Florida Polytechnic University RFSOQ 2013-001 for Development of Residential Housing Response
Proposer Name:
Vestcor Communities, Inc.
Table of Contents Florida Polytechnic University RFSOQ Response
Tab 1 - Transmittal Letter Exhibit A - Proposer Summary Sheet Tab 2 - Financial Information Tab 3 - Corporate Qualifications Tab 4 - Experience and Past Performance Exhibit B - Proposer Experience References Tab 5 - Personnel Qualifications Tab 6 - Project Approach Tab 7 - Business Terms
TAB 1 – TRANSMITTAL LETTER
The Vestcor Companies 3030 Hartley Road Suite 310 Jacksonville, Florida, 32257 T 904-260-3030 F 904-260-9031
Mr. John T. Gray Director of Special Projects Florida Polytechnic University 439 S. Florida Avenue, Suite 300 Lakeland, Florida 33801
Dear Mr. Gray,
On behalf of our entire team, Vestcor Communities is pleased to submit our response to the Request for Statement of Qualifications for Development of Residential Housing (RFSOQ 2013- 001). We are proud to provide a proposed solution to the housing needs at the University in these early stages of its development when support is so critical. We are excited about the impressive team we have assembled and the opportunity to develop and operate the inaugural residential housing facility on the campus of Florida Polytechnic University.
Our team of Vestcor Communities, Inc., Skanska USA, Ambling Management Company and PQH Group provides the University with a collective group of experience in student housing development that will result in the on-time delivery of a first-class student housing facility that we will all be proud of.
Should we be selected, we will embrace this opportunity to be a partner in what will be a successful institution of higher learning.
Sincerely,
William L. Morgan President Vestcor Communities, Inc.
www.vestcor.com
Page 1 of 74
EXHIBIT A – PROPOSER SUMMARY SHEET
Exhibit A – Proposer Summary Sheet
Proposer Name: Vestcor Communities, Inc.
Proposer Address: 3030 Hartley Road, Suite 310 Jacksonville, FL 32257
Proposer FEIN: 56-2312405
Proposer DUNS Number: 80-685-2526
Proposer Contact (for purposes of this RFSOQ): Will Morgan, President Vestcor Communities, Inc. 3030 Hartley Road, Suite 310 Jacksonville, FL 32257 Phone: 904-288-7810 Mobile: 904-333-1652 Fax: 904-260-9031 [email protected]
Proposer Team Members (if applicable) (financing, design, construction, operation):
1. Vestcor Communities, Inc. Developer Will Morgan, President 3030 Hartley Road, Suite 310 Jacksonville, FL 32257 Phone: 904-288-7810 Mobile: 904-333-1652 Fax: 904-260-9031 [email protected]
2. PQH Group Architect – Design and Build Services Ricardo E. Quinones, AIA, LEED, AP BD+C 4141 Southpoint Drive East Jacksonville, FL 32216 Phone: 904-224-0001 Mobile: 904-635-1240 Fax: 904-224-0023 [email protected]
Page 2 of 74
3. Skanska USA General Contractor Matthew Gilbert, Senior Vice President 511 Grove Park Dr. Orlando, FL 32801 Phone: 407-428-0114 Mobile: 407-873-1121 [email protected]
4. Ambling Management Company/Ambling Student Housing Property Manager Kimberly A. Barkwell, President 110 Ministry Drive, Suite D Irmo, SC 29063 Phone: 866-777-7228 Fax: 229-219-6701 [email protected]
Page 3 of 74
TAB 2 – FINANCIAL INFORMATION
Financial Information
Over the past 30 years, The Vestcor Companies (Vestcor), or affiliates of Vestcor, have procured and participated in excess of $200,000,000 of equity used to acquire, renovate, develop and operate multifamily communities. Throughout this period, Vestcor has built strong relationships with financial institutions and individuals who have invested in these communities. These relationships have enabled Vestcor to raise private funds necessary to develop the residence hall at Florida Polytechnic University.
Attached are the audited financial statements of Vestcor Communities, Inc. (VCI), the Proposer for this RFSOQ. VCI is the student housing development entity for Vestcor. VCI earns development fees during the development process and earns asset management fees during operation of the community. Vestcor also has several other entities, like VCI, that are involved in development, brokerage, and management in other real estate areas. All apartment communities developed by VCI and other Vestcor affiliates are owned in individual limited partnerships. There are currently twenty-five such partnerships, and an affiliate of Vestcor controls and has a significant financial interest in these partnerships. While VCI and other Vestcor affiliated entities similar to VCI are expected to generate a positive cash flow, all of the value and cash flow of the apartment communities for Vestcor is in the limited partnerships. It is not the regular practice of Vestcor to combine the balance sheets, operations, and cash flows of all the Vestcor related entities with footnotes and due to the time constraints of the RFSOQ, we were not able to provide this combination. However, a summary of the estimated fair market value of the assets and equity, revenue, net operating income, and cash flow of the twenty-five affiliated partnerships that own the apartment communities is as follows:
Fair Market Value of Assets: $325,000,000 Equity: $52,000,000 Revenue: $44,000,000 Net Operating Income: $20,000,000 Cash Flow: $6,000,000
Page 4 of 74 Page 5 of 74 Page 6 of 74 Page 7 of 74 Page 8 of 74 Page 9 of 74 Page 10 of 74 Page 11 of 74 Page 12 of 74 Page 13 of 74 Page 14 of 74 The Vestcor Companies 3030 Hartley Road Suite 310 Jacksonville, Florida, 32257 T 904-260-3030
F 904-260-9031
October 4, 2013
Mr. John T. Gray Director of Special Projects Florida Polytechnic University 439 S. Florida Avenue, Suite 300 Lakeland, Florida 33801
Financial Certification
Dear Mr. Grey,
I, William L. Morgan, as President of Vestcor Communities, Inc., certify that this Statement of Financial Capability, including all attachments, is true and correct to the best of my (our) knowledge and belief. The Florida Polytechnic University is authorized to verify any information contained herein.
Sincerely,
William L. Morgan President and Secretary Vestcor Communities, Inc.
www.vestcor.com
Page 15 of 74
TAB 3 – CORPORATE QUALIFICATIONS
Corporate Qualifications
Founded in 1983, The Vestcor Companies (Vestcor) is one of Florida’s largest owner/developers of multifamily communities. Drawing on over 30 years of real-estate development experience, Vestcor continues to be a leader in the areas of multifamily investment, development, and management services. Throughout its history, Vestcor has developed and constructed more than 11,000 multifamily rental units and 100,000 square feet of commercial space. The company’s real-estate developments have spanned the market demographic, including affordable tax-credit and conventional apartments, historic renovations, luxury high rise and affordable condominiums, and purpose-built student housing communities.
Most recently, Vestcor Communities, an affiliate of The Vestcor Companies, has leveraged Vestor’s multifamily experience in the design, development, and asset management of purpose- built student housing communities. The design of these communities allows us to deliver a very cost effective floorplan that is spacious yet efficient while still offering the most well-amenitized product in the market. Each product developed has received a tremendous reception in each respective market and continues to be operated as a best-in-class property.
For this proposal, we have teamed with several key business partners, each of which brings a long history of proven success in the multifamily student housing industry, including a prior track record of working together to deliver successful projects on time and within budget. Our development team members include PQH Group (Architect) and Skanska USA (General Contractor). Working collectively to provide a cohesive blend of creativity, problem solving and practicality, our development team will deliver this project on time. We have partnered with Ambling Management Company to provide property management services.
Page 16 of 74 PQH Group Corporate Headquarters Jacksonville, Florida At PQH, we strive to create exceptional environments, exceed our client’s goals and enhance the user’s quality of life.
Everyday experiences in our evolving society serve as our source of inspiration for design. Our staff draws from this collective experience, keeping our ideas fresh and innovative. After over twenty seven years of practice, we understand the extraordinary level of responsibility each one of our projects holds; that long after completed, it continues to serve our client’s ever changing needs. Fast Facts... •Established in 1982 PQH Expertise... •LEED Accredited Our multi-disciplined team of qualified design professionals has been honored to work with clients, both •Registered in 10 States public and private, from across the country. As a whole, •MBE State Certified our knowledge spans the areas of Commercial, •FDOT DBE Certified Student Housing, Senior Living, Multi-Family Housing, •Registered Contractors Mixed-Use, Medical, Educational and Religious facilities.
As trained problem-solvers, we provide design and construction solutions to meet our clients’ needs, be it a complex program, limited budget or even building for future growth. To consolidate the decision process, we offer the following in-house services:
Programming, Master Planning, Architectural Design, Interior Design, Space Planning, Building Rehabilitation including Construction Services.
Firm Principals as pictured left to right: Ricardo E. Quiñones, AIA,LEED RAP ; Jose M. “Pepe” Perez, AIA, CGC, LEED RAP, Centrally Located... President & CEO; and Robert D. Hoenshel, AIA., LEED RAP PQH Group, Inc. is centrally located in Jacksonville’s Southpoint Busi- ness District, just off the I-95 and JT Butler interchange. We are minutes from downtown and the beaches, and just a short drive from the Jack- sonville International Airport. For more information, you can contact us at:
4141 Southpoint Drive East, Jacksonville, FL 32216 (904) 224-0001 (fax) 224-0023 www.pqh.com
Page 17 of 74 Skanska USA Building Overview
Our history Our financial strength Incorporated in New York since 1971 Revenue of $5.8 billion in 2012, representing 30 Four U.S. business units: USA Building, USA Civil, percent of Skanska’s global revenue Infrastructure Development North America, and Equity of $770 million USA Commercial Development Strong bonding capacity of $7.5 billion 39 offices across the country More than 8,300 U.S. employees More than 440 LEED® APs and more than 125 Our investment projects that have achieved or are seeking LEED® Plan to invest approximately $1 billion in certification commercial development properties in U.S. cities 6th largest general building contractor by revenue over the next five years (ENR) $1.4 million donated to local charitable initiatives Excellent safety record - in 2012, the average in 2012 industry contractor had more than five lost time Approximately $180 million in U.S. and state incidents for every one experienced at Skanska USA corporate taxes paid over the last five years Among the first U.S. construction firms to have More than 46 million man-hours put in place all operations certified under ISO 14001, a global annually standard for environmental performance
39 Skanska USA Office Locations
Portland, OR Seattle, WA
Chicago, IL Kalamazoo, MI Evansville, IN Detroit, MI
Cincinnati, OH Boston, MA
New Haven, CT New York, NY * Carteret, NJ Parsippany, NJ Philadelphia, PA
Washington, DC * Los Angeles* Cape Charles, VA Downtown Oakland, CA Virginia Beach, VA West Los Angeles Durham, NC Charlotte, NC New York* Nashville, TN New York City Los Angeles, CA* Maspeth Queens Riverside, CA Atlanta, GA Cortez, CO Phoenix* Orlando, FL Tempe Phoenix, AZ* Peoria Dallas, TX Houston, TX Tampa, FL San Juan, PR San Antonio, TX Ft. Lauderdale, FL Washington DC* Alexandria, VA Harlingen, TX Arlington, VA Rockville, MD
Page 18 of 74 Florida Polytechnic University Innovation Science and Technology Building Unique Skanska Advantages
Skanska o!ers a broad array of relevant University housing Understanding of adjacent property- we have a close experience, a high performing team that is already intimately relationship with Williams Company, the owner of the familiar with the unique characteristics of the project site, and a majority of the surrounding property. project management/design management platform that optimizes value throughout the delivery of the facility. Established working relationship with the civil engineers of record, Anderson Lane and Chastain Skillman (who also Our team has been involved with the development and building performed all site surveying and layout). of the Phase 1 Classroom facility since early in design, and our “collaborative experts” approach has been key to delivering the Understanding of site access- we developed and execute all design intent and programming goals within the framework of the logistics plans. original budget. We have a culture of mutual accountability and respect for all team members, with the objective of delivering on Control of the Site: It is not e#cient for another contractor all of the goals of the client. We will continue this same approach to be on site working in an area that we control and that has on the delivery of this most important project that will support to be "nished as part of our contract. We can better control the development of the campus and the student experience. Our the use of the housing site and its associated logistical familiarity with the master plan goals and our experience on the issues, including laydown, parking, work areas, etc. $is is classroom building – especially as it relates to driving value into the especially important on this project because of the extreme process of delivering the design – puts us in a unique position to schedule constraints and probable necessity for shi% work. be able to carry forward all of this knowledge to our development partners and bring to fruition the right solution for this very Subcontractor E#ciency: It will be possible to achieve important "rst phase of the housing program for the University. best value pricing from the subcontractors that are already on site by taking advantage of supervision, other general Our team’s unique knowledge, which will enable us to seamlessly conditions costs and equipment (i.e. site subcontractor, for deliver the project by early August, 2014, includes: example).
Understanding of the subsoil conditions and the General Conditions costs will be minimized because we are rami"cations on design, cost and schedule. already established on site. A new contractor coming onto the job will have to mobilize from scratch. Understanding of the in place-utilities. Our team installed all of them including site gas, TECO electric, Brighthouse Overall risk, cost, quality and schedule will be better and Verizon phone and internet services. optimized by our existing team, which has already demonstrated the ability to manage and deliver a complex Understanding of permitting agencies- we know our project with mostly local subcontractors, suppliers and SWFWMD person, we know the City of Lakeland labor. permitting authorities and inspectors, we know the Fire Marshall, and most importantly, we have a very close working relationship with Tom Browning, FPU’s Authority that has jurisdiction over the site. Florida Polytechnic University - Development of Residential Housing Relevant Experience Page 19 of 74 Established in 1997, Ambling Management Company (AMC) is one of the nation's most successful and experienced managers of student housing communities. AMC offers a proven track record and invaluable experience in the student housing industry having directed more than 100 new construction lease-ups across the country in a wide vari- ety of project sizes, university settings and market conditions. Their current portfolio consists of 31 student housing properties in 17 states comprising nearly 19,000 beds in addition to 154 market rate and affordable properties comprising 13,040 units in seven states, totaling 185 properties. These properties represent 33 universities and more than 70 owners across 19 states - all supported by over 900 employees.
Every decision, every strategy, every working moment is centered around two funda- mental questions. How can we increase NOI? And how can we enhance the value of the asset? We take a hands-on, entrepreneurial approach, utilizing the broad range of tools and talents at our disposal. Our management team is finely calibrated to assess, then act, making improvements in a variety of ways. From employing pinpointed marketing, to utilizing cost-effective resident retention programs, from cutting costs in one area to investing in another, all while ensuring resident satisfaction.
We have the systems in place and the depth of experience to quickly develop a strat- egy and plan of action to execute a successful lease up within the critical time period during the academic year even while a new project is under construction. In addition, AMC offers extensive experience in developing and implementing Residence Life Pro- gramming that complements the mission of our clients and student residents and look forward to working with the New Jersey City University (NJCU) to develop a custom solution for this new project.
AMC has adopted a multi-faceted approach to resident programming, blending current student development models and theories. The overall emphasis of the Residential Life Program is to support the academic enterprise through the creation of a healthy living-learning environment which promotes academic and personal enrichment both in and out of the classroom. Our student-centered communities provide accessible resources and promote collaborative efforts with the University that are critical to student success. Programming is developed to complement and supplement the pro- grams already offered by the University in order to meet the specific needs of the students residing in a particular residence hall or apartment community.
As a third-party management firm, AMC is keenly focused on customer service to our clients in order to promote long-term value, asset preservation, and cost efficiency. AMC offers a full range of management services and solutions including superior prop- erty operations management, lease-up management, financial services and reporting, facilities maintenance and operation, residence life programs, acquisitions and due diligence services, professional development and training as well as strategic business and marketing plan development and implementation.
Every university, owner, and financial institution we have the privilege to serve is unique and our continued success is based upon our flexibility to work in a constantly changing environment. AMC believes the most important aspect of providing global business and human capital solutions is to understand the needs of our client, execute our duties as assigned within the management agreement, take care of our residents and be the best relationship managers in the business.
Page 20 of 74
TAB 4 – EXPERIENCE & PAST PREFORMANCE
Experience and Past Performance
Vestcor Communities has assembled a team that is well qualified to meet all of the Project’s requirements, including having it available for residents to occupy on August 20, 2014. The members of our team, each industry leaders in their respective fields, combine to provide many years of experience and a proven track record in the design, development and construction of student housing communities as well as intimate knowledge of the FPU campus and housing site. Our team also brings a proven track record with one of the leaders in property management to ultimately operate the community efficiently and effectively to ensure a safe, enjoyable atmosphere for all residents.
Vestcor and PQH Group have a history of working together for over 25 years on the design and development of multifamily communities, including each of the student communities developed by Vestcor Communities. A long history of working together with attention to detail and a clear vision for design results in efficient design decisions and ultimate execution of a project. Included on the following pages are representative projects developed by this design and development team each of which were delivered on time and within budget.
Skanska, one of the largest construction companies in the world, is currently the construction manager for the Florida Polytechnic University’s Innovation Science and Technology Building project. Their Residence Hall construction team will easily coordinate all activities with the Academic Building team. This collaboration and knowledge will translate into quick decision making, resulting in a more efficient team and a shorter schedule. Included on the following pages is a representative selection of Skanska’s vast University housing experience.
Ambling Management Company (Ambling) is one of the industry's most experienced managers of student housing communities. Ambling offers a proven track record and invaluable experience in the student housing industry having directed more than 100 new construction lease-ups across the country in a wide variety of project sizes, university settings and market conditions. Ambling has the systems in place and the depth of experience to quickly develop a strategy and plan of action to market and ultimately manage this property. In addition, Ambling offers extensive experience in developing and implementing Residence Life Programming that will complement the mission of the University. Included on the following pages are four on- campus properties managed by Ambling, which are representative of their portfolio of over 6,600 on-campus beds managed.
Page 21 of 74 The Flats at Kernan Jacksonville, FL
Construction Cost: $26,000,000
Size: 223,000-SF
Completion Date: 2009
Architect: Ricardo Quinones PQH Group Located directly across from the campus of The University of North Florida, this $26 million
Management Company: student housing community was the first of the Flats’ luxury student living brand developed Ambling and owned by Vestcor. This purpose-built student housing development is a 192 unit 480 bed facility with a separate 10,000 SF Community Center that caters to students enrolled at Reference: the University of North Florida, Florida State College, and Florida Costal School of Law. John Delaney, President Buildings at this community were delivered in less than 8 months from foundation prepara- University of North Florida tion to final certificate of occupancy. This property is currently 98% occupied. 1 UNF Drive J.J. Daniel Hall Suite 2800 Quote from UNF President John Delaney on the development of The Flats at Jacksonville, FL 32224 Kernan: (904) 620– 2500 “As the University of North Florida continues to grow, both in size of the student body and [email protected] the size of the campus, private businesses surrounding UNF become key to its success”.
The Flats at Mallard Creek Charlotte, NC
Construction Cost: $16,400,000
Size: 163,500-SF
Completion Date: 2010
Architect: Ricardo Quinones PQH Group This $16.4 million development was the second of Vestcor’s student housing communities
Management Company: and had aggressive deadlines that were met for August 2010 move in. This 131 unit 386 bed Ambling student housing community was built in less than 12 months, including sitework. Working closely as a team with PQH Architects and our general contractor through the entire project, Reference: we were able to stay ahead of schedule and even incorporate features into our community at Phillip Dubois, Chancellor a nominal cost that would otherwise be considered upgrades. The community opened for UNC Charlotte the Fall 2010 semester with a tremendous reception by the students at University of North 9201 University City Blvd. Carolina – Charlotte. Located less than 1/3 mile from campus, this property has consistently Charlotte, NC 28223 (704) 687-5727 remained fully occupied since opening in 2010. [email protected]
Page 22 of 74 The Flats at Campus Pointe Charlotte, NC
Construction Cost: $10,300,000 Size: 115,000 SF Completion Date: 2012 Architect: Ricardo Quinones PQH Group The sister property to The Flats at Mallard Creek in Charlotte, NC is a 99 unit, 183- bed stu- Management Company: dent housing community which is also located less than 1/3 mile from campus. This project Ambling also had construction timeline challenges to overcome. Working through a harsh winter that was immediately preceded by 75 rain days during sitework, vertical construction started in Reference: December 2011 and we received our Certificate of Occupancy on August 13, 2012. Since Richard Laliberte opening in 2012, Campus Pointe has also remained fully occupied. The occupancy of our Real Estate Director UNC Charlotte properties is a testament to the ongoing sense of community that has been developed by 9201 University City Blvd. Vestcor and Ambling. Charlotte, NC 28223 704 687 0560 [email protected]