DESIGN, FINANCING, DEVELOPMENT, AND MANAGEMENT OF CITY PROPERTY FOR ESSENTIAL AFFORDABLE HOUSING

CITY OF SOUTH MIAMI
REQUEST FOR PROPOSALS
NO. CSM2026-08
DESIGN, FINANCING, DEVELOPMENT, AND MANAGEMENT
OF CITY PROPERTY FOR ESSENTIAL AFFORDABLE
HOUSING
CITY OF SOUTH MIAMI COMMISSION
Mayor Javier Fernandez
Vice Mayor Brian Corey
Commissioner Lisa Bonich
Commissioner Steve Calle
Commissioner Danny Rodriguez
CITY MANAGER
Genaro "Chip" Iglesias
DEPUTY CITY MANAGER
Samantha Fraga-Lopez
CITY CLERK
Nkenga Payne, CMC, FCRM
CITY ATTORNEY
Anthony L. Recio
Lillian M. Arango
Weiss Serota Helfman Cole + Bierman, P.L
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CITY OF SOUTH MIAMI
REQUEST FOR PROPOSALS NO. CSM2026-08
PUBLIC NOTICE
NOTICE IS HEREBY GIVEN that the City of South Miami ("City") is soliciting proposals from highly qualified
individuals, associations, corporations, joint ventures, or partnerships which possess the requisite skill, experience,
and financial strength (individually and collectively, "Developer(s)" or "Proposer(s)") for the design, financing,
development, and management of a mixed-income affordable housing project (the "Project") to be constructed on
City-owned real property generally located 5890 SW 69th Street (designated Property Folio No. 09-4025-028-
2070) (the "Property").
Interested companies, firms, and individuals ("Proposers") may obtain a copy of Request for Proposals No.
CSM2026-08 (the "RFP") to be issued on JUNE 17, 2026 at City of South Miami, 6130 Sunset Drive, South Miami,
Florida 33143, from the City's website (https://www.southmiamifl.gov/bids.aspx), and through the Onvia
DemandStar portal (https://network.demandstar.com/). The RFP contains detailed information about the scope of
Services, submission requirements, and selection procedures.
E-BID OPENING VIA VIDEO CONFERENCING:
The City will only receive submittals electronically through the Onvia DemandStar Electronic Bid System (E-
Bidding). To register as a business, go to https://network.demandstar.com/
Bids will be publicly opened through video conferencing using the Zoom platform. At 10:30 AM, local time.
Members of the public are invited to view the bid opening meeting through Zoom at https://zoom.us/j/3056636339
or by listening to the bid opening meeting on a dedicated phone line by dialing +1-786-635-1003 Meeting ID:
3056636339.
RFP Number: CSM2026-08
RFP Name: Design, Financing, Development, and Management of City Property for
Essential Affordable Housing
RFP Publication Date: June 17, 2026
NON-MANDATORY Pre-Solicitation July 16, 2026 at 10:00 AM Located at the City of South Miami City Hall
Meeting: Chambers, 6130 Sunset Drive, South Miami, FL 33143
Written Questions Deadline: Any questions, requests for information, or clarification pertaining to
this RFP must be made in writing by no later than July 24, 2026 by
10:00 AM to: Steven Kulick, Chief Procurement Officer 6130 Sunset
Drive, South Miami, Florida 33143, Telephone 305-663-6330, Email:
steven.kulick@somifl.gov.
RFP Closing Date/Time: August 20, 2026 at 10:00 AM EST.
Anticipated Award Date TBD
Contact Information: Steven Kulick, Chief Procurement Officer
Email: steven.kulick@somifl.gov.
Ph: 305/663-6339
RFP Scope of Work: SECTION 2 Of This Document: "Services Needed by the City"
All notices and any addenda issued by the City with respect to the RFP will be made available on the City's website.
It is the Proposer's sole responsibility to ensure receipt of any issued notice or addenda relating to this RFP once
posted to the website. The proposal submission shall be submitted electronically via DemandStar, and marked
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CITY OF SOUTH MIAMI
REQUEST FOR PROPOSALS NO. CSM2026-08
"Proposal to City of South Miami, RFP No. CSM2026-08 for Design, Financing, Development, and Management of
City Property for Essential Affordable Housing." Any proposal received after the deadline listed above, whether by
mail or otherwise, will be returned unopened. Proposers are responsible for ensuring that their proposal is received by
the City by the deadline.
Pursuant to subsection 8A-7, "Cone of Silence," of Section 8 "Code of Ethics" of the City, public notice is hereby
given that a "Cone of Silence" is imposed concerning this solicitation. The "Cone of Silence" prohibits
communications regarding competitive solicitations (e.g. RFP's, ITB's, RFQ's) between a potential vendor,
service provider, proposer or bidder, or agent, representative, lobbyist or consultant for the potential bidder; and
(i) members of the City commission; (ii) the City's professional staff; or (iii) any member of the City's selection,
evaluation or negotiation committee. Procedures regarding the Cone of Silence can be found in the RFP
documents.
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CITY OF SOUTH MIAMI
REQUEST FOR PROPOSALS NO. CSM2026-08
TABLE OF CONTENTS
Section Page
Section 1: Introduction, Proposal Submission Requirements, and Evaluation Page 4
Section 2: Services Needed by the City Page 21
Section 3. General Information Page 27
Section 4: Forms & Exhibits Page 38
SECTION 1.
INTRODUCTION, PROPOSAL SUBMISSION REQUIREMENTS, AND EVALUATION
1.1. INTRODUCTION/GENERAL BACKGROUND.
The City of South Miami (the "City") is soliciting proposals from highly qualified individuals,
associations, corporations, joint ventures, or partnerships which possess the requisite skill,
experience, and financial strength (individually and collectively, "Developer(s)" or "Proposer(s)")
for the design, financing, development, and management of a mixed-income affordable housing
project (the "Project") to be constructed on City-owned real property generally located 5890 SW
69th Street (designated Property Folio No. 09-4025-028-2070) (the "Property"), all as set forth in
greater detail in Section 2, "Services Needed by the City," of this RFP.
SCHEDULE OF EVENTS.
The following schedule shall govern this RFP. The City reserves the right to change the scheduled
dates and times at its sole discretion.
No. Event Date Time
(EST)
1 Advertisement/ Distribution of RFP (Cone of Silence June 17, 2026 2:00 PM
Begins)
RFP Available on DemandStar www.DemandStar.com
and https://www.southmiamifl.gov/bids.aspx
2 Non-Mandatory Pre-Solicitation Meeting July 16, 2026 10:00 AM
3 Site visit, inspection of site, if required. TBD TBD
4 Deadline to Submit Questions/Requests for July 24, 2026 10:00 AM
Clarification
5 City's Issues Addenda and Responds to Questions August 7, 2026 10:00 AM
6 Deadline to Submit Sealed Bids - Submission Deadline August 20, 2026 10:00 AM
7 E-BID OPENING VIA VIDEO CONFERENCING August 20, 2026 10:30 AM
VIA THE ZOOM PLATFORM at
Zoom at
https://zoom.us/j/3056636339 or by listening to the bid
opening meeting on a dedicated phone line by dialing
+1-786-635-1003 Meeting ID: 3056636339.
8 City Staff Member Initial Review of Proposals August 28, 2026 4:00 PM
9 Evaluation Committee Review of Proposals September 11, 2026 10:00 AM
10 Oral Presentations Before Evaluation Committee (if TBD TBD
requested)
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CITY OF SOUTH MIAMI
REQUEST FOR PROPOSALS NO. CSM2026-08
11 City Manager Issues Recommendation to Commission October 6, 2026 7:00 PM
12 Commission Meeting to Award RFP to Developer(s) and TBD TBD
Approve Negotiation of Longterm Site Control Structure,
which may include a Joint Venture, Lease, and/or
Development Agreement(s)
13 Commission Meeting to Approve Longterm Lease and TBD TBD
Development Agreement(s), if necessary.
1.2. GENERAL SOLICITATION INSTRUCTIONS; SUBMITTAL DEADLINE.
All Proposals must be received by August 20, 2026 by 10:00 AM via DemandStar E-bidding
upload. Proposals received after the due date and time will not be considered.
All Proposals received will be publicly opened and announced during a meeting, on the date,
place, and time specified in the Schedule of Events set forth in Section 1.2, above. All Proposals
received after that time shall be returned, unopened.
1.3. PROPOSAL REQUIREMENTS
In order to ensure a uniform review process and to obtain the maximum degree of comparability,
Proposers shall submit a Proposal that includes all of the following information/documentation,
appropriately tabbed, in this exact order ("Proposal"). Failure to do so may render a Proposal as
non-responsive.
NOTICE TO ALL PROPOSERS: REFER TO SECTION 4 OF THIS RFP WHICH
CONTAINS A CHART LISTING ALL OF THE FORMS THAT MUST BE PROVIDED IN
THE PROPOSAL IN ADDITION TO THESE SUBMISSION REQUIREMENTS.
Tab A. Cover Page: A cover page with Proposer's business name, address, and telephone
number; name and all contact information for individual that will serve as "Project
Manager," a primary liaison between the Proposer and the City; date; and subject
"Proposal for RFP No. CSM2026-08 for Design, Financing, Development, and
Management of City Property for Essential Affordable Housing."
Tab B. Table of Contents. A Table of Contents that outlines in sequential order the major
areas of the Proposal, including enclosures. All pages must be consecutively
numbered and correspond to the Table of Contents and shall be in the order required
by this RFP.
Tab C. Letter of Intent: A Letter of Intent shall be provided that briefly introduces the
Proposer, the Proposer's commitment to the City, an understanding of the Project,
including the Property and the surrounding neighborhood, all work and services to
be provided as part of the Project, and the key aspects of the Proposal. Not to
exceed one (1) page in length in 12-point Times New Roman (or equivalent) font
and single-spaced.
Tab D. Firm's Qualifications. Proposers must display relevant experience in developing,
operating, maintaining, and completing projects similar to the Project solicited and
should emphasize both the experience and capability of particular personnel who
will be responsible for implementation of the Project. Accordingly, the Proposer
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CITY OF SOUTH MIAMI
REQUEST FOR PROPOSALS NO. CSM2026-08
must complete and submit FORM 2, Company Qualifications Questionnaire and
FORM 9, References.
1. To be eligible to respond, the Proposer, or a principal, subsidiary, or
affiliate with substantially the same ownership structure as the Proposer,
shall have five (5) years of continuous operation under the same entity
name and provide proof of same.
2. Proposer must include any relevant business licenses, including
occupational licenses, business tax receipts, and Florida registration (entity
certifications, not personal) and a copy of the entity's State Corporate
Certificate or other proof from the State of Florida, Division of
Corporations that Proposer, or a principal, subsidiary, or affiliate with
substantially the same ownership structure as the Proposer, is authorized to
do business in this State.
3. Proposer must provide copies of its professional and business licenses and
insurance, qualifier for company name and type of licenses, as well as those
for supporting firms, contractors, or subcontractors.
4. Proposer must provide documentation demonstrating that the Proposer, or
a principal, subsidiary, or affiliate with substantially the same ownership
structure as the Proposer, has been and is currently doing business within
the County providing development services similar to those required for the
Project for at least five (5) years.
5. Proposer shall provide a list of current and past projects, with emphasis on
projects developed in Florida and more particularly, Miami-Dade County.
The Proposer may satisfy this requirement by providing a list of such
current and past projects through a principal, subsidiary, or affiliate with
substantially the same ownership structure as the Proposer. For current
projects, Proposer shall disclose start date, percentage of completion, and
projected time to completion. Proposers (or their affiliates) shall have
successfully completed at least two LIHTC developments within the last
ten (10) years. Additional consideration will be given to teams with
experience obtaining FHFC awards, including LIHTCs and/or SAIL
funding.
6. Proposer must also provide the official complaint and litigation history
within the last ten (10) years for its qualifying professional license. Such
official complaint and litigation history should also include the complaint
and litigation history within the last ten (10) years for any principal,
subsidiary, or affiliate with substantially the same ownership structure as
the Proposer. Proposer must disclose if it, or any of its principals or
affiliates, has been barred or suspended from LIHTC development in any
state.
7. Proposer shall identify the Principal in Charge's Experience. This
individual must have a minimum of five (5) years' experience in providing
development services for similar projects. This individual must be capable
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REQUEST FOR PROPOSALS NO. CSM2026-08
of speaking and making decisions on behalf of the Proposer. Include a one-
page resume with contact information for at least three (3) professional
references for the individual designated to serve as Principal in Charge or
Program Manager.
8. In addition to completing FORM 9, References, the Proposer shall be
required to provide three (3) letters of references shall be submitted as part
of the Proposal, which shall each include the following information from
the referencing individual: Name; Position; Entity; Address; Telephone
Number; E-Mail Address; Contract Date and Value; Description of
Project/Work; and Total cost of the project/work/studies, estimated and
actual.
9. Specialized Experience. Describe and document knowledge and experience
in the following areas:
i. Florida Building Code;
ii. Sustainable and resilient design, including green building
certification systems and coastal construction such as LEED and
Green Globes;
iii. Stakeholder and public engagement;
iv. Development, operation, and management of affordable housing
developments similar to the Project;
v. Development of residential facilities, with an emphasis on
affordable residential facilities developed for municipalities,
especially those within Miami-Dade County; and
vi. Management and operation of LIHTC-program or other specialized
financing programs for affordable housing developments, including
the Proposer's experience with LIHTC compliance, alternative
financing program compliance tenant income certifications, Fair
Housing compliance, Florida Housing monitoring requirements,
and long-term regulatory compliance.
vii. Acquisition of special financial and tax incentives for affordable
housing developments such as the Project, including, by way of
example, LIHTC; State Apartment Incentive Loan (SAIL); Federal
Home Loan Bank (Affordable Housing Program (AHP) and
Community Investment Program (CIP)); New Market Tax credits;
EB-5 program; and other similar financing resources available.
Tab E. Project Team/Personnel Qualifications. The Proposer must demonstrate that
Key Staff, including any key subcontractors, (the "Project Team") have sufficient
staff and resources, including technical expertise and support personnel, to
successfully and timely deliver the Project, as set forth under Section 2, "Services
Needed by the City," of this RFP. The Proposer must demonstrate the Project
Team's qualifications by providing the following information:
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REQUEST FOR PROPOSALS NO. CSM2026-08
1. Complete and submit FORM 8, Key Staff and Proposed Subcontractors.
2. The Project Team working on the Project must have prior experience within
the past eight (8) years of providing development services for similar
projects.
3. Provide an organizational chart showing reporting structure for the Project
Team.
4. Include one-page resumes for each person or subcontractor listed in FORM
8, Key Staff and Proposed Subcontractors. Resumes should include
experience with similar projects, specifying the role the individual
employee served on the project.
5. For each task, list each individual Key Staff member, including
subcontractors, and indicate their relative involvement on the task (based
on number of hours per week). Also indicate the relative involvement of
the Prime Contractor and each key subcontractor on the project in total.
6. Provide evidence of Florida professional licensure for individuals of the
A/E team members with copies of any requisite authorizations to develop
the Project in the State of Florida.
Tab F. Master Development Plan. Proposals submitted in response to this RFP must
include a Master Development Plan for the Project to be developed, operated, and
maintained at the Property. The Master Development Plan must demonstrate the
Proposer's understanding of the City's development vision and goals for the
Project, familiarity with the Property and the neighboring community, and
extensive knowledge and experience in implementing similar projects.
The Master Development Plan must provide for a comprehensive development
plan that provides, at minimum, for the planning, entitlement, development, and
construction of affordable housing rental units, as set forth in greater detail under
Section 2 of this RFP, and, once developed and constructed, management and
operation of the Project primarily for the benefit of qualifying individuals. Proposer
should demonstrate a clear understanding that qualifying City residents are to be
selected and prioritized over other members of the general public to the maximum
extent possible and permissible.
In addition to these minimum requirements, the Master Development Plan may
also provide for a practical combination of some market rate residential use, office
use, commercial use, and such other uses permissible under the Transit-Supportive
Development District ("TSDD") zoning regulations, as may be compatible with
the Property and the surrounding neighborhood.
Towards that end, the Master Development Plan must include the following
components:
1. Executive Summary of Overall Approach. An executive summary
describing the proposed Master Development Plan and the Proposer's
general approach to planning, designing, developing, constructing,
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REQUEST FOR PROPOSALS NO. CSM2026-08
maintaining, operating, and managing the proposed Project. The summary
must also include an explanation of why the proposed development is the
highest and best use of the Property given the City's goals and objectives,
including the approximate number of units and square footage for each
proposed use and component, taking into consideration the City's
development vision and goals for the Project.
2. Planning and Site Plan Approach. Provide the Proposer's Planning and Site
Plan Approach to development of the Project at the Property as follows:
i. An explanation of how the Project complies with zoning
requirements of the City's Land Development Code, including,
especially the Property's current TSDD zoning designation.
Indicate if any zoning relief will be pursued by the Proposer if
awarded site control pursuant to this RFP. Proposals should weigh
their proposed design for compatibility with the surrounding
neighborhood and the City's Comprehensive Plan.
ii. A description of the entitlements (including but not limited to
zoning approvals, environmental permitting, building permitting
and any significant operating licenses) required by the proposed
Project, how the Proposer will pursue said entitlements, and a
timeline for obtaining said entitlements.
iii. A conceptual site plan of the Property, including proposed stories,
model residential units, elevations, the location of the building(s),
amenities, and other structures and features, including roadways,
sidewalks, open areas (green space), landscaping, etc. If
development is proposed in phases, Proposers should clearly
identify each phase either on the conceptual site plan or as a separate
phasing plan.
iv. A Project table for each component with gross square footage
proposed for each use, including residential, commercial, open
space, roadways, etc. Residential units should be identified by the
number of rooms and square footage proposed for each type of
residential unit. The number of affordable housing residential units
must be clearly distinguished by the Area Median Income ("AMI")
categories set forth under Section 2 of this RFP. Additionally, the
breakdown of affordable housing residential units, market rate
residential uses, and other proposed residential uses must be clearly
identified.
v. If the Proposal provides for residential units that are workforce or
market rate, the Proposer should specify the number and proposed
type of residential units to be developed (e.g. market rate housing,
workforce housing, senior housing, housing set-asides for veterans,
first-responders, and other individuals, etc.).
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3. Common Area Approach. Provide the Proposer's Common Area Approach
to development of common areas of the Project that may incorporate, as
needed:
i. Security systems, cameras, and license plate readers.
ii. Impact windows and doors.
iii. High efficiency lighting systems.
iv. Designated guest parking, as applicable.
v. Assigned resident parking, as applicable.
vi. Other assigned parking, as applicable.
vii. Bicycle parking.
viii. Outdoor recreational elements, especially walking paths, bike paths,
playgrounds, pavilions, and other similar elements.
ix. Elevators.
x. Motion sensor exterior lights.
xi. Gated parking lot(s) with key fob entry or card entry sheltered from
the elements.
xii. Perimeter fencing enclosing the site.
xiii. Staffed security guard houses, preferably located at resident vehicle
entry points. Security guard houses must operate 24/7.
xiv. Computer labs.
xv. Community center/community areas.
xvi. Gymnasium/exercise rooms.
xvii. Generators, including generators for community rooms and
potential community area kitchens.
xviii. Maximum amount of trees and shaded areas as feasibly possible.
xix. Waste disposal facilities/infrastructure, which must be easily
accessible from residential areas.
xx. Internet infrastructure for all common areas, including reasonable
wireless internet options installed and activated available at no
charge to all residents and guests in common areas.
As the Property is close to the South Miami Metrorail Station, please include
an analysis of how parking will be provided. While the City will favor
proposals that feature some parking for residents and visitors, parking should
not be a primary focus of the Project's design. Instead, the Project's parking
design and layouts should not be featured as a focal point and Proposers should
instead emphasize the Project's walkability, livability, and pedestrian-
friendliness. Additionally, parking layouts should not detract from the
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