and return air ducts from dining spaces to AHU location(s).

Complete EMS control system(s) for AHU’s to meet University standards.

Thermostatic controls for AHU’s accessible from applicable dining spaces (computer

controlled).

Chases for hood exhaust and make-up air from hood location to roof. See platform

worksheets for specific requirements. Hood locations to be designated at later date for

coordination purposes. Where chases are required to pass through intermediate

floors/occupancies, provide fire rated chase assemblies in accordance with applicable code

requirements.

Roof parapet or equipment screen to shield view of roof mounted equipment.

Sprinkler service entry, riser, distribution piping and heads to cover all spaces designated for

dining operations. Hold piping tight to roof or floor structure; provide swing arms for all

piping to individual heads to accommodate adjustments necessary to adapt to finish ceilings

to be installed by others.

Fire alarm panel and system with annunciating devices and pull stations as required by code.

Provide contactors in alarm panel for all hoods, shunt trip breakers and automatic shut-off

valves for food service equipment. See platform worksheets for specific requirements.

Emergency generator sized to operate walk-in coolers and freezers and code required

emergency lighting. See platform worksheets for specific requirements.

Independent electrical panel sized for all emergency circuits with appropriate transfer switch

and conductors to emergency generator.

Electrical transformer and MDP sized with capacity to meet general power and lighting

requirements, space conditioning needs and food service equipment loads. See platform

worksheets for specific food service requirements. Provide primary conduits and conductors

sized by code as required to energize MDP.

Individual electrical panels at each service platform location sized to meet local power and

lighting requirements and food service equipment loads. See platform worksheets for specific

food service requirements. Provide secondary conduits and conductors sized by code as

required to energize individual panels.

Telecommunications closet with backboard and active fiber backbone connected to

University telecommunications network

Grease interceptor(s) sized to meet local code. Interceptor(s) to be located for ease of access

without disruption to building/dining operations. See individual platform worksheets for

fixture requirements.

Dining Area Shell Requirements

Maximize visibility between indoor and outdoor spaces to support connectivity between

Project spaces and the general campus



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Provide complete operational public restrooms to match available seating capacity. Calculate

rest room capacity based upon occupant load as required by local code. ADA accessible and

unisex, single occupant option.

Service Platform Shell Requirements

Platforms to operate as stand-alone kitchens: include required infrastructure to support

equipment and storage components to operate independently for daily menu expectations.

See platform worksheets for specific requirements.

Back of House Shell Requirements

Space for a remote refrigeration rack to hold condensers for respective walk-in coolers and

freezers. The unit can be located on the roof, but its weight and size may make it easier to

locate adjacent the building. If there is a mechanical space in the building, it could be located

there and be connected to the chilled water system.

Provide natural light to back of house areas where possible.

The loading dock is a critical area. Cameras to be installed with coverage of any loading

dock areas. Space must include truck docks with dock levelers; area allocations for used oil

container, with enough room for a waste service truck to remove used oil from its receptacle

and storm water regulations can impact the location of the used oil storage and storm drains,

electric cart parking and charging, truck bay for trash compactor; and ramp for hand truck

deliveries where required by grade.

Depressed floors for the walk in freezer and coolers. See individual platform worksheets for

specific requirements.

Provide complete operational employee restroom(s). Calculate rest room capacity based

upon occupant load as required by local code.

Retail

Retail spaces must adhere to requirements listed above appropriate to support a retail dining

operation including, but not limited to: delivery, storage, waste removal, refrigeration, exhaust, fire

safety and security systems, and utility infrastructure. The spaces must also include the following

key components:

Warm shell of retail space and adherence to construction guidelines and standards

o Delineation of retail square footage is to be determined through negotiation with the

University

Warm shell includes:

o HVAC system

o Drop Ceilings

o Plumbing

o Restrooms – ADA compliant, unisex, family friendly

o Interior lighting

o All other utility and IT connectivity

Exterior space will include:

o Secure exterior bicycle storage

o Exterior benches, trash cans, and recycle containers consistent with University

standards



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o Interior and exterior lighting throughout the Project that is consistent with University

standards

o Security cameras to University specifications

o Design of emergency vehicle access / security access must meet University standards

o Gas-operated fire pit

o Exterior seating options with appropriate lighting.

o Ability to utilize seating area as gathering /study space upon closing for business.

1.4 Housing Maintenance and Operations Objectives

Certain sections below were included in Section 2.3.1.4 of the Phase I ITN.

In alignment with the stated objectives, the standards for delivery of maintenance and operations for

the Project must be consistent with services currently provided on campus.

There are five (5) options that the University will consider from Private Entities for the delivery of

maintenance and operations for housing Project components:

1. Private Entity will maintain and operate the Project in alignment with USF standards.

2. University will maintain and operate the Project and will be reimbursed for all costs by the

Private Entity.

3. Private Entity will maintain and operate the Project and the Private Entity will maintain and

operate all of the existing USF housing facilities in alignment with USF standards and the

University will reimburse the Private Entity for its costs.

4. Private Entity will outsource its responsibilities to a third-party operator, subject to the

approval of the University. The third-party operator will provide a level of service consistent

with USF standards.

5. A combination of the above options.

The University will work with the Private Entity to develop an agreement that delineates the

standards for the management and maintenance responsibilities within and around the Project.

If maintenance and operations are to be delivered by USF, cost assumptions should be included in

the Private Entity’s Phase II ITN proposed pro forma submission, see Section 6.2 and described in

Exhibit 10.1. If maintenance and operations are to be provided to USF housing, cost assumptions

should be included in the Private Entity’s Phase II ITN proposed pro forma submission, see Section

6.2 and described in Exhibit 10.1.

The University will require that certain maintenance be performed to the housing facilities during

the term of the Ground Lease to ensure that the housing facilities are maintained properly and at a

level of maintenance that makes the housing facilities an asset to the University community.



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1.5 Operating Costs of Non-Housing Project Components

For non-housing Project components, the University will be responsible for management,

operations, operating costs and routine and life cycle maintenance and repairs and renovations

(utilities, supplies, general and administration, turnover, property insurance, service contracts, and

all maintenance, repairs and renovations to the built-out spaces and to the facilities). The Private

Entity's sole responsibility for non-housing Project components will be to design and build the

facilities. Once constructed, the facilities will be delivered to the University to own, operate and

maintain.

o Health and Wellness

o The University will be responsible for management, maintenance and operating

costs. o Dining

o The USF dining services provider will be responsible for management, maintenance

and operating costs.

o Retail

o The USF dining services provider will be responsible for management, maintenance

and operating costs.

1.6 Leasing, Marketing, and Programming Support for the Project

For housing components of the Project, it is important to the University that students residing in all

housing on campus have a common student life experience. The University is willing to entertain

proposals from the Private Entities to have the University provide marketing, leasing, billings,

collections, and room assignments services to the Project through the Department of Housing &

Residential Education. These services will not include any guarantees of occupancy or outcomes

and will not include the pricing of the Private Entity’s leases with residents for the Private Entity or

the Project. The Private Entity is responsible for conducting its own due diligence in considering

these services. Should the Private Entity wish to consider these services, this service approach should

be included in the proposal approach described in Section 6.1. Costs associated with the University’s

provision of student housing services will be reimbursed by the Private Entity from the Project. The

University anticipates entering into a Management Agreement with the Private Entity or such entity's

third party operator to describe services and responsibilities. Expense assumptions for student

housing services for the Project are provided in Exhibit 10.1 herein.

For the non-housing Project components, the University will retain all operating and life cycle

maintenance expenses for the facilities. The leasing, marketing, and programming responsibilities

will be assumed as follows:

o Health and Wellness

o The University will retain the responsibility of marketing and staffing the facility.

The costs associated with this effort will be assumed by the University.

o Dining



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o The University’s third-party dining services operator will retain the responsibility of

marketing and executing of dining operation within the Project. The operating costs

associated with this effort will be assumed by the University’s third-party dining

operator. o Retail

o The University’s third-party dining services operator will retain the responsibility of

marketing and executing of retail leases within the Project. The operating costs

associated with this effort will be assumed by the University’s third-party dining

operator.

SITE CONDITIONS AND UTILITIES

2.1 Proposed Site and Existing Conditions Assumptions and Utilities and Infrastructure

Site and Existing Conditions

The identified Project site is a highly-visible location that is proximate to 2,800 beds (that will not

be demolished as part of the development) and the Marshall Student Center, which serves as the hub

of student activities on USF’s campus. The identified Project site is on the north side of campus

immediately north of USF Holly Drive and east of USF Palm Drive on the USF Tampa campus

where the Andros Residential Community currently exists. Currently, the Andros Residential

Community consists of 1,039 student beds within nine individual buildings, and is home to several

Housing and Residential Education administrative buildings, a pool, and former dining hall. As part

of the Project, the Private Entity will be required to demolish all buildings within the development

site (including several additional non-residential structures), and will be responsible for the

relocation of specific services that are currently occupying facilities on site such as existing IT

infrastructure hub.

The diagram below indicates the Phase 1 and Phase 2 sites for the Project.

Utilities and Infrastructure

Each of the facilities developed as part of the Project must be designed and constructed such that the

required capacity for all utilities (cooling, heating, potable water, electrical service, storm and

sanitary, IT, etc.) necessary to service the Project must be brought in from a third party provider or

the University and that the total cost of providing this capacity to the site and its distribution

throughout the site will be part of the project costs, borne by the Private Entity as part of the Project,

and a cash contribution made to the University for this cost at the commencement of the Project.

However, it is assumed that required utilities, regardless of capacity logistics, may be integrated into

existing USF infrastructure. In the case of the Project utilizing existing USF utilities capacity, the

costs of these utilities will be reimbursed by the Project. University review and approval of the

Project design will be required.



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Residential Buildings – Project Site

PFX

Numbe

r

Yea

r Building Name

Floor

s GSF Use Phase

Demolitio

n

RDE 029 1964 Delta Hall 3 43,404 Residential Phase I May-2016

REP 030 1964 Epsilon Hall 3 43,416 Residential Phase I May-2016

RET 033 1964 Eta Hall 2 14,600 Residential Phase I May-2016

RQA 031 1964 RQA 1 1,572 Residential Staff Phase I May-2016

AL

W 034 1964 ALW 1 1,572 Laundry Facility - Gas Phase I May-2016

RQC 035 1964 RQC 1 2,393 Residential Staff Phase I May-2016

RZE 032 1964 Zeta Hall 2 14,600 Residential Phase I May-2016

RIO 057 1966 Iota Hall 2 22,229 Residential Phase II May-2016

RKA 058 1966 Kappa Hall 3 14,722 Residential Phase II May-2018

RLA 059 1966 Lambda Hall 2 14,722 Residential Phase II May-2018

RM

U 060 1966 Mu Hall 3 43,939 Residential Phase II May-2018

RQD 061 1966 RQD 1 1,772 Residential Staff Phase II May-2018

ALE 062 1966 ALE 1 1,572 Laundry Facility - Gas Phase II May-2018

RQF 063 1966 RQF 1 1,572 Residential Staff Phase II May-2018

RTH 056 1966 Theta Hall 2 14,951 Residential Phase II May-2018

Subtotal (Residential) 237,03

6

Non-Residential Buildings – Project Site

PFX Number Year Building Name Floors GSF Use Phase Demolition

AOC 067 1967

Andros

Classroom

Building

2 14,722

Purchasing, Procurement, P-

Card, Technology Hub,

Standard Software

Development, Accounts

Payable, Travel

Phase I May-2016

RAN 064 1966 Andros Center 1 46,574

Community Space, Retail,

Office space, Storage, Public

Restrooms

Phase I May-2016

ANG 6205 1999 Andros Gazebo 1 480 Recreation Phase I May-2016

ANP 096 1972

Andros Pool

Equipment

Bldg.

1 361 Pool Service Phase I May-2016

PLN NA 1972

Andros Pool

Deck 1 12,982 Recreation

Phase I May-2016

Andros Pool 5,297 253,000 gallons

Subtotal (Non-Residential) 65,694

No comprehensive surveys for asbestos, lead or other environmental hazards are available. The age

of the buildings suggests the presence of asbestos and lead paint which must be mitigated prior to

demolition. Asbestos containing material (ACM) and lead paint surveys will be required.

Existing reports will be provided to Private entities for informational purposes only but are not

intended to replace more comprehensive assessment.

Non-Residential buildings indicated for May 2016 demolition could be reviewed for earlier

demolition potential subject to execution of ground lease if in the best interest of the University.



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Please note that the AOC IT Hub demolition is subject to the relocation of existing equipment and

distribution, which cost will be reimbursed by the Project.

All demolition work must be permitted through the University office of Facilities Planning and

Construction Building Code Administrator and comply with all applicable environmental

regulations. USF Demolition Approval Form (see Exhibit 10.3).

Utility Infrastructure on Project site (see below):

Existing utilities infrastructure on Project site is deemed unreliable and beyond its useful life

expectancy. The Project is expected to include providing all new utilities infrastructure on site and

to include the cost of providing such infrastructure to the site in the capacity necessary for the

Project.

Current USF infrastructure capacity is not sufficient for an additional 1,075 beds for electrical,

HVAC, storm water, potable water and sanitary sewer. Project must ensure stability and continuity

of infrastructure to serve Andros II beds through proposed demolition in May 2018.

There are no available surveys or assessments for the Project site.

Site topographic survey, site assessments, archeological survey, geotechnical report and all other

environmental reports are required of the selected Private Entity.



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3. CODE AND PLANNING REQUIREMENTS Qualified Proposers must submit proposals that comply with the University’s code requirements,

design guidelines, and Master Plans described in this section. It will be the continuing responsibility

of the Private Entity to fully comply with all of these Code and Design requirements throughout the

design, construction, maintenance, operation and future renovation of all facilities.

The sections below were included in Section 5.2 of the Phase I ITN.

Campus Master Plan

The project scope as defined in this document is within the allowable quantities in the existing

Campus Development Agreement and current Campus Master Plan adopted by the USF Board of

Trustees in December 2011. The Student Housing development needs to be consistent with the

Campus Master Plan Goals, Objectives, and policies including pedestrian and bicyclist connectivity

to the core academic areas of campus.

Codes, Permits, and Standards Generally Required for USF Construction and Maintenance

Operations

The Architect and Engineer shall ensure that the contract documents comply with all

applicable codes, regulations, and orders in effect at the time of permitting. The Architect and

Engineer shall submit a list of codes to which the Project is subject, to the University with the

Schematic Design submittal. All reference to codes herein shall mean the latest editions

adopted through legislation or state rule-making for use in state-owner/leased buildings

(including, but not limited to Florida Statues sections 471, 481 and 553).

The Architect and Engineer shall confer with the University Project Manager to determine those

permits to which the Project is subject. Required permits include those necessary for the

design as well as those needed by the Private Entity for actual construction work.

The Architect and Engineer shall determine the requirements of each permit, confer with the

appropriate officials, and submit all required information necessary to obtain approvals by the

agencies having jurisdiction over the Project. The Architect and Engineer shall ensure that the

design and contract documents and additional information provided are capable of obtaining

all required approvals and permits in a timely manner.

The Architect and Engineer shall use the following codes (where code requirements conflict, the

USF Office of Facilities Planning shall resolve any disputes of code application).

Building Codes: The Florida Building Code in effect at time of building permitting.

Demolition of existing buildings and utilities will require asbestos survey, EPC permits, and

Building Permits through the USF Building Code Administrator and any hazardous materials are

required to be removed and disposed of in accordance with all applicable code and law.



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Fire Prevention and Life Safety:

• The Florida Fire Prevention Code, including the Life Safety Code, Fire Protection Rules and

Regulations of the State Fire Marshal, in effect at time of building permitting. State Fire

Marshall plans review and inspections required. Current Building Code and Permitting

process information may be obtained at the USF Facilities Planning & Construction,

Building Codes Administration website:

http://usfweb2.usf.edu/facilitiesplan/Process/bca.html

Federal (EPA):

• National Pollution Discharge Elimination System (NPDES), Phase II MS4 Permit for

Storm Water Pollutant Abatement/Discharge - Notice and coverage under the State’s

General Permit submitted to the FDEP.

• Air Emissions Permit for Central Plant Boilers - Applications submitted to the

Hillsborough County Environmental Protection Commission (HCEPC).

FDEP:

• Permit for Water System Improvements/Alterations – Applications submitted to the

Hillsborough Co. Health Dept. (HCDOH). • Permit for Sanitary System Improvements/Alterations – Applications submitted to the

Hillsborough Co. Environmental Protection Commission (HCEPC). • Permit for Fuel Containment Vessels greater than 500 gals. – Application submitted

to the Hillsborough Co. Environmental Protection Commission • Permit for Industrial Waste Discharge (IWP) – Permit for any Chiller Plant cooling

tower discharges going into the storm water system. • Notice of Demolition or Asbestos Renovation – if required, administered by the local

Agency HCEPC.

SWFWMD:

• Permit for Storm Water Management and Pollutant Abatement – Applications

submitted to the Southwest Florida Water Management District, Tampa Office. • WUP – Water Use Permit, a 10 year duration permit issued is by the Southwest

Florida Water Management District that limits the amount of water the University

can pump from its wells. Water usage by the project will have to be metered for

water audit purposes of operational efficiency and bench marking against future

University needs.

City of Tampa:

• Commitments of Service for City of Tampa Water – Application submitted to the City Water

Dept. only when water will be served by them to a USF project. • Commitments of Service for City of Tampa Sewer – Application submitted to the City Sewer

Dept. for all new building services on the Tampa Campus

Hillsborough County:

• Right-of-Way Use Permit – Application submitted to the Right-of-Way Dept. for any

work required to be done in the Right-of-Way of Bruce B. Downs, Fletcher Ave., and

50th Street.

http://usfweb2.usf.edu/facilitiesplan/Process/bca.html



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Note: Permits listed above are not the specific names of the permits but are identified

by the issue they address.

University

• USF Policies:

http://regulationspolicies.usf.edu/regulations-and-policies/regulations-policies-

procedures.asp

• USF Design and Construction Guidelines and Standards:

http://www.usf.edu/administrative-services/facilities-planning/process/guidelines-

standards.aspx

• Student Housing Appendix to USF Design and Construction Guidelines and Standards

http://www.usf.edu/administrative-services/facilities-planning/documents/designguide-

appendix-c.pdf

• USF Division of Information Technology Standards:

http://www.usf.edu/it/about-us/policies-and-standards.aspx

• USF Parking & Transportation Services:

http://www.usf.edu/administrative-services/parking/

Other:

• Applicable Federal Regulations

• Florida Statutes

• Archeological permit and Survey

• Board of Governors Regulations

• LEED Silver Certification

• Federal Fair Housing Accessibility Guidelines

• Others as applicable 3.1 Additional Code and Planning Requirements

USF requires that the Private Entity be familiar with USF’s Master Plan documents to ensure

consistency in implementing the Project. USF Design and Construction Guidelines will apply.

Access / construction hours must be coordinated with USF Academic Calendar for exam weeks and

USF Student Housing expectations to maintain a residential environment conducive to student

success. 3.2 Project Infrastructure

Sections 3.2 and 3.3 were included in Sections 5.3 and 5.4 of the Phase I ITN.

The net proposed housing growth for Phases 1 & 2 is within the University’s Water Use Permit.

For water capacity for future phases that go beyond Phases 1 & 2, USF must absorb this additional

capacity and still meet the needs of the future campus population. SWFWMD has emphasized that

it will not increase the USF water consumptive use permit. Project use of infrastructure capacity

exceeding what is currently being used by the housing facilities will need to be reimbursed to the

University. The capacity refers to that of generation and delivery of systems of electrical, chilled

http://regulationspolicies.usf.edu/regulations-and-policies/regulations-policies-procedures.asp

http://regulationspolicies.usf.edu/regulations-and-policies/regulations-policies-procedures.asp

http://www.usf.edu/administrative-services/facilities-planning/process/guidelines-standards.aspx

http://www.usf.edu/administrative-services/facilities-planning/process/guidelines-standards.aspx

http://www.usf.edu/administrative-services/facilities-planning/documents/designguide-appendix-c.pdf

http://www.usf.edu/administrative-services/facilities-planning/documents/designguide-appendix-c.pdf







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water, hot water, potable water, storm and sanitary sewers. University approval will be required for

design of systems and selection of materials. The USF standard is for LEED Silver minimum

certification in meeting the requirements of the Florida Statutes.

There are a number of infrastructure systems which the institution operates across the environment,

including those enumerated below. Private Entities should plan, design, and build for the continued

operation of these infrastructure systems by USF in the Project site. Systems which have not been

specifically mentioned include (but are not limited to) the building access control system, energy

management systems, security camera systems, and security alarm systems. Buildings must be

provided with infrastructure systems which are technologically advanced but compatible with the

type of systems that already exist in order for the institution to continue consistent

operations. Private Entities are responsible for ensuring consistent and compatible infrastructure

management systems are in place and reviewed and coordinated with the USF organizations which

have responsibility for each system.

Project Site:

Project will require construction of roadways in or around the Project. Project will require

relocating and adding parking. Any alteration to the wetland will require additional permit

authorization and mitigating provisions. Asbestos assessment of the existing buildings and utilities

is required and will require permits for the demolition.

ELECTRICAL: Project will require TECO Primary Meter service via Fletcher for the Private

Entity primary feeder that will be needed to serve the Project. There may be additional costs

associated with project phasing due to keeping portions of the existing feeder system energized to

serve existing facilities while constructing the new feeder loop.

HVAC/HOT/CHILLED WATER: There is currently insufficient capacity for this Project. Project

demands will require a new plant with hot/chilled water capacity to support the project including

capacity and distribution piping to meet the demand on the Project site.

STORMWATER: The northern Mu (RMU) Residence Hall, Lambda Residence Hall (RLA), and

Lot 16 area is prone to flooding. Buildings will need to be elevated. Project will require new storm

water piping to convey water from the area and onsite retention pond(s) are required to manage the

flow and provide flood protection.

POTABLE WATER: Existing lines will have to be relocated, and extended and sized

appropriately. Combined potable demand and fire flow requirements will be required for the

Project, service obtained through the City.

SANITARY: Project will require new sanitary lines and a new Lift Station will be required on the

Project site.

TELECOMMUNICATIONS/DATA: The site has in place extensive in-ground infrastructure

including manholes, conduit, copper cable and fiber optic cable. Once a site plan is determined, an

assessment of the current infrastructure will need to occur to determine what modifications and



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additions will be needed to support the Project. Rerouted and new cable will be required to provide

services to the area buildings.

A USF IT Communications Node is located in the Andros residential complex. It provides both

data and voice connectivity to 76 surrounding buildings within the northeast quadrant of the

campus. The Communications Node also provides an operations center for the termination for

telecommunications providers including: Verizon, Time Warner, Level 3, and Sprint. Services

provided also include commodity Internet, Metro Ethernet (to provide data services to USF's

remote campuses) and voice circuits (PRI, analog, BRI, and others) for both voice and alarm

services. The relocation of the Node would require 1200 square feet of space, located within a USF

owned facility in the northeast quadrant of the Campus. This facility will require a generator with

adequate capacity for power in the event of an outage and redundant auxiliary cooling units, and

the probability of substantial in-ground infrastructure construction and new cabling installation.

Migration to a new facility must occur over a period of time in which both facilities would be

active, requiring an investment in additional electronics in order to support this activity. The

overlap of facilities will provide for continuous operation of critical communications services. USF

IT Communications will work cooperatively with the Private Entity to achieve a flexible design.

3.3 Project Information Technology Requirements

This section is intended to outline the services expected for the residents and administration of the

Project.

Information Technology Support

USF Information Technology Department (“USF IT”) will provide the systems noted and outlined

in this section. This is in order to provide the delivery of a unified, seamless, comprehensive on-

campus Housing information technology experience.

The following services will be provided by USF:

Internet Connectivity: Internet connectivity will be provided by USF to ensure the most seamless

service to the end users (residents). A proportionate amount of service for the Project will be funded

by the Private Entity.

Wired Local Area Network: Wired data network connections must be provided to support

classrooms, digital information displays, residence rooms (2 per bed), and common areas. While

many students use the wireless network for their activities, the wired network is necessary for

applications that require higher, consistent network bandwidth. Many current students connect

their game consoles, TV’s, and other entertainment devices to the wired network as well as those

with desktop computers.

In the construction of the Project, there must be accommodation for “wiring closets.” These closets

are the termination points for the data network connections out to the room and the location for

network equipment. Wiring closets need to be located so that no wiring run (from the jack to the

termination in the closet) is longer than 100 meters. The cabling must be installed in compliance

with USF wiring specifications. It is required that the cabling and associated jacks and cross-



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connect panels be installed by one of USF’s pre-qualified contractors under the oversight of USF

IT. This insures a quality installation and one that will be supported by USF IT.

The network equipment for each building will be funded and installed during the initial

construction. Equipment specifications and estimates for the cost of this equipment will be

provided by USF when building plans are developed to the completion stage where data jack and

wireless access points are identified. Installation of the equipment will be conducted by USF in

order for it to be supported by USF’s network operations.

This equipment will need to be upgraded / replaced periodically. The University will expect an

appropriate replacement/upgrade schedule (no less than every 5 years.) USF will consult with the

Private Entity at the time of replacement to develop a cost estimate and for equipment

specifications. Installation of replacement equipment will be conducted by USF in order for it to

support USF’s network operations.

Wireless Networks: Wireless access will be provided by USF to provide seamless coverage to the

end users. In the building design process, USF will provide specifications to the Private Entity for

the design of the wireless network in order to provide the proper coverage and capacity. The

wireless infrastructure will consist of wireless access points, cabling, and network switch

connections. Infrastructure funding and replacement of wireless access points at least every five

years will be funded by the Private Entity.

Additionally, USF will continue to manage the wireless controllers that support the Project’s

wireless installation, which are tightly integrated into the USF wireless network infrastructure.

USF’s cost for running this infrastructure will be funded by the Private Entity.

Voice Telephone Services: Locations for telephones or similar devices (fax machines, for example)

will be identified during the design process as part of construction standards. Each location will

need cabling installed for connection back to the wiring closet as well as the appropriate jacks.

USF IT cabling specifications must be followed in order for the system to be supported. USF IT

will use pre-qualified cable installers who, as with the wired and wireless networks, will install the

cabling with USF oversight. The Private Entity will be responsible for costs associated with

telephone service and equipment.

Distributed Antenna System (DAS): The Project buildings must be surveyed for potential issues

with strength of cellular signal as design is completed for optimum placement of repeaters and

antennas to provide the building with full cellular coverage. As with the wired and wireless

networking, USF IT cabling specifications must be followed in order for the system to be supported.

Television: The Project will deliver television programming in a manner consistent with the other

residential units on campus.

Audio/Visual Services: USF will consult on educational and other AV needs in the Project to ensure

alignment with University standards, which aims to offer faculty and students a seamless teaching

and learning classroom experience.



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Helpdesk: The University will provide IT Helpdesk Services to ensure faculty, staff, and students

with a common support structure.

Summary

Provision of technology services for Tampa Housing & Residential Education Department is best

served through utilization of USF Information Technology systems and services. Following the

precedent of the current model, any Project arrangement needs to follow the same model for

provision of equipment, payment of services provided by USF, as well as provision of upgrades

and replacement of equipment.

4. MANAGEMENT AGREEMENT, GROUND LEASING AND

PROGRAMMING

Ground Lease Requirements. A Ground Lease will be entered into for each housing facility in

each Phase of the Project. Each Ground Lease will require the Private Entity to commence and

complete the housing facilities or element covered by such Ground Lease on a schedule to be

agreed upon with the University, but meeting at a minimum the “Completion Not Later Than”

requirements set forth in Section 1.2.1 of this ITN – Additional Materials. It is critical that the

entire scope of the Project be accomplished. Therefore, failure to comply with these requirements

will result in remedies including termination of the term of all Ground Leases entirely or the

individual Ground Lease involved at the sole discretion of the University.

The University expects to enter into the Ground Lease for each Phase for one or more parcels

identified as part of the Site with a term of not more than 50 years, preferably a shorter term. During

the term of each Ground Lease, the Private Entity will have control of the improvements relating to

use, operating maintenance, life cycle maintenance, replacement, repairs and renovation subject to

the terms of the Management Agreement. The University and its agents may enter the premises and

improvements for inspection and to ascertain compliance with all contract provisions.

Replacement, Repairs and Renovation. The Private Entity will be responsible at its expense for

all maintenance, routine replacement of fixtures and equipment and any life cycle maintenance and

repairs required for the housing facilities. To provide assurance for the costs of these items, the

Private Entity will be required to fund a replacement and repair reserve to be placed in escrow at an

amount and in accordance with a budget that is approved annually by the University. The Private

Entity will be responsible for marketability of the improvements and a portion of the reserve

requirement will be to provide funds for renovations and refitting to keep the Project attractive to

tenants, both for housing and office space. Each Ground Lease will contain provisions for review

and approval by the University of the level of reserves, the maintenance requirements and to address

the need for renovations.

Insurance. The Private Entity will be responsible for providing insurance meeting the standards

described below and, in the event of any damage or destruction, the proceeds of such insurance must

be used for maintenance and repair of the damaged facility.



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Assignment and Transfer. There will be no right to assign or transfer a Ground Lease without the

approval of the University.

Liens. Each Ground Lease will contain terms requiring the Private Entity to obtain consent from the

University to any pledge or mortgage of its leasehold interest under any Ground Lease as security,

or otherwise allowing liens to be placed upon the leasehold estate, for financing or any other purpose

relating to this Project or any other project.

Right of Approval to Certain Changes. Each Ground Lease will contain provisions regarding the

requirement of University review and approval for any changes that occur to the exterior landscaping

and façade of any of the facilities during the term of the lease.

Buy-Out by University. Each Ground Lease will contain provisions providing the University with

a right, at its sole option, to buy out the remainder of the lease term. This buy out provision will be

based upon either the unamortized cost of the specific facility or facilities involved (based upon a

40 year amortization period) or the current appraised value of the leasehold interest, whichever is

less.

Delivery of Premises at End of Term. At the conclusion of the term of any Ground Lease, any

improvements located on the sites will remain and shall be delivered to the University fully

operational and in good condition as determined jointly by the University and the Private Entity.

Other Covenants. Each Ground Lease will contain additional covenants requiring periodic financial

reports to be submitted by the Private Entity to ensure that the Private Entity maintains financial

strength throughout the term of the lease. Additional covenants may contain limitations on use,

signage, and other items designed to ensure conformity with the campus environment.

Termination. The University will have as a remedy for default under any Ground Lease, the right

to terminate and take possession and occupancy of any improvements. If there are separate Ground

Leases, there will be cross-default provisions. The University will consider providing for step-in

rights for lenders.

Student Housing Facilities. The University will entertain proposals that include entering into a

Management Agreement with the Private Entity or such entity's third party operator, which will

describe responsibilities for the administration of leases with residents and for billings, collections

and room assignments.

The Management Agreement will provide for the establishment of an advisory committee including

University representatives that will prepare annual budgets, including rental rates. The Private Entity

will be responsible for financial reporting.

The housing facilities must be maintained at a level commensurate with Class A student housing

space. The University will retain the right to demand that the Private Entity pay for certain

operational and life cycle maintenance to be performed to the housing facilities during the term of

the Ground Lease to ensure that the facilities are maintained properly and at a level of maintenance

that makes them an asset to the University community. The Operating Agreement, if applicable, will

contain provisions that will provide enforcement rights to the University.



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The University is committed to the academic success and personal development of all students at

the University. It is the University’s intent that the University's Resident Life Program, administered

by the Tampa Housing & Residential Education Department, will be required in the Project’s

housing facilities, to promote and enhance academic support services, living and learning

communities, and faculty involvement. The inclusion of Resident Life Programming spaces, such as

study spaces, community spaces, etc., will be required in the Project’s housing facilities.

Health and Wellness. The Private Entity's sole responsibility will be to design and build the health

and wellness facility. Once constructed pursuant to the Development Agreement, the facility will

be delivered to the University to own, operate, and maintain.

Dining. The Private Entity's sole responsibility will be to design and build the dining facility. Once

constructed pursuant to the Development Agreement, the dining facility will be delivered to the

University to own, operate and maintain.

Retail. The Private Entity's sole responsibility is to design and build three retail facilities or spaces

within the Project. Once constructed and finished out to the appropriate specification as provided in

the Development Agreement, such space shall be turned over to the University to lease-up, operate,

and maintain. Should the retail spaces be incorporated into the Project housing facilities, the

University will retain the right to demand from the Private Entity that the Private Entity pay for

certain structural maintenance be performed to the retail spaces during the term of the Ground Lease

to ensure that the facilities are maintained properly and at a level of maintenance that makes them

an asset to the University community.

5. PHASE II ITN SCHEDULE

Dates are subject to change

PHASE II PROJECTED SCHEDULE DATE

ITN - Document issued to Qualified Proposers November 14, 2014

Qualified Proposers meeting December 1, 2014

Due date for Qualified Proposer questions December 6, 2014

Addendum responses to questions due December 12, 2014

Phase II - ITN Proposals due December 19, 2014

Campus Presentations January 12 –

January 16, 2015

References / Site Visits January 20 –

January 30, 2015

Finalists Selected / Begin Negotiations February 13, 2015



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6. SUBMITTAL REQUIREMENTS

The following constitute the submittal requirements and evaluation criteria for the University to

evaluate the Phase II ITN responses. The Phase II ITN response must follow the order provided

below in order to facilitate evaluation of the responses. In addition, the Phase II ITN response should

provide tabs correlating to each of the following criteria numbers below. It is critical that responses

to the Phase II ITN are consistent in order to ensure accuracy in the University’s review process.

Failure to submit proposals in the requested order poses risk that all Submittal Requirements are

included, and accurately compared.

Your proposal must respond to each criterion in the following order:

- Cover Page

- Tab 1: Cover Letter

- Table of Contents

- Tab 2: Description of Project Approach / Schedule

- Tab 3: Proposal Requirements

- Tab 4: Graphic Documents / Renderings

- Tab 5: Proposed Agreement Terms

A description of Tabs 2, 3, 4 and 5 is included below in further detail.

6.1 Description of Project Approach and Schedule

Please provide a narrative that describes the proposed Project approach and schedule. The narrative

should include any anticipated risks in meeting the targeted phasing schedule as it relates to any

stage of the development process.

The University of South Florida encourages and values the use of local Tampa Bay region vendors

and Florida vendors as sub-contractors to complete this Project. Please describe how you will

engage local and Florida resources to include them in this project.

6.2 Proposal Requirements

o Predevelopment Budget

The Private Entity shall submit a budget for all predevelopment costs associated

with the project which will be the Predevelopment Budget. It is expected that at

a minimum the Predevelopment Budget will include costs for the following and

be allocated among the project.

Design drawings

Permit-set completion

Construction drawings

Bid-set completion

o Development Budget

The Private Entity shall submit a budget for all development costs associated with

the project which will be the Development Budget. It is expected that, at a



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minimum, the Development Budget will include costs for the following and be

allocated among the project:

Demolition

Site preparation

Construction

o Total Project Cost

The Private Entity shall submit a budget for all predevelopment, development

and all other costs associated with the Project which will be the Total Project

Cost.

o Schedules: Development and Delivery

Discuss how you will advance the Project’s requirements, add distinctive value

to the University, and the steps you would take to ensure timely completion of

the project.

Include a schedule for the design and construction of the facilities.

The schedule should demonstrate the private party’s ability to ensure that the

project is move-in ready not later than the delivery dates described in Section

1.2.1 (Completion Dates).

In the event of a force majeure event or other delay of the completion of the

project beyond the Completion Dates, please describe how you would mitigate

impacts to the University, including a detailed alternative housing plan for

students.

o Pro Forma for full term of ground lease:

All revenue and expenses, including operating and maintenance expenses and net

operating income

Annual cash flow after debt and / or equity obligations

Disclosure of growth assumptions

Ground lease term and lease payments

Design and construction costs, financing and scheduling assumptions and all

other identifiable project costs

Property taxes

Replacement reserves

Proposed room-type mix and anticipated rental rates (based on an academic year

term as determined by the University – 8.5 months) (Additional compensation for

any use beyond 8.5 months /annum)

All developer compensation

Disclose cost of capital assumption for Project funding – full term of ground lease

o Compensation to Private Entity

Developer fee

Contingencies

Revenue sharing

Others

o Compensation to University

Ground Lease Base Rent

Percent of Gross Revenues

Payment to University for student life services (provided by USF)

Facilities Management Fee



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Payments to University for marketing and administrative services

Payments to University for utilities and other services

o Transfer payments to University

Parking contribution

Utilities capacity allowances

Connectivity allowances

o Management Fee payment to University for out-of-pocket costs for developing the

project

6.3 Graphic Documents / Renderings

Private Entities shall illustrate their design proposal for all aspects of the Project and the sites in a

graphic manner as part of the ITN response. The minimum drawings required by the ITN shall be:

o A schematic site plan for the Project, including Phase I and II, indicating proposed street

level functions and the relationship between program components and parking

o Typical residential floor plan Phase I and II

o Typical unit plans

o Primary elevations illustrating the major components of the Project

o 3-Drenderings illustrating the primary facades for the Project (including all program

components)

Materials shall be either noted or clearly rendered

o An animated fly-through will be expected for the campus presentations

o Drawings shall be 11” x 17”

Private Entities shall clarify their design proposal with narratives as part of the ITN response.

Narratives may also identify specifications offered by the Private Entities which are beyond the

design guidelines described herein. The minimum narratives required by the ITN shall be:

o A narrative describing broad architectural concepts which govern the proposal for the

site layout and building design for all Project components. The narrative should also

describe details of the design that may not be readily apparent from drawings and may

include comments on material and finish quality.

o A narrative describing the structural methodology which the Private Entity would employ

for the Project.

o A narrative describing the mechanical systems (HVAC, plumbing), and the electrical

system which the Private Entity would employ for the Project.

6.4 Proposed Key Contract Terms for Ground Leases, Operating Agreement, Management

Agreement and Development Agreement

Include within your submission non-binding contract terms. The non-binding contract terms will be

reviewed as part of the submission and evaluation process.

o Provide key contract terms that will clearly and concisely reflect the Private Entity’s

contractual approach to the Project.



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o Key contractual terms and conditions of the Private Entity will allow the University to

understand the Private Entity’s agreement structures and previous or existing contracts

with other Universities or Colleges.

o Indicate agreement with Section 4 Operations, Leasing and Programming requirements.

o The University will not compensate the preferred candidate during the negotiation period

as they negotiate contractual terms.

7. EVALUATION FACTORS / CRITERIA

Evaluation process

The purpose of this ITN is to provide the University with a detailed, consistent proposal in order to

facilitate a fair evaluation of each proposal by the University. The University’s evaluation of each

proposal will be based upon the information provided in your response to this ITN, additional

information requested by the University, information obtained from independent sources, and formal

presentations if requested. The University will select the Qualified Proposer that best meets the

University’s programmatic and financial objectives.

Following selection of a finalist, the University reserves the right to modify project requirements set

forth in the ITN as deemed in the best interest of the University. The University makes no

representations of any kind that an award will be made as a result of this ITN. The University

reserves the right to accept or reject any or all proposals, waive any formalities or minor technical

inconsistencies, to request clarification of proposal data and/or delete any item/requirements from

this ITN when deemed to be in University’s best interest.

Selection of a finalist

The University will evaluate proposals submitted by each qualified party to determine which

proposal creates the greatest overall value for the University. The University reserves the right to

call for Best and Final Offers.

Based upon its evaluation of the Phase II responses, the University will select a finalist(s) to enter

into negotiations.

The University will not enter into negotiations on a Ground Lease, Development Agreement and/or

other legal documents with a Private Entity until a full investigation has been completed on behalf

of the University. The finalist shall fully and timely cooperate with the University’s representatives

and/or advisors during the investigation.

For the initial qualifications stage, submit one (1) original, five (5) hard-copies and one (1) electronic

copy (via CD/DVD/flash drive) of your proposal that can be readily disseminated among the

University’s evaluation committee members.

The hard copy should be single-sided and submitted on 8.5” x 11” sized paper to make reproduction

feasible as needed by the University. Graphic documents and renderings provided in response to

Section 6.3 may be provided on 11”x17” paper. Pro forma should be appended to your response.

No supplemental information will be allowed.



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Copies of your proposal should be delivered to the representative at the address shown below no

later than 3:00PM EST, on December 19, 2014.

The Qualified Private Entities parties should not contact any other parties of the University, its

Housing & Residential Education program, or advisors of these entities with regard to this

opportunity. The Qualified Private Entities are advised that unauthorized contacts with officials or

related parties of the University may result in elimination from this ITN process.

Receipt of each submission will be acknowledged via e-mail.

Questions All questions or requests for information regarding this ITN should be directed only to George Cotter

via e-mail ([email protected]) no later than 3:00PM EST, December 6, 2014.

Addenda Any addenda or instructions issued by the University prior to the time for receiving proposals shall

become a part of this proposal. Such addenda shall be acknowledged in the proposal. No instructions

or changes shall be binding unless documented by a proper and duly issued addendum. The

University is under no obligation to contact proposers for clarification but reserves the right to do

so.

8. ADDITIONAL PROCUREMENT REQUIREMENTS AND

NOTICES OF CONTRACT PROVISIONS Submission Instructions

Copies of the qualifications stage of your submission should be delivered to the University

procurement representative at the address shown below no later than 3:00 pm EST, on December

19, 2014.

George Cotter

Associate Director, Purchasing Services

University of South Florida

4202 E. Fowler Avenue AOC 200

Tampa, Florida 33620-9000

[email protected]

Any questions concerning this ITN should be directed in writing to George Cotter, Associate

Director, Purchasing Services ([email protected]). Questions must be received by December 6, 2014.

Selection Protests.

Any respondent to this ITN who claims to have been adversely affected or aggrieved by the selection of

a competing respondent shall have three business days after notification of that selection to submit a






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written protest of the selection to George Cotter at the address or email listed in this document pursuant

to Board of Governors regulation 18.002.

Disclaimer.

The University reserves the right to request additional information, or clarifications of material

submitted by your firm during the ITN selection process.

Any representations or statements made within this ITN shall not be considered a contractual

obligation by the University and your team entities shall not be entitled to rely upon them. The

University reserves the right to reject any and all submittals and to identify and select the firm which

the University, in its sole and absolute discretion, deems most qualified.

The respondents shall be solely and totally responsible for all costs associated with responding to

this ITN, and the University accepts no responsibility with regard thereto. Submissions will become

the property of the University.

9. SPECIAL CONDITIONS

1. OPENING NOTE TO PRIVATE ENTITIES

Qualified Private Entity’s response to this Phase II Invitation to Negotiate shall be delivered

to the Purchasing Services, University of South Florida, 4202 East Fowler Avenue AOC

200, Tampa, Florida 33620-9000, no later than 3:00 P.M. on December 19, 2014 according

to the official time stamp clock located in the University’s Purchasing Services Department.

No other time-keeping source will be considered for this purpose. The University shall not

extend or waive this time requirement for any reason whatsoever. Responses to the ITN that

arrive after 3:00 P.M. on December 19, 2014 will be rejected in the University’s sole

discretion. These proposals will be returned unopened to the Private Entity. Proposals and/or

amendments will not be accepted at any time via facsimile or electronic mail. At 3:00 P.M.

on December 19, 2014, all timely ITN Proposals received will be opened and receipt of

documents recorded.

If the Private Entity elects to mail/ship its ITN Proposal package, the Private Entity must

allow sufficient time to ensure the University’s proper receipt of the proposal package by the

time specified above. Regardless of the form of delivery, it is solely the responsibility of

the Private Entity to ensure that the ITN Proposal package arrives at the University’s

Purchasing Department no later than 3:00 P.M. on December 19, 2014.

ITN Proposals will be accepted up to, and no proposals may be withdrawn after, the deadline

for proposals submission time and date shown above.

ITN Proposals must be delivered in sealed envelopes/packages clearly marked: ITN

Proposal No.15-01-GC Phase II.



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2. GRANTING A SECURITY INTEREST IN AND RIGHT TO USE THE PRIVATE

ENTITY PLANS

The University acquires the rights to use any design ideas or other intellectual property

submitted in any proposal and the University acquires the right to reuse any designs and

plans without paying the Private Entity or its architect.

3. INQUIRIES

The University will not give verbal answers to inquiries regarding negotiation considerations

or verbal instructions prior to or after the selection process of this ITN. A verbal statement

regarding same by any person shall be non-binding. The University is not liable for any cost

incurred by the Private Entity in connection with the preparation, production, or submission

of their ITN Proposal including any increased costs resulting from the Private Entity

accepting verbal direction. All University changes to the ITN terms or specifications, if

necessary, shall be made by the University by written addendum to the Invitation to

Negotiate and distributed electronically by e-mail and posted on the Purchasing web site

only.

Note: Private Entities are responsible to insure that the University has their point of contact

as well as their name, title, company name, address, telephone, and e-mail address in order

to receive any addenda via e-mail.

4. QUESTIONS ABOUT ITN - POINTS OF CONTACT

ALL QUESTIONS MUST BE SUBMITTED IN WRITING VIA EMAIL BY 3:00 P.M.

December 6, 2014.

Any questions concerning this Invitation to Negotiate should be directed to George

Cotter, Associate Director, Purchasing Services ([email protected]) should be copied for

any submitted questions.

5. ADDENDA

Purchasing Services may issue written addenda prior to the proposal opening date,

supplementing, modifying or interpreting any portion of this Invitation to Negotiate. No

verbal or written information from any source other than the Purchasing Services addenda is

authorized as representing the University.

Private Entity’s failure to return any and all addenda may result in disqualification of

that Private Entity’s Invitation to Negotiate.

PLEASE NOTE: It is solely the Private Entity’s responsibility to check the USF

Purchasing Web site at usfweb.usf.edu/purchasing/purch2.htm, forty-eight (48) hours

before the closing time of this proposal to verify that the Private Entities have received

any addenda that may have been issued.




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6. MEETINGS

Notice of public meetings regarding the Invitation to Negotiate will be posted on the bulletin

board located outside the Purchasing Services Department located at 4202 E Fowler Avenue

AOC 200, Tampa, FL 33620 and posted electronically on the USF Purchasing Bid website

five (5) business days prior to the meeting, (USFWEB2.USF.EDU/PURCHASING/PURCH2.HTM).

For the purpose of this ITN, meeting notices will be Noticed (posted) by e-mail to the ITN

Private Entity list.

7. PARKING

Annual, semester, monthly, weekly, or daily parking permits must be obtained from Parking

and Transportation Services (813-974-3990 for further information) for any company

vehicles and/or individual vehicles that will be parked on campus. This applies to all vehicles

used for an extended period of time (over 3 days or on a recurring basis). Parking rules and

regulations must be observed by all drivers. Website for parking services is:

HTTP://USFWEB2.USF.EDU/PARKING_SERVICES/

8. AWARD

Proposals will be evaluated based on the requirements set forth in this Invitation to Negotiate.

The University reserves the right to reject any or all proposals.

Private Entities may be required to answer questions and may be required to make a

presentation to the evaluation committee regarding their qualifications, experience, service,

and capability to furnish the required service(s).

The award(s) shall be made by the University to the most responsive and responsible Private

Entity whose final proposal is determined to be the most advantageous to the University

taking into consideration price and other criteria as set forth in the Invitation to Negotiate.

9. PROPOSAL TABULATION

Proposal tabulation will be available after award and will be posted on the Purchasing

website. The proposal tabulation is an accounting of initial proposal information received

relative to requested information and may not include price information. Proposal results

will not be given out over the telephone.

10. THE INVITATION TO NEGOTIATE PROCESS

The ITN process is a flexible procurement process that is used when highly specialized and

or variable services or products are required. Negotiations offer an opportunity for selected

Private Entity(ies) to discuss their responses with an evaluation committee. The goal of this

comprehensive process is for identification of the optimal outcome or the solution that best

http://isis.fastmail.usf.edu/purchasing/Purch2.htm

http://usfweb2.usf.edu/parking_services/



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meets the needs of the University. Only representatives of the participating Private Entity

who are authorized to negotiate and make agreements shall be involved in negotiations.

11. EVALUATION CRITERIA

Evaluation to qualify potential Private Entities will be based on qualification requirements

identified in the SECTION 7. Any information a Private Entity deems essential to the

evaluation of the services offered, for which no provision is made in the ITN, should be

clearly stated in the proposal. While the University reserves the right to request additional

information or clarification from Private Entities at any time in the process, Private Entities

should not assume that they will be allowed to amplify or modify their initial written

proposal. The initial response must be a clear and easy to understand explanation of the

products, services, benefits and prices offered and should include information as to how all

specifications will be met.

12. NEGOTIATION WITH PRIVATE ENTITIES

To identify Private Entities for negotiations, submitted proposals will be evaluated,

presentations may be requested, and references may be verified and reviewed. The

University will compare the proposals according to the evaluation criteria described in

SECTION 7 for the purpose of identifying Qualified Proposers and negotiation.

Private Entities may be invited to continue in the negotiation process. Negotiations offer an

opportunity for the selected Private Entities to discuss their offers and proposals in further

detail with the University. Selected Private Entities may be given the opportunity to refresh

their initial offers. Refreshed proposals allow Private Entities to match or exceed the offers

made by competitors, both as to services and cost. This allows the University to secure

services which best meet its needs, at a highly competitive and favorable cost. At the

conclusion of this negotiation process, the University may ask selected Private Entities to

submit a written best and final offer, to memorialize all agreements reached during

negotiations and to extend additional benefits to the University, if desired. Invitation to

submit a best and final offer is not automatic. After this negotiation a final Private Entity(ies)

may be selected.

13. RIGHT TO NEGOTIATE

Upon evaluation of the responses, the University has the right to enter into negotiations with

one or multiple Private Entities that appear to have submitted proposal(s) that best meet the

needs and requirements of the University. Negotiations could include but are not limited to

price, scope of services, and the terms and conditions of this ITN.

If for any reason a Private Entity(ies) and the University cannot arrive at a mutual agreement

that would result in the issuance of a contract, the University reserves the right to terminate

negotiations, to reject the proposal(s), and to continue negotiations with other responsive

Private Entities that may lead to the issuance and award of a contract.



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14. PRIVATE ENTITY’S RESPONSIBILITY

It is understood and the Private Entity hereby agrees that it shall be solely responsible for all

services that it proposes, notwithstanding the detail presented in the Invitation to Negotiate.

15. PRIVATE ENTITY’S EXPENSE

All proposals submitted in response to the ITN must be submitted at the sole expense of the

Private Entity, whether or not any agreement is signed as a result of this Invitation to

Negotiate. Private Entities will pay all costs associated with the preparation of proposals and

necessary visits to campus and other required site visits.

16. NUMBER OF PROPOSALS SUBMITTED

Private Entity shall submit 6 proposals – one clearly marked as “Original.” Private

Entities must also submit one (1) Electronic copy preferably on a thumb/flash drive. Proposals that do not include all of the requested copies, including electronic copy, may be

disqualified at the sole discretion of the University of South Florida.

17. PROPOSAL REJECTION

The University shall have the right to reject any or all ITN proposals and in particular to

reject an ITN proposal not accompanied by data required by the Invitation to Negotiate or an

ITN proposal in any way incomplete or irregular including the omission of pricing

information. Conditional ITN proposals may be considered non-responsive.

18. OPEN COMPETITION

The University encourages free and open competition among Private Entities. Whenever

possible, specifications, invitations to negotiate, and conditions are designed to accomplish

this objective, consistent with the necessity to satisfy the University’s needs and the

accomplishment of a sound economical operation. The Private Entity’s signature on their

ITN proposal guarantees that the proposals have been established without collusion with

other Private Entities and without effort to preclude the University from obtaining the lowest

possible competitive contract.

19. ORAL PRESENTATION

After ITN proposals have been opened, Private Entities submitting ITN proposals may be

requested, at the sole option of the University, to make oral presentations or provide written

clarifications. Such presentations or clarifications will provide an opportunity for the Private

Entity to clarify the proposal. Oral presentations may be recorded. Recorded oral



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presentations and written clarifications will be affixed to the Private Entity’s ITN proposal

and become part of the same as if originally submitted.

20. MISTAKES

Private Entities must check their proposals for any errors. Failure to do so will be at the

Private Entity’s risk.

In the event a mistake results in the written request of a Private Entity withdrawing any part

of the proposal, the Private Entity must withdraw the entire proposal package and the

University will not consider that proposal for award of ANY of the subject ITN. This applies

to all requests for withdrawal. The only exception to this policy would be a case where the

mistake was the result of misinformation unknowingly supplied by the University. In this

event, a waiver of policy must be approved by Purchasing, whose decision shall be final.

21. RIGHT TO TERMINATE

In the event any of the provisions of the contract are violated by the successful Private

Entities, the University may serve written notice upon Private Entity of its intention to

terminate the contract. Such notice will state the reason(s) for the intention to terminate the

contract. If the violation does not cease and satisfactory arrangements for correction are not

made within ten (10) days after the notice is served upon the Private Entity, the contract shall

cease and terminate. The liability of the Private Entity and/or his surety for any and all such

violation(s) shall not be affected by any such termination.

22. TERM OF AGREEMENT AND RENEWALS

The term of this Agreement is intended for an initial one (1) year period commencing on a

negotiated date. The University will have the option to renew the Agreement for additional

time periods to meet project development requirements if it is judged to be in the best

interests of the University to do so. For the protection of both parties, this Agreement may

be cancelled, in whole or in part, by either party by giving thirty (30) days written notice to

the other party.

10. EXHIBITS

10.1 Key Project Assumptions Matrix

Project Component / Financial Input Fixed Variable Assumption Notes / Considerations

Phase I Housing

Opening X Fall 2017

Total Beds X 1,550 Includes all beds (revenue and non-revenue)

Resident Assistant Beds X 48 RA's do not pay rental rates

Live-In Professional Staff X 5 Live-in faculty do not pay rental rates

Unit-Type X Traditional and Semi-Suites Except for live-in faculty/staff apartments



Addendum No. 2

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Rental Rates X Provided by Private Entity

Total Phase I Housing SF X Provided by Private Entity

Average Double-Occupancy Unit Size X Provided by Private Entity

Non-Living Space / Common Area SF X Co-curricular / Programming Space

Occupancy Rate Yr 1 X Provided by Private Entity

Occupancy Rate Yr 2 Provided by Private Entity


Occupancy Rate Yr 4 and Beyond Provided by Private Entity

Summer Rentals X $0 Accommodated elsewhere on campus

Non-Rent Revenue X Provided by Private Entity

Revenue Inflation X Provided by Private Entity

Programming / Staffing Expenses Per Bed X $1,300

Maintenance / Operations Expenses Per SF (no utilities and no direct costs) X $4.90 IF BEING PROVIDED BY USF

Maintenance / Operations Expenses Per SF X IF BEING PROVIDED BY PRIVATE ENTITY / 3RD PARTY

All Other Expenses Per SF X Provided by Private Entity

Expense Inflation X Provided by Private Entity

Capital Project Reserve Per Bed X Provided by Private Entity

Capital Project Reserve Annual Inflation X Provided by Private Entity

Construction Cost Per SF X Provided by Private Entity

Soft Cost Per SF X Provided by Private Entity

Ground Lease Payment X Provided by Private Entity

Ground Lease Term X Provided by Private Entity


Phase II Housing

Opening X Fall 2019

Total Beds X 575 Includes all beds (revenue and non-revenue)

Resident Assistant Beds X 18 RA's do not pay rental rates

Live-In Professional Staff X 3 Live-in faculty/staff do not pay rental rates

Unit-Type X Traditional/Semi-Suites Except for live-in faculty/staff apartments

Rental Rates X Provided by Private Entity

Total Phase II Housing SF X Provided by Private Entity

Average Double-Occupancy Unit Size X Provided by Private Entity

Non-Living Space / Common Area SF X Co-curricular / Programming Space




Occupancy Rate Yr 4 and Beyond Provided by Private Entity

Summer Rentals X $0 Accommodated elsewhere on campus

Non-Rent Revenue X Provided by Private Entity

Revenue Inflation X Provided by Private Entity

Programming / Staffing Expenses Per Bed X $1,300

Maintenance / Operations Expenses Per SF (no utilities and no direct costs) X $4.90 IF BEING PROVIDED BY USF



Addendum No. 2

44 of 48

Maintenance / Operations Expenses Per SF X IF BEING PROVIDED BY PRIVATE ENTITY / 3RD PARTY



Capital Project Reserve Per Bed X Provided by Private Entity

Capital Project Reserve Annual Inflation X Provided by Private Entity



Ground Lease Payment X Provide Summary Through Ground Lease Term

Ground Lease Term X Provided by Private Entity


Indoor Recreation

Opening X Fall 2017

Total NASF X 18,250

Total GSF X Provided by Private Entity

Programming / Staffing Expenses Per SF X Assumed by USF






Outdoor Recreation

Opening X Fall 2017

Total NASF X 10,000 Pool and deck space







Project Component / Financial Input

Fixed

Variable

Assumption

Notes / Considerations

Dining

Opening X Fall 2017

Total NASF X 10,000








Retail

Opening X Fall 2017

Total NASF X 7,000



Addendum No. 2

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Rental Rate Per SF X Provided by Private Entity



Rental Rate Inflation X Provided by Private Entity



10.2 Key Project Assumptions Further Details / Notes

Student Housing (Phase I and Phase II)

o Resident Assistants will have single-occupancy bedrooms and do not pay rental rates

o Live-in professional staff will have an apartment-style unit (two bedrooms or greater) and do

not pay rental rates

o Private Entities are expected to provide information regarding the following:

Total building(s) square footage

Average unit size for suite-style units – living area component only (not bathroom)

Total non-living space / common area square footage

Assumed occupancy rate for years 1, 2, 3, 4, and beyond

Annual non-rental revenue

Revenue inflation

- Please indicate if a different inflation rate is utilized for rental rates and non-

rent revenue

Non-programming / staffing expenses per square foot

- These expenses include utilities, supplies, general and administrative,

property insurance, turnover, etc.

Annual expense inflation for non-programming / staffing expenses

Construction cost per square foot

- Including all demolition, site preparation, and vertical construction

Soft costs per square foot


Annual ground lease payment and any escalations

Length of ground lease agreement

Indoor Recreation

o Private Entities are expected to provide the following information

Gross square footage of facility based on NASF provided by USF








Addendum No. 2

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Outdoor Recreation











Dining











Retail



Rental rate per square foot to be charged to USF





Annual rental rate inflation







Addendum No. 2

47 of 48

ADMINISTRATIVE SERVICES 4202 E. FOWLER AVENUE, FPC110 PHONE: (813) 974-2625) FACILITIES PLANNING & CONSTRUCTION TAMPA, FLORIDA 33620-7550 WEBSITE: usf.edu/fpc

BUILDING DEMOLITION APPROVAL

DATE:

BUILDING NO. & NAME: Building ,

BUILDING REPLACEMENT COST $0,000,000.00

REQUESTED BY:

DEMOLITION BUDGET: $0,000,000.00

DEMOLITION SCHEDULE: Anticipated Start:

Anticipated Completion:

FUNDING SOURCE:

JUSTIFICATION:

EDUCATIONAL PLANT SURVEY

RECOMMENDATION FOR DEMOLITION:

(CHECK ALL THAT APPLY)

Replacement value is greater than $1,000,000.00 and require an Educational Plant Survey recommendation for demolition in accordance with: FBOG Regulation 9.0004 (Razing of Buildings)

Replacement value is less than $1,000,000.00 and does not require Educational

Plant Survey recommendation.

Identified in the approved Campus Master Plan (Element 4, Future Land Use) as

a Potential Demolition.

The building is / is not identified as a historic resource or is located in an

archeological site.

REVIEWED AND APPROVED: UNIVERSITY OF SOUTH FLORIDA: Dr. Judy Genshaft, President

RECOMMENDED FOR APPROVAL: OFFICE OF FINANCE AND ADMINISTRATION: Sandy Lovins, Vice-President

FACILITIES PLANNING AND CONSTRUCTION , Director

AFFECTED PARTY: ,

REQUESTING AGENCY: ,

File: PMG-03 Building Demolition Approval.docx



Addendum No. 2

48 of 48

DEMOLITION CHECKLIST FOR FPC PM ALL APPLICABLE ITEMS MUST BE VERIFIED PRIOR TO SUBMISSION FOR PRESIDENTIAL APPROVAL

BUDGET COMPLETED /VERIFIED

☐ USF BUILDING DEMOLITION APPROVAL

☐ FLORIDA DIVISION OF HISTORIC RESOURCES: APPROVAL TO DEMOLISH HISTORIC

PROPERTY

☐ ARCHEOLOGICAL SENSITIVITY ZONE: DEMOLITION ACTIVITY IMPACT ON

ARCHEOLOGICAL ZONE

☐ BUREAU OF ELEVATOR SAFETY: APPROVAL TO DECOMMISSION ELEVATORS, ESCALATORS AND DUMBWAITERS.

☐ HAZMAT SURVEY:

☐ ASBESTOS CONTAINING CONSTRUCTION MATERIAL

☐ LEAD CONTAINING PAINT & CONSTRUCTION MATERIAL

☐ PCB (POLYCHLORINATED BIPHENYLS) CONTAINING EQUIPMENT

☐ MERCURY CONTAINING EQUIPMENT & CONSTRUCTION MATERIAL

☐ CFC (CHLOROFLUOROCARBON) CONTAINING EQUIPMENT

☐ HAZMAT ABATEMENT

☐ ASBESTOS CONTAINING CONSTRUCTION MATERIAL

☐ LEAD CONTAINING PAINT & CONSTRUCTION MATERIAL

☐ PCB (POLYCHLORINATED BIPHENYLS) CONTAINING EQUIPMENT

☐ MERCURY CONTAINING EQUIPMENT & CONSTRUCTION MATERIAL

☐ CFC (CHLOROFLUOROCARBON) CONTAINING EQUIPMENT

☐ RELOCATION: SWING SPACE FOUND FOR USER GROUP

☐ LEASE: LONG TERM SPACE NEEDS:

☐ STORAGE: LONG TERM STORAGE NEEDS:

☐ MOVERS: COST OF MOVING FF&E TO BE REUSED

☐ SETUP: BREAK DOWN AND SETUP OF EXPERIMENTS

☐ UTILITY OUTAGE: NOTIFY PPD, EHS, USF IT TO DECOMMISSION ALL BUILDING

UTILITIES SERVICES

☐ ALARMS: NOTIFY UPD AND PPD OF DEACTIVATION OF BUILDING SECURITY AND

FIRE ALARMS

☐ SITE LOGISTICS AND TRAFFIC MANAGEMENT PLAN

☐ CONSTRUCTION NOTIFICATION: ALERT USF COMMUNITY OF ATYPICAL

CONSTRUCTION ACTIVITY

☐ ADA ACCOMMODATIONS & PATHWAYS

☐

DIRECTIONS TOUSF PURCHASING & PROPERTY SERVICES (INCLUDING P-CARD)

4202 E. Fowler Avenue, AOC 200Tampa, FL 33620-9000

(813) 974-2481

Enter at the University’s main entrance off of Fowler Avenue

Pull into the USF Campus Information Center (building on your right that looks like a drive-through bank) and purchase a USF Visitor Parking Permit for $3.00. NOTE: Parking permits are required in all non-metered spaces. Parking lots are monitored 24/7 and vehicles that are parking illegally will receive a citation.

Upon leaving the Campus Information Center, turn right onto Leroy Collins Boulevard and get into the left-hand turn lane.

Turn left at the traffic light on to Alumni Drive.

Proceed to the next traffic light. Make a right turn onto Magnolia Avenue. Continue to the second traffic light (corner of Magnolia Drive and West Holly Drive).

At the light, make a right turn on to West Holly until the road makes a left turn and be-comes Palm Drive.

Stay in the right-hand lane and turn right again on Holly Drive. On your right, you will see the Crescent Hill Parking Garage. Visitor parking is available in the garage on levels1-4. If no spaces are open in the garage, go back to Palm Drive, turn left at the traffic light (just after you pass the USF Credit Union on your right.) Visitor parking is available in Lots 20, 44 or 43 (outlined in red on the map provided). DO NOT PARK IN LOTS 13 OR 13T ADJACENT TO THE ANDROS CENTER.

Once parked, walk (along the dotted line on the map provided) to the Andros Classroom Building located on the east side of the Andros Center and to the south of the Andros Pool. (Follow the dotted line on the map provided.)

Use the stairs at the west entrance to the Andros Classroom Building. USF Purchasing & Property Services is located on the second floor.

NOTE: A campus map with vehicle and pedestrian routes highlighted is included with these instructions. Do not forget to stop at the Campus Information Center to obtain a Visitor parking permit prior to visiting Purchasing & Property Services.

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