REQUEST FOR QUALIFICATIONS (RFQ) - DEVELOPERS FOR MULTI-FAMILY HOUSING PROJECTS Addendum No. 1

Location:	Florida
Posted:	Nov 19, 2025
Due:	Nov 25, 2025
Agency:	Palatka Housing Authority
Type of Government:	State & Local
Category:	C - Architect and Engineering Services - Construction Y - Construction of Structures and Facilities
Publication URL:	To access bid details, please log in.

RFQ: RIVER Program

PUBLIC NOTICE
REQUEST FOR QUALIFICATIONS (RFQ) - DEVELOPERS FOR MULTI-FAMILY HOUSING PROJECTS
PALATKA HOUSING AUTHORITY

NOTICE IS HEREBY GIVEN that the Palatka Housing Authority, Palatka, Florida, is seeking Request for Qualifications (RFQ) from experienced and qualified real estate developers and/or general contractors for the RIVER Program (Resident Investment Vehicle for Economic Resilience project. Sealed RFQs will be received by the Palatka Housing Authority, 400 North 15th Street, Palatka, FL 32177 until 11:00 a.m., November 25, 2025.

PROJECT DESCRIPTION: The project involves the "financing, design, and successful construction of approximately 60 new single-family town homes on City-owned property located at multiple established communities currently owned by the PHA over a 5 year period. The selected developer will be responsible for all aspects of the project, including design, construction, and marketing/sale of the residential units, in compliance with all applicable local, State, and Federal rules and regulations, including zoning requirements. This project is a part of the Community Contribution Tax Credit Program (CCTC) and provides a financial incentive (up to 50% tax credit or sales tax refund) to encourage Florida businesses to make donations toward community development and housing projects for low-income persons.

SUBMISSION REQUIREMENTS: Interested firms must submit a Statement of Qualifications detailing the following:

Company history, legal identification, and organizational structure.
Resumes of key personnel to be assigned to this project.
A description of similar projects completed within the past five (5) years, including references and photos if available.
Evidence of financial capability and insurance types/limits.
Proposed methodology for project management and quality control.
Proposed project approach and general construction timeline/schedule.

OBTAINING THE RFQ PACKAGE: A complete RFQ package, with all terms and submission requirements, will be available for review and emailed by CRG Architects/Palatka, Inc., 216A St. Johns Avenue, Palatka, FL 32177, Telephone No. 386-325-0213 .

RFQs must be submitted to the attention of Ms. Willie Mae Thomas, Director of Procurement in a sealed envelope, 'RIVER PROGRAM, PALATKA HOUSING AUTHORITY.' Faxed bids will not be considered.
The Palatka Housing Authority reserves the right to reject any and all bids and to waive any informalities thereto.

This is an Equal Opportunity Project.

For the Palatka Housing Authority, Palatka, Florida

Publication Dates(s):10/29/2025, 11/11/2025

Download Design Build Developer's Packet

Addendum No. 1

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GUIDE FORM OF DESIGN/BUILD DEVELOPERS PACKET

Palatka Housing Authority

400 N. 15th Street

Palatka, FL 32177

INTRODUCTION

The United States Department of Housing and Urban Development (HUD) is providing financial assistances to

the Palatka Housing Authority (PHA) to develop a low-income housing project pursuant to Sections 4 and 5 of

the United States Housing Act of 1937. The PHA has selected the Design/Build method to develop the housing

identified in this Design/Build Developer's Packet (referred to hereafter as "Packet"). This project also qualifies

for the Community Contribution Tax Credit (CCTC) Program.

Under the Design/Build method, developers submit proposals in response to a Request for Qualifications (RFQ)

from the PHA. The proposals that meet the requirements of this Packet are reviewed, rated, and ranked by the

PHA. The highest rated design/build proposal which represents the best "total package" is submitted to HUD for

approval. After HUD approval of the design/build proposal, the developer's architect and engineers prepare the

preliminary design and construction drawings and the construction specifications for PHA and HUD approval.

Prior to start of work, the PHA and the developer shall execute a Contract under which the PHA agrees to

compensate the developer for a specified price. The developer is fully responsible for all development and

construction activities, including geotechnical investigation, site surveying, architectural and (structural, civil,

electrical, mechanical, and plumbing) engineering, completing all site improvements (including structures),

obtaining utility hook-ups and local building permits and approvals. All design professionals shall be duly

licensed and/or registered by the State of Florida to perform the work for which they are responsible. The PHA

will obtain the necessary annexation of property, zoning, and zoning variances and easements for sanitary line

connection. The project will span over five years, developing three (3) quadplex townhome units per year, for a total

of 15 quadplex units (60 individual residences).

The completed project will be owned and managed by this PHA to provide rental housing for low- income

households. The structures, housing units, and non-dwelling facilities shall be designed to provide a wholesome

living environment. Emphasis shall also be placed on durable construction, efficiency and economy of

maintenance, energy conservation.

In order to be considered by the PHA and HUD, design/build proposals must comply with the program and

submission requirements identified in this Packet. Accordingly, interested developers should review the project

description (Part 1), the program requirements (Part II), the design/build proposal content (Part Ill) and the

required program documents and forms (Part IV), prior to preparing and submitting a design/build proposal to

the PHA.

Interested developers must submit their design/build proposals to the PHA by the deadline date identified in the

RFQ. Design/Build proposals that are not received by the deadline, or which are determined to be incomplete or

non-responsive will not be considered by the PHA. Any questions that you may have should be directed to the

individual identified in the RFQ.

REQUESTS FOR QUALIFICATIONS (RFQ)

The Palatka Housing Authority (PHA) will accept Request for Qualifications (RFQ) from experienced and

qualified real estate developers and/or general contractors for the RIVER Program (Resident Investment Vehicle

for Economic Resilience project). The project involves the financing, design, and successful construction of

approximately 60 new single-family town homes located at multiple established communities over a 5-year

period. The selected developer will be responsible for all aspects of the project, including design, and

construction of the residential units, in compliance with all applicable local, State, and Federal rules and

regulations, including zoning requirements. The project’s development will be financed by a developer who has

secured the Community Contribution Tax Credit.

Under the Design/Build method, developers must submit proposals in response to this Request For

Qualifications (RFQ) from the PHA. The proposals that meet the requirements of this Packet are reviewed,

rated, and ranked by the PHA. The highest rated design/build proposal which represents the best "total

package" is submitted to HUD for approval. After HUD approval of the design/build proposal, the developer's

architect and engineers shall prepare the design and construction drawings and the construction specifications

for PHA and HUD approval.

The developer shall be fully responsible for all development and construction activities, including geotechnical

investigation, site surveying, site work, utilities, landscaping, architectural and (structural, civil, electrical,

mechanical, and plumbing) engineering, completing all site improvements (including structures), obtaining utility

hook-ups and local building permits and approvals. All design professionals shall be duly licensed and/or

registered by the State of Florida to perform the work for which they are responsible.

Proposals shall be received by 11:00 a.m. on November 25, 2025, at the address identified below. Request for

Qualifications (RFQs) received after the deadline will be returned to the developer without being considered.

All proposals shall be addressed to the Palatka Housing Authority, Attn: Willie Mae Thomas, Director of

Procurement. All proposals shall be labeled “River Program, Palatka Housing Authority."

Proposals shall be prepared in accordance with this Developer’s Packet.

The Palatka Housing Authority reserves the right to reject any and all proposals and to waive any informalities

thereto.

This is an Equal Opportunity Project

For the Palatka Housing Authority, Palatka, Florida

Chairman of the Board

Publication Dates: November 6, November 13, 2025

OUTLINE SPECIFICATIONS

DESIGN/BUILD: ONE BEDROOM RESIDENTIAL UNITS

PART 1- PROJECT DESCRIPTION

A. The proposed housing project is located in Palatka, Putnam County, Florida. The units will be placed on

land currently owned by the Palatka Housing Authority in existing communities (TBD).

B. The proposed housing project sites will have existing utilities adjacent to where the projects are located,

and their exact locations will be based on available land/overall property usage.

C. The proposed housing is to be newly constructed.

D. The proposed housing development shall consist of sixty (60) two- and three-bedroom homes, including site

development and shall be in compliance with the following codes:

a. Florida Building Code 2023 with local amendments

b. National Fire Prevention Code 2023

c. Life Safety Code

d. Florida Plumbing Code, with local amendments (latest edition)

e. Florida Mechanical Code, with local amendments (latest edition)

f. National Electric Code with local amendments (latest edition)

g. HUD Indian and Public Housing (PIH) Publication 88-27 - Amended Lead Based Paint

Requirements, issued September 21, 1988)

h. Federal Register Document 49 FR 31528 - Uniform Federal Accessibility Standards, published

August 7, 1984

i. Occupational Health and Safety Act of September 1989, with amendments

j. Applicable local and State laws and codes

k. The requirements of the City of Palatka Building Department, Planning & Zoning, Fire

Department and Police Department

E. In addition to the above requirements, four of the s i x t y ( 6 0 ) units shall fully comply with the

Architectural Barriers Act of 1968, as amended (42 USC 4151); HUD implementing Documents 24 CFR

Part 8, Non-discrimination Based on Handicap, published June 2, 1988, and Part 40, Standards for

Design, Construction, and Alteration of Publicly Owned Residential Structures; and PIH 89-4,

Implementation of 24 CFR Part 8, Non-discrimination Based on Handicap in Federally Assisted Programs

and Activities, issued January 13, 1989; Americans with Disabilities Act, current version. These four units

shall be designed specifically for use by handicapped individuals.

F. General Requirements:

1. All units are two-bedroom/two-bathroom (4 ADA units) or three-bedroom/two-bathroom (54 units), 1,300-

1,500 SF (conditioned), for standard three-bedroom, two-story townhomes. There shall be four ADA-

compliant units, one in each of the four separate buildings.

2. Construction:

a. Concrete slab on grade with either continuous spread footings or integral turned down

monolithic edge footings.

b. Exterior Walls: Standard concrete masonry units with hardi-siding exterior finish. Interior surface

of CMU walls to be furred with pressure-treated wood furring strips, insulated with rigid foam

insulation between furring strips and 1/2" gypsum wallboard with knock-down finish painted.

c. Interior partitions: 2x4 wood studs spaced 16" o.c. max with 1/2" gypsum wallboard with knock-

down finish painting.

d. Roof Framing: Engineered, pre-fabricated wood trusses spaced at 24" o.c. maximum. Interior

ceilings: 5/8" gypsum wallboard with knock-down finish painted.

e. Roof shall be 1/2"plywood or OSB with synthetic roofing underlayment similar to "Titanium UDL

30" and metal roofing panels. Roof uplift (130 mph wind speed) shall be designed in compliance

with Florida Building Code. Flat portions of the roof shall be membrane roofing system. Roof

shall be black standing-seam metal roofing.

G. Special Building Requirements

1. All living rooms and bedrooms shall be pre-wired for telephone and television.

2. Energy Conservation:

a. Compliance with the State of Florida Energy Code

b. Exterior Masonry Walls: Vertical cells filled with foam-in-place insulation and rigid foam

board attached to the interior wall face located between wood furring strips.

3. Flooring throughout each unit shall be nominal 13"x13" or 17"x17", ASTM C-1027 (Class V) porcelain

tile, ADA-compliant and appropriate for all residential wall and floor applications.

a. Coefficient of Friction: Dry 0.79, Wet 0.72; Water Absorption ≥0.5%

b. Showers: No plastic/acrylic inserts. All shower enclosures and wet-wall surfaces shall be

porcelain tile over an approved waterproofing membrane with metal edge trim; grout shall be

sealed.

4. Plumbing Fixtures: Kitchen – quality single-handle pull-down faucet (ceramic cartridge). Baths –

heavy, water-saving showerheads with a wide spray pattern; WaterSense-rated lavatory faucets and

toilets.

5. Countertops shall be stone (quartz or granite) or PHA-approved equivalent.

6. Cabinetry and Hardware: Provide soft-close cabinet hinges and drawer glides throughout. Interior doors:

solid-core with heavy-feel lever or knob hardware (Grade 2 or better). Toilets: provide soft-close seats.

7. Install all electric Energy Star appliances including range/oven (electric or induction), refrigerator,

dishwasher, and microwave. Provide a wall-mount range hood vented to exterior. Microwave to be

cabinet/trim-kit mounted (not over the range).

8. Each dwelling unit shall include a split-system heat-pump HVAC. Domestic hot water: provide a 100%

electric, tankless water heater per dwelling (dedicated circuit sized to manufacturer requirements; provide

condensate/relief provisions as applicable). Cooling shall be accomplished by evaporative coil outside.

Heating shall be accomplished by reverse heat pump and electric heat strips. Use heat-pump HVAC (or

high-efficiency electric water heater where justified).

9. Trim & Paint: Provide 5" or 7" baseboards (profile by submittal). Use matte, washable, low-VOC paint in

common areas and bedrooms.

10. All dwelling units shall be two-story design. Stairs will be equipped with motorized chair lift in ADA

compliant units.

H. Property Description:

The properties are currently located within Putnam County, inside the City of Palatka limits. Two off-

street parking spaces per townhouse shall be provided.

I. Special Site Requirements:

1. The PHA requests that the stormwater retention area, which will be required by the St. Johns River

Water Management District, be located approximately as required, per specific site restrictions.

2. Parking shall be on a "two off-street spaces per unit" basis with four additional spaces adjacent to

the units designated as handicapped units. Also provide additional space for garbage dumpsters as

required.

3. The existing water service available for connection at all communities. Developer shall verify

existing water supply lines and sanitation lines to ensure the new development will not overtax

the site at the existing utilities.

J. Geotechnical Investigations:

The Developer shall provide the services of a Florida Licensed Professional Geotechnical Engineer to

plan, conduct, and execute a geotechnical site investigation required for the proposed construction

activities. The geotechnical investigation shall include, but not necessarily be limited to, consideration

of site stability, support/bearing capacity, clearing and grading recommendations, foundation

requirements, excavation and fill requirements, soil stabilization requirements, compaction

requirements, pavement design criteria, and quality control testing requirements. The Geotechnical

Engineer shall further inspect construction, conduct required quality control testing, and report/accept

results.

K. Clearing and Site Preparation:

1. Comply with the National Pollutant Discharge Elimination System (NPDES) construction activity

application/notification requirements.

2. Comply with requirements of the St. Johns River Water Management District (SJRWMD).

3. Comply with the requirements of the City of Palatka.

4. Comply with the requirements specified by the Geotechnical Engineer.

5. Comply with the requirements of the City of Palatka for saving and/or replacement of existing trees.

All of the large trees shown on the property survey shall be saved where possible.

6. Disposal of materials generated by the clearing and site preparation shall be in accordance with the

ordinances and regulation of the City of Palatka and Putnam County. Burning and burying debris

shall not be permitted.

L. Paving and Grading:

1. Provide flexible pavement for access drives and parking complying with the latest edition of Florida

Department of Transportation Specifications for Road and Bridge Construction and Design Standards

for Design, Construction, Maintenance and Utility Operations on the State Highway System.

Pavement shall be designed for a 20-year service life.

2. Comply with all Florida state and local code requirements for site access and handicap parking

including, but not necessarily limited to, number, locations, lengths, widths, slopes, marking,

signage, and surface treatments.

3. Comply with parking and access requirements of the City of Palatka and Florida Department of

Transportation. Provide sidewalks throughout the site to accommodate foot traffic.

M. Drainage:

1. Design site drainage facilities to comply with requirements of the St. Johns River Water

Management District (SJRWMD).

2. Design facilities to comply with the drainage requirements of the City of Palatka or Putnam County

but not less than the following:

a. Elevate structures at least one foot above the 100-year flood elevation (FEMA, FIRM Base

Flood Elevation, if available or 100-year flood elevation determined specifically for the site

when no FEMA FIRM Base Flood Elevation exists.

This is the opportunity summary page. It provides an overview of this opportunity and a preview of the attached documentation.

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REQUEST FOR QUALIFICATIONS (RFQ) - DEVELOPERS FOR MULTI-FAMILY HOUSING PROJECTS Addendum No. 1

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