ITN2026-01NC Developer for University Mixed Use P3 * Appendix IV Project Overview * UCF Site 1 Topo Survey * UCF Site 2 Topo Survey * UCF Site 3 Topo Survey * Alafaya High Voltage Easement * McCulloch Easement for 48 inch Reclaimed Water Main * McCulloch 48 inch Reclaimed Water Main ** Addendum I *** Fully executed Hotel Lease with DSL Approval letter *** Pegasus Hotel First Amendment *** Site 1 Phase I ESA Report *** Site 2 Phase I ESA Report *** Site 3 Phase I ESA Report *** Site Easements

SUBMIT OFFER TO:
Via Bonfire Web Portal
University of Central Florida
UNIVERSITY OF CENTRAL FLORIDA
www.procurement.ucf.edu
INVITATION TO NEGOTIATE
https://ucfprocurement.bonfirehub.com/opportunities/248151
Contractual Services
Your submission must be uploaded, submitted, and
finalized prior to the closing time on September 23,
2026 at 3:00pm ET. We strongly recommend that you Acknowledgement Form
give yourself sufficient time and at least ONE (1) day
before the closing time to begin the uploading process
and to finalize your submission. See Appendix III for
submittal instructions.
Page 1 of 46 Pages OFFERS WILL BE OPENED September 23, 2026 @ 3:00 PM ET ITN NO. 2026-01NC
and may not be withdrawn within 180 days after such date and time.
UNIVERSITY ADVERTISING DATE: ITN TITLE:
August 11, 2026 Developer for University Mixed-Use P3
FEDERAL EMPLOYER IDENTIFICATION NUMBER
PROPOSER NAME REASON FOR NO OFFER:
PROPOSER MAILING ADDRESS
CITY - STATE - ZIP CODE
P OS T I NG OF P R O P OS AL
T A B U LA T I ON S
AREA CODE TELEPHONE NUMBER Failure to file a protest in accordance with BOG
regulation 18.002 or failure to post the bond or other
security in accordance with BOG regulation 18.003
shall constitute a waiver of protest proceedings.
FAX:
EMAIL:
I certify that this offer is made without prior understanding, agreement, or connection with any corporation, firm or person submitting an offer
for the same materials, supplies, or equipment and is in all respects fair and without collusion or fraud. I agree to abide by all conditions of
this offer and certify that I am authorized to sign this offer for the Proposers and that the Proposer is in compliance with all requirements of
the Invitation To Negotiate, including but not limited to, certification requirements. In submitting an offer to an agency for the State of Florida,
the Proposer offers and agrees that if the offer is accepted, the Proposer will convey, sell, assign or transfer to the State of Florida all rights,
title and interest in and to all causes of action it may now or hereafter acquire under the Anti-trust laws of the United States and the State of
Florida for price fixing relating to the particular commodities or services purchased or acquired by the state of Florida. At the State's discretion,
such assignment shall be made and become effective at the time the procurement agency tenders final payment to the Proposer.
GENERAL CONDITIONS
1. SEALED OFFERS: All offer sheets and this form must be executed and
submitted as specified in Section 2.6. Offer prices not submitted on any AUTHORIZED SIGNATURE (MANUAL)
attached price sheets when required shall be rejected. All offers are subject
to the terms and conditions specified herein. Those which do not comply with
these terms and conditions are either automatically rejected with respect to
non-compliance with non-negotiable terms and conditions or may be AUTHORIZED NAME (TYPED)
rejected, at UCF's sole discretion, with respect to any other terms and
conditions.
2. EXECUTION OF OFFERS: Offers must contain a manual signature of TITLE
the representative authorized to legally bind the Proposer to the provisions
herein. Offers must be typed or printed in ink. Use of erasable ink is not
permitted. All corrections to prices made by the Proposer are to be initialed.
CONTACT NUMBER
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4. PRICES, TERMS AND PAYMENT: Firm prices shall be negotiated and
include all services rendered to the purchaser.
(a) TAXES: The State of Florida is a tax-immune sovereign and exempt from
the payment of all sales, use and excise taxes
(b) DISCOUNTS: Cash discount for prompt payment shall not be considered Invitation to Negotiate Acknowledgment Form (revised 4/7/25)
in determining the lowest net cost for offer evaluation purposes.
(c) MISTAKES: Proposers are expected to examine the conditions, scope of
work, offer prices, extensions, and all instructions pertaining to the services
involved. Failure to do so will be at the Proposer's risk.
(d) INVOICING AND PAYMENT: All Proposers must have on file a properly
executed W-9 form with their Federal Employer Identification Number prior to
payment processing.
Proposers shall submit properly certified original invoices to:
kNEXT
3544 Perseus Loop #160975
Orlando, Florida 32816
Invoices for payment shall be submitted in sufficient detail for a proper pre-audit
and post audit. Prices on the invoices shall be in accordance with the price
stipulated in the contract at the time the order is placed. Invoices shall reference
the applicable contract and/or purchase order numbers. Invoices for any travel
expenses shall be submitted in accordance with the State of Florida travel rates
at or below those specified in Section 112.061, Florida Statutes and applicable
UCF policies.
Final payment shall not be made until after the contract is complete unless the
University has agreed otherwise.
Interest Penalties: Proposers interest penalty payment requests will be
reviewed by the UCF vendor ombudsman whose decision will be final.
Vendor Ombudsman: A vendor ombudsman position has been established
within the UCF Division of Finance. It is the duty of this individual to act as an
advocate for Proposers who may be experiencing problems in obtaining timely
payments(s) from the University of Central Florida. The vendor ombudsman can
be contacted at (407) 882-1082 or by mail at the address in paragraph 4(d)
above.
The ombudsman shall review the circumstances surrounding non-payment to
determine if an interest payment is due, the amount of the payment; and shall
ensure timely processing and submission of the payment request in accordance
with University policy.
5. The Board of Trustees may not request documentation of or consider a
vendor's social, political, or ideological interests when determining if the vendor
is a responsible vendor. Additionally, the Board of Trustees may not give
preference to a vendor based on vendor's social, political, or ideological interests.
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UNIVERSITY OF CENTRAL FLORIDA
INVITATION TO NEGOTIATE (ITN) 2026-01NC
FOR
DEVELOPER FOR UNIVERSITY MIXED-USE P3
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TABLE OF CONTENTS
1.0 INTRODUCTION
1.1 ITN Overview.................................................................6
1.2 About UCF ...................................................................7
1.3 Project Objectives ............................................................8
2.0 GENERAL CONDITIONS
2.1 Authorized UCF Representative/Public Notices/UCF Discretion......9
2.2 Approximate Calendar of Events...........................................9
2.3 Proposer Communications and/or Inquiries..............................10
2.4 Section Not Used............................................................11
2.5 Written Addenda and Other Documents.................................11
2.6 Offer Due/Proposal Opening Date........................................11
2.7 Evaluation Criteria and Selection Process...............................11
2.8 Award.........................................................................14
2.9 Section Not Used............................................................14
2.10 Offer Validity Period........................................................14
2.11 Disposition of Offers, Florida Public Records Law Compliance......14
2.12 Economy of Presentation...................................................15
2.13 Restricted Discussions/Submissions......................................15
2.14 Verbal Instructions Procedure.............................................15
2.15 State Licensing Requirements.............................................15
2.16 Additional Affiliation Agreement Disclosure............................16
2.17 Definitions....................................................................16
2.18 Procurement Rules..........................................................17
2.19 Force Majeure...............................................................17
2.20 Limitation of Remedies, Indemnification, and Insurance...............18
2.21 Term of Contract............................................................20
2.22 Section Not Used.............................................................................20
2.23 Assignment and Amendment of Contract................................20
2.24 Independent Parties.........................................................20
2.25 Performance Investigations................................................20
2.26 Records........................................................................20
2.27 Public Records...............................................................20
2.28 Public Records, Service Contracts, Compliance 119.0701, FS.......21
2.29 Severability...................................................................22
2.30 Notices........................................................................22
2.31 Governing Law and Venue.................................................22
2.32 Liaison........................................................................22
2.33 Subcontracts..................................................................22
2.34 Employment of UCF Personnel............................................22
2.35 Conflicts of Interest..........................................................23
2.36 Equal Opportunity Statement..............................................23
2.37 Waiver of Rights and Breaches............................................23
2.38 Headings Not Controlling...................................................23
2.39 Employee Involvement/Covenant Against Contingent Fees..........24
2.40 Employment of Aliens......................................................24
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2.41 Site Rules and Regulations....................................................24
2.42 Travel Expenses.................................................................24
2.43 Annual Appropriations..........................................................24
2.44 Taxes.............................................................................25
2.45 Contractual Precedence........................................................25
2.46 Use of Contract by Other Governmental Agencies........................25
2.47 Public Entity Crimes............................................................25
2.48 Proposer Intellectual Property................................................26
2.49 Export Control..................................................................26
2.50 Nonnegotiable Conditions and Requirements..............................27
2.51 Section Not Used...............................................................27
2.52 Family Educational Rights and Privacy Act ................................27
2.53 Smoke Free Policy..............................................................28
2.54 UCF Policies ...................................................................28
2.55 Contact with Minor Children..................................................28
2.56 Reporting of Child Abuse......................................................28
2.57 Secure Handling of UCF Data................................................28
2.58 Employee Background Checks.................................................28
2.59 E-Verify..........................................................................29
2.60 Foreign Principal ...............................................................29
2.61 Human Trafficking ............................................................29
3.0 REQUIRED OFFER FORMAT
3.1 Introduction.....................................................................30
3.2 Proposer/Offer Submittal Sections...........................................30
4.0 OTHER REQUIREMENTS
4.1 Proposal Submission Requirements..........................................36
APPENDIX I TERMS AND CONDITIONS
APPENDIX II COMPLIANCE AND CERTIFICATION OF GOOD STANDINGS
APPENDIX III BONFIRE SUBMISSION INSTRUCTIONS FOR PROPOSERS
APPENDIX IV PROJECT OVERVIEW
APPENDIX V ITN QUESTIONS FORM
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1.0 INTRODUCTION
1.1 ITN Overview
The University of Central Florida ("UCF" or the "University") is issuing this Invitation to Negotiate
("ITN") to request proposals ("Proposals") from a development team (each, a "Proposer" or
"Developer") that will consist of a developer (or joint venture), design firm (or joint venture),
contractor (or joint venture), and property manager. The objective of this ITN is to enable the
University to enter into an agreement with a Developer to activate the University's campus edge
along Alafaya Trail (the "Project"). The development partner will be tasked with creating one of
the nation's premier university-edge mixed-use districts. Located at the front door of one of
America's largest public universities, this opportunity represents the chance to shape a new
destination serving students, faculty, staff, alumni, visitors, and the broader Central Florida
community. As an outcome, the Project must generate enduring institutional value while
delivering an exceptional campus experience. The University has identified three (3) potential
sites for where development may occur. The Selected Developer will be engaged for a single
Project on one of the identified sites with the potential for the partnership to extend to the other
parcels pending the success of the initial Project and demonstration of continued market
demand.
The ITN will include multiple stages ("ITN Stage I" and "ITN Stage II"). The University will select
a Proposer that demonstrates the technical capacity required to deliver the Project. Proposers
will be evaluated by the University based on the Evaluation Criteria set forth in this ITN.
ITN Stage I Proposals will include the following items (further discussed in Section 3.2):
* Cover Page
* Tab A: Statement of Interest
* Tab B: Team Structure, Personnel, and Experience
* Tab C: Experience and Qualifications of Proposer
* Tab D: Project Development Understanding and Approach
* Tab E: Initial Market Assessment
* Tab F: Key Business Terms
* Tab G: Additional Items
UCF's evaluation of each Proposer will be based upon the information provided, additional
information requested by UCF, and information obtained from references and independent
sources. Once ITN Stage I Proposals are received, the Evaluation Committee will determine
Proposers to be shortlisted for ITN Stage II (the "Shortlisted Proposers"), in accordance with the
Evaluation Criteria further described in Section 2.7. Posting of the Shortlisted Proposers will be
made public.
ITN Stage II will be available to Shortlisted Proposers only. During ITN Stage II, each Shortlisted
Proposer will provide the additional information as requested by the University, including (but
not limited to):
* Additional team members
* Site plan and conceptual design(s), program details / assumptions
* Financial models (by Project component), plan of finance, economic returns to the
University
* Project schedule(s)
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* Pre-Development Agreement ("PDA") mark-up
Once Proposals are received for ITN Stage II, Shortlisted Proposers may be invited to interview.
Follow-up information or a Best and Final Offer ("BAFO") response may be requested from one
or multiple Shortlisted Proposers. Upon receipt of all requested ITN Stage II information, the
Evaluation Committee will/may recommend Proposer for award ("Selected Developer") in
accordance with the Evaluation Criteria further described in the ITN Stage II and Section 2.7.
The Selected Developer, if any, will enter into a Pre-Development Agreement with UCF that
provides for the performance of all terms and conditions set forth in this ITN, unless UCF has
agreed to accept or negotiate certain terms and conditions, as described in Section 2.3. The
University reserves the right not to award any or all the components of the Project.
The Selected Developer will be responsible to design, build, finance, operate, and maintain the
mixed-use Project(s). The University has identified three (3) potential sites for where
development may occur. The Selected Developer will be engaged for a single Project on one of
the identified sites. The first Project is expected to include:
* Student housing (marketed as "Affiliated Housing")
* Multifamily housing focused on the University workforce (faculty, staff, professionals)
* Retail
* Infrastructure and parking
Developers and their team members are expected to have a thorough understanding of the
typical pathways required to secure University approvals on major capital projects AND
requirements for State University System of Florida institutions to secure Board of Governors
(the "BOG") approvals in accordance with the P3 guidelines.
Details regarding UCF's strategic priorities, development opportunity, background regarding
UCF's housing system, and more are contained in Appendix IV.
1.2 About UCF
Founded in 1963 to provide talent for Central Florida and the growing U.S. space program, the
University of Central Florida has been making an impact on the state, the nation - and outer
space - ever since. UCF is an academic, partnership and research leader in numerous fields,
such as optics and lasers, modeling and simulation, engineering and computer science,
business, public administration, education, hospitality management, healthcare and video game
design. In fact, in addition to being recognized as one of the best national universities by
Washington Monthly, UCF consistently appears in U.S. News and World Report's best college
rankings.
* Ranked one of the top two graduate game design programs in the world, six of the past
seven years (2020-2026), per The Princeton Review and PC Gamer
* Ranked No. 1 graduate program in national security and emergency management in the
nation, three years running (2024-2026), per U.S. News & World Report
* Ranked No. 9 online undergraduate program in the nation, two years running (2024-
2025), per U.S. News & World Report
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* Ranked No. 16 nonprofit management graduate program in the nation, per U.S. News &
World Report
* Ranked among top 25 computer science programs in the nation for 2025, per
cyberdegreesedu.org
UCF represents one of the strongest long-term higher education markets in the country. It is one
of the nation's largest public universities, with enrollment approaching 72,000 students. UCF is
a Carnegie-classified R1 research institution, and in June 2026 became just the fifth institution
in the State University System of Florida to earn Preeminent State Research University status
- joining the University of Florida, Florida State University, the University of South Florida, and
Florida International University - a designation tied to sustained gains in research output,
graduation rates, and national rankings.
UCF's institutional momentum is matched by the growth and energy of the surrounding Orlando
market. Metro Orlando is one of the fastest-growing metropolitan economies in the nation, with
population and job growth consistently outpacing state and national averages, and an economic
base that has diversified well beyond tourism into simulation and training, aerospace and
defense, and health sciences. These market dynamics signal sustained growth for the region,
and UCF is committed to delivering an academic and student experience that maintains the
University's position as a primary destination in the State of Florida.
Additional information available at https://www.ucf.edu/about-ucf/
1.3 Project Objectives
UCF's primary objectives with this opportunity include:
1. Generating long-term value and diversifying revenue streams. UCF aims to utilize
valuable, vacant land to expand revenue generation opportunities and diversification. The
University seeks to maximize the revenue opportunity associated with each of these sites
for each of the Project components delivered.
2. Activating prominent campus gateways. UCF seeks to deliver a high-quality, mixed-
use development to support the broader University objective of activating campus
entryways and arterial connectors, signaling the arrival to UCF's campus. This Project will
extend UCF's presence and identity to Alafaya Trail.
3. Enhancing the student and campus community experience. The Project will provide
students, faculty, staff, and other campus stakeholders with walkable and attractive
housing and retail options in support of the broader campus community experience.
4. Delivering design excellence and long-term stewardship. UCF expects outstanding
architecture and placemaking that reflects the caliber of the University, built to be durable
and maintainable well beyond initial delivery.
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2.0 GENERAL CONDITIONS
2.1 Authorized UCF Representative/Public Notices/UCF Discretion
The Proposer's response to this ITN and any communications and/or inquiries by the Proposer
during this ITN process shall be submitted in writing to the individual and address stated below.
Inquiries are required via email. UCF will consider only those communications and/or inquiries
submitted in writing to the individual below on or before the date and time specified in Section
2.2, "Calendar of Events." To the extent UCF determines, in its sole discretion, to respond to any
communications and/or inquiries, such response will be made in writing in the form of an
addendum. UCF shall not accept or consider any written or other communications and/or
inquiries (except an offer) made following the date of this deadline.
Nellie Nido
Procurement Services Department
3544 Perseus Loop #160975
Orlando, FL 32816-0975
nellie.nido@ucf.edu
Proposers to provide questions on the required Appendix V form. Questions not submitted
utilizing the Appendix V form may be rejected and not considered as part of UCF's response.
Advance notice of public meetings regarding this ITN, if UCF determines at its sole discretion
whether any such meetings will be held, will be in writing and posted on the UCF Procurement
Services website. Additionally, any portion of a meeting at which a negotiation with a Proposer
is conducted pursuant to a competitive solicitation at which a Proposer makes an oral
presentation or at which a Proposer answers questions are exempt from s. 286.011 and s. 24(b),
Art. I of the State Constitution. This also includes any portion of a team meeting at which
negotiation strategies are discussed. All such meetings shall be conducted in accordance with
Chapter 286 of the Florida Statutes. UCF also reserves the right and sole discretion to REJECT
any offer at any time on grounds that include, without limitation, either that an offer is
nonresponsive to the ITN or is incomplete or irregular in any way, or that a responsive offer is
not in UCF's best interest.
2.2 Approximate Calendar of Events
Listed below are the dates and times by which stated actions should be taken or completed. If
UCF determines, in its sole discretion, that it is necessary to change any of these dates and
times, it may issue an Addendum to this ITN. All listed times are local time in Orlando, Florida.
Date/Time Action
Tuesday, August 11, 2026 ITN Stage I Published
Tuesday, August 25, 2026, ITN Question Deadline; submit via email to
3:00pm ET nellie.nido@ucf.edu
Friday, September 4, 2026 Responses to ITN Questions
Wednesday, September 23, Deadline for Offer Submission (ITN opening)
2026 at 3:00pm ET
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Mid-October 2026 Shortlisted Proposers for ITN Stage II Determined
Late-January 2027 ITN Stage II Proposal Submission Deadline
Early-February 2027 Interviews with Shortlisted Proposers
Late-February 2027 Selected Developer Determined
TBD Award
The ITN Stage II dates are identified for directional purposes only. UCF will provide an updated
schedule to the Shortlisted Proposers as part of ITN Stage II.
2.3 Proposer Communications and/or Inquiries
A. UCF is not liable for interpretations/misinterpretations or other errors or omissions made by
the Proposer in responding to this ITN. The Proposer shall examine this ITN to determine if
UCF's conditions and requirements are clearly stated. If, after examination of the various
conditions and requirements of this ITN, the Proposer believes there are any conditions or
requirements which remain unclear or which restrict competition, the Proposer may request,
in writing, that UCF clarify or change condition(s) or requirement(s) specified by the Proposer.
The Proposer is to provide the Section(s), Subsection(s), and Paragraph(s) that identify the
conditions or requirements questioned by the Proposer. The Proposer also is to provide
detailed justification for a change and must recommend specific written changes to the
specified condition(s) or requirement(s). Requests for changes to this ITN must be received
by UCF not later than the date shown in Section 2.2, entitled "Calendar of Events," for the
submittal of written communications and/or inquiries. UCF shall not make any changes to
any of the non-negotiable terms and conditions. The non-negotiable terms and conditions
are indicated in Appendix I. Requests for changes to the non-negotiable provisions of this
ITN shall automatically be rejected. Requests for changes to anything other than the non-
negotiable provisions of this ITN may or may not be accepted by UCF and may or may not
be negotiated by UCF, all at UCF's sole discretion.
B. Any Proposer disagreeing with any negotiable terms and conditions set forth in this ITN is to
indicate in Appendix I, Terms and Conditions Supplemental Offer Sheet, the specific ITN
section(s) the Proposer disagrees with and is to provide a clear and detailed reason for the
disagreement and a solution to the disagreement in his/her offer. UCF may or may not accept
or agree to negotiate any of the terms and conditions that Proposers indicated they disagreed
with, all at UCF's sole discretion. The indication of disagreement with any non-negotiable
terms and conditions may be automatically rejected.
C. Failure to submit Appendix I and clearly indicate which terms and conditions the Proposer
agrees and disagrees with (i.e., failure to initial the designated sections set forth in Appendix
I, indicating that the Proposer has either understood and agreed to or disagreed with each
particular section listed on Appendix I) and/or clear and detailed reasons for the
disagreement, with the offer, may be grounds for rejection of that offer, at UCF's sole
discretion. UCF may or may not accept and/or negotiate any such terms and conditions that
the Proposer disagreed with. If UCF decides not to accept any of the terms and conditions
the Proposer disagreed with, UCF shall have the right, at UCF's sole discretion, to exercise
its right to reject the tentative awardee's offer and proceed to the next highest ranked
Proposer. As noted above, the disagreement with any non-negotiable terms and conditions
by the Proposer may be automatically rejected.
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