KITSON

- & PARTNERS -

Lee Civic Center Rec:levelopment

Opportunity
ITN20041 OANB
January 2021
 COVER PAGE: Introduction

Project ITN Number and Name: ITN20041 OANB - Lee Civic Center

Respondent's Name & Address: Kitson & Partners Communities Acquisitions, LLC

4500 PGA Blvd, Suite 400

Palm Beach Gardens, FL 33418

Respondent's Contact Person & Information: Lucienne Pears

Phone: 941-235-6900
Fax: 941-347-4881
[email protected]

How many years has responder been in business under present name?

Under what other former names has your organization operated?

Kitson & Partners Communities Acquisition, LLC, a Delaware limited liability company, authorized to transact business in the State of Florida
(KPCA), is a wholly-owned subsidiary of Kitson-Evergreen, LLC, a Delaware limited liability company, operating under the name of "Kitson &
Partners." KPCA is a sister entity of Babcock Property Holdings, LLC, the developer of Babcock Ranch Communities. Kitson & Partners traces its
roots back to Gale & Kitson, LLC, originally organized in the State of New Jersey in the early 1990's and in Florida in 2001. Kitson-Evergreen was
formed in 2006, with KPCA being formed in 2008 and qualified to transact business in Florida in 2013 .

KITSON
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 TAB 1
QUALIFICATIONS OF COMPANY

KITSON
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 Executive Summary
- -

Kitson & Partners has a 25-year track record as one of Florida's leading developers, with a focus
1

1 on place-making, sustainability and environmenta_I stewardship _ _

• Fully- integrated private real estate operating company focused on the Florida market

• Seasoned management team provides exceptional experience, engagement and access within Florida

• 25-year track record of working in partnership with institutional capital

• Unique opportunity to capitalize on the outsized demographic and economic growth in Florida

• Consistent and predictable investment approach, with senior team members averaging 13 + years tenure with
Kitson & Partners

Babcock Ranch Talis Park Bay Pines Plaza Del Mar

(master planned community) (master planned community) (master planned community) (retail shopping center)

KITSON
- &:PARTNERS-
 Mission Statement

Welcome to those of you who believe, as we do, that life is too

short, and the earth is too precious, for mediocrity. That people
and nature are inseparable. That the world is changing fast and in
need of bold new ideas. And that it takes a strong team and
innovative partnerships to rise to these challenges.

We are Kitson & Partners. Game changers. Value cultivators.

Creators of extraordinary environments that enrich the human
.,
expenence.

KITSON
- &PARTNERS-
 Florida Focused Developer, Owner, Operator

Vertically integrated developer, established in 1992

Master developer of Babcock Ranch since 2006 inception

Long-term track record of placemaking

Seasoned management team with diverse skill sets

Diversely Talented and Influential Advisory Board

Lawrence Burns Jeb Bush Peter Rummell William Smith Will Weatherford
Former Head of 43rd Governor of Florida Former Chairman of Walt Former Head of Morgan Former Speaker of Florida
GM R&D Disney lmagineering Stanley Realty House

KITSON
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 Strong Financial Profile
-

', Kitson & Partners has been joint venture partners with Evergreen Investment Advisors for 15 +
years _ _ _
• Evergreen Investment Advisors LLC ("EIA") is an investment manager formed in 2005 by M3 Capital Partners
("M3") and a large U.S. pension fund investor to manage a real estate private equity investment platform

• M3, EIA's parent company, is a global real estate investment banking and advisory firm specializing in creating,
investing in and advising specialized real estate companies

• Evergreen currently manages over $5.7 billion of institutional equity for real estate investment globally

• Since inception, Evergreen has invested in 13 specialized real estate companies in the U.S., Europe, Asia,
Australia and South America

• Evergreen's strategy targets entity-level investments in specialized, private real estate companies that have
attractive long-term prospects for outperformance

• Evergreen made material entity-level equity investment in Kitson & Partners in 2006

Ml~ ~
KITSON
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CAPITAL
PA RT'.'11 EHS
EVERGREEN
 Track Record of Placemaking

• Fort Myers MSA • 18,000 acres

• New-town development • 19,500 residential units
• commenced
Initial phase of development
4Q15 • 6M sq ft commercial
• Naples • 452 acres
• Ultra-luxury golf community • Greg
576 residential units

• Norman-Pete Dye golf course

• Substantially complete • Home price average >$1.0 million

• St. Petersburg • 330

60 acres
• 56 single
apartment units
• Coastal, in-fill mixed-use development • 221,000 sqfamily homes

• Completed 2017 • 121-key hotelft retail

•
• West Palm Beach • 1,900 acres

• 32, 104 residential units

• Amenitized golf club community • golfNicklaus-family
courses
designed

• Completed 2010
• Home prices $250k-$2M
• 11 retail shopping centers • 1.SM sq ft
• Central and South Florida • Weighted Average Lease Expiration =
5.3 years
• Significant value-add upside

KITSON
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 Centrally Located

• Centrally located between Port Charlotte and Southwest Florida International airports, in the Fort Myers MSA

• Squarely in Southwest Florida's path of growth

• Storm safety ~ 15 miles inland and 30 ft above sea level, making Babcock Ranch a storm resilient community

• Surrounded by 130k+ acres of preserve

Babcock Ranch Location SW Florida Path of Growth

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BABCOCK RANCH ,,.
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@TOWN

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MEXlCO Southwest Florida
International Airport
(8.8mm annual

l_~~~~~~~~~-=~~~~i'.jiil~'i!ii""~pa:s:s:en~g~:~~~}~~~

KITSON
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 Today
- -

Babcock Ranch is positioned for continued success

1

• Initial Phase of development commenced in 04 2015

3 U.S. public homebuilders (Lennar, Pulte, and Meritage) and 6 leading

regional I local homebuilders across 6 active neighborhoods !l<o!DOf
€to1og:a Research Center
p,.i.
laviHlr OemJty Restdantial
Significant in-place amenities and services (Founder's Square, wellness Mode<ale Dens<ty R.-111131

center, restaurants, convenience store, etc.)

Nearly 1OOk sq ft of existing amenities and commercial development, along

with -83k sq ft Publix-anchored shopping center that broke ground in
August 2020

• 1,037 of 19,500 homes sold at an average price ("ASP") of $336k, currently

housing 2,250+ residents

• Babcock Ranch also owns and operates the water I wastewater utility (Town &
Country Utilities), centralized community amenities (Founder's Square), and
sod and waste management businesses.

• 150-MW on-site solar plant as well as 10-MW of solar-to-battery storage

operational today with Florida Power & Light

• Babcock Neighborhood School (public charter) opened in 2017, with-425

students enrolled today

KITSON
- - &PARTNERS-- General: Data as of 9130120
 Top 34 Master-Planned Community
-

SALES
HANK MPC MSA (CITY, STATE) DE\•ELOF'ER - -
2020 2019 70'1
• As of December 2020, - -

The Villages The Villages (The Villages. Florida) The Villages 2.452 2.~ 9 l'I.
Babcock Ranch ranked
number 34 in the country. 2 Lakewood Ranch North Port-Saraso<a-Bradenton !Sarasota, Florida) Schroeder-Manatee Ranch, Inc. 2,149 1,MB J-O"lt

based on RCLCO's top 3· Summerlin Las Vegas-Henderson-Paradise !Las Vegas. Nevada) Howard Hughes Corporation 1.456 i.:m 1o·r.
selling master-planned 4 Wellen Park North Port-Sarasota-Bradenton !Venice. Florida) Wellen Park LLLP 1,415 1,273 11%
(formerly West Villages)
communities
5 Daybreak Salt Lake City {South Jordan, Utah) Daybreak Communities 1,055 1li3 10'111
ti Valley Vista Las Vegas-Henderson-Paradise {North Las Vegas. Nevada) D.R. Horton 1,017
Babcock Ranch is among the
7 Cane Bay Plantation Charleston-North Charleston !Charleston. South Carolina) Gramling Brothers 996 628 59%
fastest growing
communities in the country 8 Nocatee Jacksonville !Ponte Vedra. Florida) PARC Group 925 909 2%
Sales increased 121% YOY s Bridgeland Hous1on-The Woodlands-Sugar Land !Cypress. Texas) Howard Hughes Corporation 873 734 19%
10· Cadence Las Vegas-Henderson· Paradise (Henderson, Nevada) The LandWell Company 849 753 13%
1t Bitl'll!lgrif' Houston-The Woodlands-Sugar Land (Houston, Texas! Land Tejas Ml 467 8D'fi>

1z Tartesso Phoenix-Mesa-Scottsdale !Buckeye, Arizona) D.R. Horton 828 5!1~ 52%

13 Verra do Phoenix-Mesa-Scottsdale !Buckeye, Arizona) OMS Associates 809 602 34%
14 Eastmark Phoenix-Mesa-Scottsdale !Mesa. Arizona) DMB Associates & Brookfield 786 1,011 -22%
15 Sienna Houston-The Woodlands-Sugar Land !Missouri City, Texas) Johnson Dev. / Toll Brothers 773: 517 50%
1.S Viera Palm Bay-Melbourne-Titusville !Melbourne, Florida) The Viera Company m 500 45%
West Palm Beach-Boca Raton-Delray Beach
l1 WeS11~~·e
!West Palm Beach. Florida)
Minto Communities m
18t Estrella Phoenix-Mesa-Scottsdale (Goodyear. Arizona) Newland Communities 645 452 n3%
18t Lake Nona Orlando-Kissimmee-Sanford (Orlando, Florida) Tavistock Development Co. U5 ~68 36%

Latitude Margaritaville Deltona-Daytona Beach-Ormond Beach

111! !Daytona Beach. Florida)
Minto Communities 6,~5 437 W%-

21 Santa Rita Ranch Austin-Round Rock (Liberty Hill, Texas) Mariner Real Estate Dev. 6-.1 :in 72%
22 River Islands Stockton-Lodi !Stockton. California! River Islands Development 640 410 56%
23 Tamarron Houston-The Woodlands-Sugar Land {Katy, Texas) D.R. Horton 618 .329 88%
241 Union Park Dallas-Fort Worth-Arlington !Little Elm, Texas) Hillwood Communities 607
2-~ Wood Creek Dallas-Fort Worth-Arlington (Fate, Texas) SouthStar Communities 607 401 li1%
26 Banning Lewis Ranch Colorado Springs (Colorado Springs, Colorado) Oakwood Homes 600 371 ~

271 lnspirada Las Vegas-Henderson-Paradise !Las Vegas. Nevada) lnspirada Builders LLC 5115 645 . 8'11,

271 Sunfield Austin-Round Rock (Buda, Texas) Scarborough Lane 595 314 a~·.

~ Great Park Neighborhoods Los Angeles-Long Beach-Anaheim (Irvine. California) Five Point Communities 580 553 5%
30t Easton Park Austin-Round Rock (Austin. Texas) Brookfield Residential 573 303 8:9"~

30t Ontario Ranch Riverside-San Bernardino-Ontario (Ontario. California) Multiple Developers* 513 788 ·21'l<
32 Silverado Dallas-Fort Worth-Arlington (Aubrey, Texas) D.R. Horton 561
33· Tradition Port St. Lucie (St. Lucie, Florida) Mattamy Homes 552 457 210,:,

34 Babcock Ranch Punta Gorda (Punta Gorda. Florida) Kitson and Partners ~~g 244 1~1~

l15, Starkey Ranch Tampa-St. Petersburg-Clearwater (Land 0 Lakes. Florida) Wheelock Communities 534 450 1!!~

KITSON
- -&:PARTNERS-- Source: RCLCO.
36 Valley Ranch San Antonio-New Braunfels (San Antonio, Texas) D.R. Horton 526 330 ~PM
 Project Overview
-

Overview Highlights ' Location

Talis Park is a substantially-developed luxury One of the last development opportunities in Ideally located near some of Naples' most
residential and country club community the highly desired and supply constrained prestigious beaches, including Vanderbilt
located in Naples, Florida North Naples submarket Beach and the scenic shores of Delnor-
Wiggins State Park
• Comprised of+/ - 461 acres that is currently • Single family lots sold to local and regional
approved for up to 799 residential units and custom homebuilders ·• Located in North Naples on Livingston Road (a
planned for 608 units primary north/south thoroughfare)
• Lennar I WCI (among others) developing condo
• Created in the distinctive image of the Tuscan parcels • Only 20 minutes from Southwest Florida
countryside having piazzas, courtyards, fountains, [nternational Airport and 10-15 minutes from
• Tai is Park won 2016 Sand Dollar Awards for Best
water features and lush gardens top-quality beaches, shopping, dining, cultural,
Land scaping, Best Website, and Best Television
• Avg. Home Price: >$1 M ($700K-$5M) Commercial and entertainment venues

• Golf memberships: 325 • Project is substantially sold out, with only two • For the location, quality of the homes and
parcel s remaining to be sold/built amenities in golf and more, Talis Park represents
• Focal point of the community is the private 18- one of the most remarkable options for home
hole Greg Norman & Pete Dye designed buyers in Southwest Florida
championship golf course, one of only two in the
world designed by the pair

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 TAB 2
PREVIOUS DEVELOPMENTS, RELEVANT
EXPERIENCE & REFERENCE

KITSON
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 Previous Developments, Relevant Experience

Babcock Ranch
Address: 42850 Crescent Loop, Babcock Ranch, FL 33982

Timeline: See page " Babcock Ranch Historical Timeline"

Role: Landowner, master developer of infrastructure, developer and operator of Town & Country Utility (water, wastewater, and reuse
(irrigation) water facility), developer and property manager of retail developments, manage agricultural land, owner and operator of Ecologic
Waste Management

Talis Park

Address: 16475 Tai is Park Dr, Naples, FL 34110

Timeline: K&P acquired partially developed Talis Park in 2011 and anticipates selling out of the community over the next several years

Role: Master developer, centralized sales operation and golf club management

Ibis Golf and Country Club

Address: 9055 Ibis Blvd, West Palm Beach, FL 33412

Timeline: completed in 2010

Role: Master infrastructure development and golf course management

Plaza Del Mar (Redevelopment)

Address: 201-280 S. Ocean Blvd, Manalapan, FL 33462

Timeline: Acquired in 2006 and redeveloped in 2018 by constructing a new 28K sf Publix

Role: Owner, property manager, construction manager and vertical developer

KITSON
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 Historical Timeline
January 2018
Significant time and resources have been invested to date ... • Aulonomous vehicle
shuttle system launches
March 2018
March 2017 June 2020
• Babcock Ranch "Grand
• Founder's Square and model homes open Opening" • Babcock Ranch
July 2005
August 2018 named to Top 50
• Commitment to July 2007 August 2017
MPC list (#39)
purchase 91,000 • ISO approved 1 • Babcock Neighborhood School (BNS) opens • BNS permanent school
acre Babcock opens (500 student September 2020
July 2010 with 156 students
Ranch December 2007 capacity) • Broke ground on 83K
" ORI approved 2 November 2017 sf Publix-anchored
shopping center

July 2006 April 2009 November 2015 March 2019

~ Babcock Ranch purchase closed " Florida Power & • Ground breaking on initial phase of development • Ground breaking on 2nd phase of solar array
• 73,000 acres sold to State of Florida for Light contract • 1,100 residential units, water I wastewater utility, (additional 75-MW; 150-MW total)
permanent preservation executed (75-MW and Founder's Square amenities July 2019
solar facility)
~ Entitlements received for 19,500 homes • 440-acre I 75-MW solar array • Meritage joins builder program
and 6mm sq ft of commercial September 2019
development
• BNS achieves enrollment of 425 students

2006 2016 2019

Independent Special District allows Babcock Ranch to issue tax-exempt bonds to finance infrastructure development.
Development of Regional Impact ("DRI") approval is a State of Florida approval of the resolution and m i~gation of regional impacts to the project.

KITSON
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 Bay Pines Case Study

Bay Pines was originally developed in the early 1940's as a 570-unit Mobile Home Park
and remained in regular operation until 2006. Kitson & Partners (K&P) acquired Bay
Pines in .August 201 O. K&P created a mixed-use development plan .a nd compJ.,e ted a
comp r ehensive la nd plan use chang·e and a rezoning of the property.
1

Project Info:
o 60 acres
o 386 residential units (330 APT's, 56 SFH's)
o 261,063 commercial sq. ft.
o 121 room hotel

After all approvals were obtained, K&P executed on a true mixed-use/multipurpose destination encompassing
retail, residential, hospitality, and dining:.

o 15.8 acre apartment parcel sold to Contravest

o 8.5 acres parcel sold to KB Homes
o 18.2 acre parcel sold to Wal-Mart
o 2.1 acre parcel sold to MPH Hotels
o 3.4 acre outparcel tract developed and retained by K&P

KITSON
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 Bay Pines Case Study

Aerial - Facing North (Pre-Development) Aerial - Facing South (Pre-Development)

Current Site Plan Property Aerial

KITSON
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 Plaza Del Mar Case Study

Plaza Del Mar

(Redevelopment)
Address: 201-280 S. Ocean
Blvd, Manalapan, FL 33462

Timeline: Acquired in 2006 and

redeveloped in 2018 by
constructing a new 28K sf
Publix
Before
Role: Owner, property After
manager, construction
manager and vertical
developer

During After

KITSON
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 Experienced Senior Management Team with Complementary
Skill sets
• Responsible for helping to set the strategic direction of Kitson & Partners, with direct
Tom Hoban responsibility for all finance and investment activities
President & CIO • Prior experience includes: Vice president of U.S. Acquisitions at Morgan Stanley Real Estate
Fund (MSREF)

11
Responsible for development and construction activities
Al Doughtery
COO, Communities
• Prior experience includes: VP, Development for WCI Communities; President/ Owner,
Division Principle Design & Development and The Principle Group; Deputy Secretary, Land and
Recreation for the State of Florida Department of Environmental Protection

Laura Keller • Responsible for strategic marketing plan

SVP, 11
Prior experience includes: VP, Marketing for Park Square Homes; VP, Marketing/ PR for WCI
Marketing & Sales Communities; VP, Sales & Marketing for Elias Brothers Communities; Owner, LVJ Marketing

• Responsible for all legal affairs

Glenn Geiger
• Prior experience includes: Partner, Day Pitney LLP and Co-Chair of firm's Real Estate, Lane Use
SVP,
General Counsel
and Environmental Law practice group (formerly Pitney Hardin), Board of Consultors of new
Jersey State Bar Association's Real Property Probate and Trust Law Section

- - - - ----- -- - - ~ - ~ ------------- -- ---- -- - --- ---- ------- ~~~ -------------- ~ ------ ------ ----- - - ~- ----------~--- - -~ -- ------ - -- -~~ --------
a Responsible for human resources and comprehensive insurance and risk management
Pat Bishop strategy and services
EVP, HR&
• Prior experience includes: Senior Executive, Ecclestone Organization; Senior Executive, OHL
Risk Management
Logistics

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 Multifaceted and Experienced Retail Team
K&P has in-house construction and management team to execute on vertical commercial opportunities

11
Responsible for the implementation of the asset strategy plans for the 1.SM square foot retail
Matt Buehler shopping center portfolio
Vice President- Retail • Prior experience includes: Real Estate Manager, CBRE; Director of Acquisitions & Property
Manager, Noble Properties

• Responsible for ensuring efficiency and effectiveness of the overall financial operation of the
Maria Morales division and tasked with managing the accounting and reporting functions of K&P retail
Controller - Retail
Division • Prior experience includes Director of Property Accounting Services with Walters/Gottlieb
Partners, Inc.

Tim Daher 11
Responsible for design and construction activities throughout the retail portfolio
Construction • Prior experience includes: Senior Project Manager, Regency Centers; Facility Manager, Edward
Manager Jones World HQ Campus

Ryan Tufts • Responsible for property management, center maintenance, and tenant retention
Director - Property 11 Prior experience includes: Regional Property Manager, Weingarten Realty; Senior Property
Management Manager, Noble Properties

• Responsible for all K&P market research affairs

Victor Nazi
• Prior experience includes: Financial Analyst, Kitson & Partners; Market Research Analyst,
Senior Analyst
Kitson & Partners; Bachelors degree in Finance (Magna Cum Laude), University of Florida

KITSON
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 County Right to Evaluate

**Excerpt from page 16, Tab 2 ITN200410ANB- Lee Civic Center:

Provide a statement of understanding that your firm recognizes the County reserves the right to evaluate the
proposing Firm on their past performance and prior dealings with Lee County (i .e., failure to meet specifications, poor
workmanship, late delivery, etc.) as part of their experience criteria.

Response:

KPCA acknowledges and consents to the County's evaluation of this proposal to include prior dealings with the County
and expects that the County will look favorably upon its past dealings, as a bedrock principle of the company is
transparency and integrity.

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 TAB 3
PLAN OF DEVELOPMENT

KITSON
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 Development Plan

KPCA has a unique opportunity relative to the redevelopment of

the Civic Center site. KPCA proposes a complete site
redevelopment with the integration of additional land holdings
held by the K&P group of companies to enhance the total
potential development.

Land ownership information:

• Subject Site: Lee Civic Center

• Owner: Lee County
• Acres: 100

,. K&P Owned Parcel 1:

• Acres: 45.74

• K&P Owned Parcel 2:

• Acres: 8.8

• K&P Owned Parcel 3:

• Acres: 9.31

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 Development Plan - Connectivity
- - ~

----- - ---

• KPCA presents a unique development opportunity

with additional land holdings in the immediate area

• KPCA intends to dedicate additional ROW to

accommodate the expansion of the SR 31 bridge

'• FOOT preliminary designs of SR 31 bridge indicate

a longer fixed span

• KPCA proposes a unique opportunity to provide

pedestrian access to the waterfront,
interconnecting East and West sides of SR 31.

• Expansion of the SR 31 bridge includes

reconfiguring the intersection of Bayshore Rd (SR
78) and SR 31 (Babcock Ranch Rd)

• Primary access to the future development site will

be via the redesigned intersection

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 Development Plan - Visioning and Collaboration
As part of the Master Environmental Resources Permit (ERP)
Vision
for Babcock Ranch, the new town has assumed
The planning and design of the Lee Civic Center site Master
responsibility for a variety of stewardship activities on
Plan should be rooted in Principles and Cornerstones
neighboring preserve lands.
conceived to enhance the living and natural environment.
These elements will provide the foundation for an exceptional
Those responsibilities include both recurring activities for
use today, and a lasting legacy for generations to come.
management of invasive species, and restoration and
mitigation projects such as:
Both the natural and built environments are equally important
• Restoration of historical flow ways/greenways
in order to secure the legacy that will be part of Florida's
• Maintenance of surface water quality
future. For this purpose, it is important to consider that the
• Ecological restoration of disturbed uplands
stewardship of the land will be implemented by the following
• Functional habitat design for wildlife
strategies:
• Enhancement of wildlife corridors
• Caring for the system as a whole, understanding the
Habitat for panther mitigation
fundamental roles and values of both natural systems and
human built environments, and implementing beneficial
Redeveloping the Lee County Civic Center into a mixed-use
land use practices
destination with public amenities will integrate many needs of
Exalting community values and community stability-
daily life including work and commercial activiti_e~, and. .
caring for the health of the land for future generations and
numerous entertainment opportunities. The guiding principle
long-term economic stability
will be to plan a compact, diverse and walkable community
• Emphasizing the importance of human connections with
complementing the surrounding activities and urban
the natural environment for long-term physical, mental,
structure.
emotional, and spiritual health
• Advocating and implementing pedestrian-friendly
This corridor of Lee County is poised for development and
environments, encouraging walking and the use of other
population growth. Currently there is limited access to
means of transportation such as bicycles
commercial and entertainment destination, creating a greater
• Balancing density and implementing urban design patterns
reliance and impact on the transportation
that are conducive to community building
infrastructure. Development of the site through partnership
with Lee County will provide for; jobs, goods, services,
In designing Babcock Ranch, Kitson & Partners created a
entertainment and recreation, centrally located within this
model of conservation and sustainability, restoring the
rapidly growing area .
historic water flow through its 18,000 acres and transforming
existing mining lakes into a series of interconnected lakes for
Establishing an iconic but natural and "of the place" entry that
recreation and scenic backdrops to many homes and
can be seen from a distance will promote a m - -·
amenities.
that builds excitement.
KITSON
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 Development Plan - Potential Uses
KPCA envisions a complete redevelopment of the Lee Civic Center Proposed uses:
site with the removal of all existing structural facilities and amenities.
• Mixed-use Planned Development proposed to include:
Structures to be removed include but may not be limited to:
• Hotel/Resort
One (1) main event center • Restaurant
One (1) Lee Expo Center • Retail
One (1) maintenance building • Office
Three (3) horse barns
• Public Use/ Park
One (1) clubhouse
• Civic Uses
Two (2) Pavilions
• Appropriate parking to accommodate site
Two (2) livestock show rings
Five (5) exterior bathrooms
One (1) R.V. park with electrical hookups " In addition, the opportunity to explore pedestrian
connectivity across SR 31 below the future expanded Wilson
Piggot Bridge originally constructed in 1960.
Key points and uses:
• Further, pedestrian and public access to the waterfront could
Preservation and expansion of the existing water quality improvement be a significant additional benefit to Lee County citizens
system is critical. Any redevelopment or future land use of the property utilizing the additional property holding K&P currently owns.
will take into consideration impacts to water quality and incorporate
best management practices related to water quality improvement
*Important note:
• 4-H Youth Development and Mentoring program, and various other
civic functions exist within and operate periodically on the current site. The site is currently zoned Community Facilities (CF) and
Agricultural (AG-2). To allow for the type of development
• KPCA proposes working collaboratively with Lee County and 4-H proposed, KPCA proposes working jointly with Lee County to
to attempt to locate a comparable facility in scope either within the secure MPD zoning of the property.
bounds of the Civic Center site, or on other lands currently held by
K&P, including but not definitively, Babcock Ranch.

KPCA proposes to work in collaboration with Lee County to determine

the highest and best use of the property as related to revenue, public
access and amenities and environmental stewardship.

KITSON
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 Development Plan - Inspiration and Examples

Kitson & Partners is focused on creating responsible, forward-

thinking, sustainable residential and mixed-use communities and
retail shopping centers that meet the diverse needs of families,
neighbors, businesses, surrounding communities, and our natural
environment.
Street trees in
Kitson & Partners has a team of seasoned professionals that is landscaped tree
experienced in every aspect of real estate investment, planning, planters, wide
approvals, entitlements, market research, development, sidewalks and
construction, leasing, marketing and sales. inviting
dooryards make
this an appealing
The following provides examples of the types of architecture, uses streetscape.
and infrastructure proposed for the Lee Civic Center site:

These carefully
designed and
well-coordinated
retail buildings,
complete with
varied parapet
heights and a
pleasing mix of
materials and
colors make
these building
design style
appealing for the
site.

KITSON
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 Development Plan - Inspiration and Examples

Pedestrian scale
street lighting,
spill light from
interior spaces,
light from
signage and
strings of
sparkling lights
all add to the
ambiance of this
outdoor dining
area.

Low Impact design strategy captures runoff from the sidewalk and street and filters
water through native plantings.

Native Landscape Planting installed in a formal, manicured fashion

within a public plaza.
Streetscape an<I Foundation Planting in 1ront of multi-use building provide shade for
users and enhance the placemaking aspect of the development.

KITSON
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 Development Plan - Water Quality

ONSITE RETENTION
Any volume of stormwater that can be retained onsite and infiltrated into the soil or reused reduces the
need for infrastructure to transport and treat stormwater as it moves downstream, as well as reducing
the need for irrigation. Treatment through distributed retention is the most effective and perhaps the
most cost-effective means of removing pollutants. It is possible to reduce the size of stormwater pipes
and treatment ponds if adequate distributed retention can be provided through methods such as
bioretention, infiltration cells, or pervious pavements.

Conveyance and pretreatment BMPs - filter strips, vegetated swales

and inlets, baffle boxes and other structures that trap sediment, and
pretreatment with dry retention or detention; and •Water quality
treatment enhancement - specifically constructed wetlands used as a
polishing cell after primary treatment or upstream of an outfall
structure; littoral berms, settling basins, or phyto-zones (vegetation
removes nutrients) within a wet detention pond; or increased effective
treatment time within a detention pond achieved through an increased
flow path created with internal berms and/or changed locations of
inflow and outflow structures.

Preservation of
native species.

KITSON
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 Key Partnerships

Kimley»> Horn LandDesign~

Kimley-Horn is one of the Land Design is an award-winning
nation's premier planning design firm offering urban design, Principle Design and Development
and design consulting planning, civil engineering and is an Architectural Firm that
firms. landscape architecture solutions to combines the most creative and
public, private and federal sector original design solutions with the
clients across the globe. latest technology to provide the
most complete solution for every
client.

HARVARD • JOLLY
.J.RAYMONO ARCHITECTURE
Ci'O !f.i!STR UC:TIG

JRCC is a mid-sized Harvard Jolly Architecture was Mitchell & Stark is licensed as an
general contractor founded in 1938 and today is one of engineering firm, a general
servicing the southeastern the largest firms in Florida offering contractor, an underground utility
United States. services in architecture, interior contractor, a plumbing contractor, a
design and landscape architecture. mechanical contractor, and also as a
class V fire contractor.

KITSON
- - &:PARTNERS--
 TAB4
Plan of Approach

KITSON
-&PARTNERS -
 Plan of Approach
I -- -- -
• Kitson & Partners is incredibly appreciative of being considered by Lee County as a potential development
partner for its land holdings at: 11831 Bayshore Road, North Fort Myers, FL 33917

• K&P has a rich history of partnering with large landowners on long-term development projects and
understands that each deal is unique based on the goals of the partners (not a "one size fits all")

• K&P assumes that the primary goal is to create a structure that maximizes the long-term value of Lee County's
land holdings
• Up-front master planning and strategic planning will drive long-term value
• K&P brings 30+ years of experience and relationships to de-risk overall execution
• Emphasis on place-making given the size/scale and long-term nature of the investment
• Given K&P's background in commercial development, additional value creation by self-performing on vertical development
to create long-term stable income
• Creating alignment of interest is critical in determining the appropriate structure
• Clear understanding of priorities

• Without having a better understanding of the key variables outlined above and a thorough underwriting
complete, it is difficult for K&P to propose a detailed transactionstructure at this time
• Lee County and KPCA to collaborate on goals, priorities, risk/reward, responsibilities and commitments
during the negotiation process should this proposal be accepted

KITSON
- - &PARTNERS--
 Works Closely with Environmental Groups
• Kitson & Partners has worked closely with leading environmental groups and they
played a key part in the planning and development of Babcock Ranch

11 Audubon joined Kitson & Partners, World Wildlife Fund, and Sierra Club, in support
of Babcock Ranch

• Babcock Ranch, with sustainability designed into the entire fabric of the community,
has been certified a Platinum "Florida Green" community by the Florida Green
Building Coalition (FGBC), the leading certifier of green projects in the state.

-· .
-- SIERRA
1000
~ CLUB
,_FRIENDS
0fELORIDA
' . - · .- -· ..... ·-- \.
Audubon

FLORIDA
GREEN
Build it. Live it!

KITSON
- - &: PARTNERS--
I - ~- I

TAB 5
ANTICIPATED PARTICIPATION FROM
THE COUNTY

KITSON
- &: PARTNERS-
 K&P's Core Values & Fundamental Characteristics For Relationships

INTEGRJTY

KITSON
- &: PARTNERS-
 Anticipated Participation from the County

KPCA anticipates collaborating closely with Lee County to reach the highest and best use of the property which will largely determine participation
from the County.

Under this proposed development plan, KPCA requests all documentation regarding historical uses, studies, permits, transactions, citations and any
other information in its possession which is necessary for the comprehensive redevelopment of the site.

It is anticipated that access to the property be necessary, and granted, during the negotiation process so that KPCA may perform any additional
studies or investigations necessary to enter into a contract.

KITSON
- - &: PARTNERS--
 TAB 6
FINANCIAL STABILITY

KITSON
-&-PARTNERS -
 Statement of Ownership and Financial Capability of Kitson & Partners Communities Acquisition. LLG
CKPCA")

The sole member of KPCA is Kitson & Partners Communities, LLC, a Delaware limited company, which is in turn owned by
Kitson-Evergreen LLC, a Delaware limited liability company ("Kitson-Evergreen"). Kitson-Evergreen and its affiliates do
business under the name Kitson & Partners. Kitson-Evergreen is owned by Kitson Investment Partners, LLC, a Delaware
limited liability company ("KIP") and Evergreen Florida Development, LLC, a Delaware limited liability company ("Evergreen
Florida"). Evergreen Florida owns a substantial majority interest in Kitson & Partners. Kitson & Partners is managed by KIP
as the operating member subject to the oversight of an Executive Committee established to make all required "major
decisions."

Evergreen Florida is wholly owned by Evergreen Real Estate Partners, LLC ("Evergreen"). Evergreen is the primary real
estate principal investment arm of M3 Capital Partners ("M3"), through which it manages a $5.7 billion real estate private
equity investment vehicle for one of the largest U.S. state pension funds. M3 initiated its principal investment program in
2005 with the creation of Evergreen, a wholly owned subsidiary of the firm. Its investment in Kitson-Evergreen dates back to
2006. Since its inception, Evergreen has invested in 14 specialized real estate companies in the U.S., Europe, Asia, Brazil
and Australia. Evergreen is capitalized by its state pension fund investor, with a minority co-investment from M3.

Evergreen has committed several hundred million dollars to Kitson-Evergreen, subject to specific approval of proposed
investments. It approves specific capital investments for projects recommended by the Kitson-Evergreen Investment
Committee and approved by the Kitson Evergreen Executive Committee.

Due to the unknowns and complexity of this ITN process, KPCA is unable to show specific sources and uses of capital for
potential redevelopment, but as stated above, KPCA has access to the appropriate capital to commit to a project of this size
and scale.

At the present time, since this is an invitation to negotiate without a clear project defined, how the project will be financed is
premature. KPCA anticipates the approved project would likely include a combination of TIF, financing, County contributions
and developer equity.

Since KPCA is a privately held entity with commitments to its capital partners, KPCA has a fiduciary duty to safeguard
financial metrics of the company at this preliminary stage before being selected.

Kitson & Partners believes that the statement provided above, together with its history of successful developments outlined
in Tab 2, more than adequately reflects its financial strength and ability to finance a project of this size.

Upon selection, Kitson & Partners welcomes the opportunity to discuss this further.

KITSON
- - &PARTNERS--
TAB 7
REQUIRED FORMS
 VER 08-20-2020
Form 1 - Solicitation Response Form
LEE COUNTY PROCUREMENT MANAGEMENT

LEE COUNTY SOLICITATION RESPONSE FORM

SOLITl-l ...V E S T ll' l ' H. l f> ~~

Date Submitted: January 8, 2021 Deadline Date: 1/8/2021

SOLICITATION IDENTIFICATION: ITN2004 l OANB
SOLICITATION NAME: Lee Civic Center
...::..:..:......:..:....:...:..:......:...:.:.:..:-=-~~~~~~~~~~~~-

COMPANY NAME: Kitson & Partners Communities Acquisitions, LLC

NAME & TITLE: (TYPED ORPRINTED) Sydney W. Kitson, CEO

BUSINESS ADDRESS: (PHYSICAL 4500 PGA Blvd

CORPORA TE OR MAILING ADDRESS:
0 SAME AS PHYSICAL Suite 400

AQDH E:SS ~m STU.\TOlS.lltilRIZ,ORG Palm Beach Gardens, FL 33418

~~~~~~~~~-'-~~~~~~~~~~~~~~~~~~~~~

E-MAIL ADDRESS: [email protected]

~~~---~---~~~~~~~~~~~~~~~~~~~~~~

PHONE NUMBER: 561-624-4000 FAX NUMBER: 561-799-2353 ~~~~~~~~~~~~~~-

NOTE REQUIREMENT: IT IS THE SOLE RESPONSIBILITY OF THE VENDOR TO CHECK LEE COUNTY
PROCUREMENT MANAGEMENT WEB SITE FOR ANY ADDENDA ISSUED FOR THIS PROJECT. THE
COUNTY WILL POST ADDENDA TO THIS WEB PAGE, BUT WILL NOT NOTIFY.
In submitting this proposal, Responder makes all representations required by the instructions to Responder and further
warrants and represents that: Responder has examined copies of all the solicitation documents and the following addenda:
No. Pre-bid Dated: 12/12/2020 No. Dated: No. Dated:
No. Dated: No. Dated: No. Dated:
Tax Payer Identification Number: 26-3643464
(I) Employer Identification Number -or- (2) Social Security Number:
**Lee County collects your social security number for tax reporting purposes only
Please submit a copy of your registration from the website www.sunbiz.org establishing the Responder/firm as
authorized (including authorized representatives) to conduct business in the State of Florida, as provided by the Florida
Department of State, Division of Corporations.
Collusion Statement: Lee County, Florida The undersigned, as Responder, hereby declares that no person or other
persons, other than the undersigned, are interested in this solicitation as Principal, and that this solicitation is submitted
without collusion with others; and that we have carefully read and examined the specifications or scope of work, and
with full knowledge of all conditions under which the services herein is contemplated must be furnished, hereby
propose and agree to furnish this service according to the requirements set out in the solicitation documents,
specifications or scope of work for said service for the prices as listed on the county provided price sheet or (CCNA)
agree to negotiate prices in good faith if a contract is awarded.
2 Scrutinized Companies Certification:
Section 287.135, FL§, prohibits agencies from contracting with companies, for goods or services over $1,000,000,
that are on either the Scrutinized Companies with Activities in Sudan List or the Scrutinized Companies with Activities
in the Iran Petroleum Energy Sector List. Both lists are created pursuant to section 215.473, FL§.
As the person authorized to sign on behalf of Respondent, I hereby certify that the company identified above not listed
on either the Scrutinized Companies with Activities in Sudan List or the Scrutinized Companies with Activities in the
Iran Petroleum Energy Sector List. I understand that pursuant to section 287.135, FL§, the submission of a false
certification may subject company to civil penalties, attorney's fees, and/or costs.

- ITN2004 IOANB - Lee CMc Center

 VER 08-20-2020
Form#] - Solicitation Form, Page 2
3 Business Relationship Disclosure Requirement: Sections 112.313(3) and 112.313(7), FL§, prohibit certain business
relationships on the part of public officers and employees, their spouses, and their children. See Part III, Chapter 112,
FL§ and/or the brochure entitled "A Guide to the Sunshine Amendment and Code of Ethics for Public Officers,
Candidates and Employees" for more details on these prohibitions. However, Section 112.313( 12), FL § (1983),
provides certain limited exemptions to the above-referenced prohibitions, including one where the business is awarded
under a system of sealed, competitive bidding; the public official has exerted no influence on bid negotiations or
specifications; and where disclosure is made, prior to or at the time of the submission of the bid, of the official's or his
spouse's or child's interest and the nature of the intended business. The Commission on Ethics has promulgated this
form for such disclosure, if and when applicable to a public officer or employee.
If this disclosure is applicable request form "INTEREST IN COMPETITIVE BID FOR PUBLIC BUSINESS"
(Required by 112.313(12)(b), Florida Statute (1983)) to be completed and returned with solicitation response. It is
the Responder's responsibility to disclose this relationship, failure to do so could result in being declared non-
responsive.

I IBusiness Relationship Applicable (re<1uest form) [XX IBusiness Relationship NOT Avvlicable
Disadvantaged, Minority, Women, Veterans Business Enterprise (DBE, MBE, WBE, VBE) XX
4 Pro oser? If es, lease attach a current certificate. Yes No
,A LL PROP08.:JLS,,j)!{l.£f QE' EX;ECUTEQ BYAN A U.THORlZEDA U77lORITf Of TUE RESfONDER',
WITJ::IEJE8/}._,4ND, SEALED llFAPPLICABLEl

Kitson & Pai1ners Communities Acquisitions, LLC

~
Com pany Name (Nom11 printed or typed)

Sydney W. Kitson
Authorized Representative Name (prinh•d or typed)
I
CEO

Any blank spaces on the form(s), qualifying notes or exceptions, counter offers, lack of required submittals, or
signatures, on County's Form may result in the submission being declared non-responsive by the County.

- ITN2004 IOANB - Lee Civic Center

 Detail by Entity Name
Foreign Limiled Llabillt'/ Company
KITSON & PARTNERS COMMUNITIES ACQUISITIONS , LLC

fm:r119 l.nfounation
Document Number M13000001616
FEllEIN Number 2.6,~'84~~~
Date Flied 03/13f2013
State DE
Status ACTIVE

ErJ.ucipal Address
4500 PGA BOULEVARD
SUITE 400
PALM BEACH GARDENS. FL 33418

Changed: 061'08f2020

MiillD&I Address
4500 PGA BOULEVARD
SUITE 400
PALM BEACH GARDENS. FL 33418

Changed: 06/08'2020

Jlilglstered Agent Name & Address

SPEER. GEORGE G
4500 PGA BOULEVARD
SUITE 400
PALM BEACH GARDENS , FL 33418

Address Changed : 06108/2020

Authorized Person(11)Jl§mil
Name & Address

Tille MEMBER

KITSON & PARTNERS COMMUNITIES LLC

4500 PGA BOULEVARD
SUITE 400
PALM BEACH GARDENS, FL 33418

Tille CEO

KITSON , SYDNEY W
4500 PGA BOULEVARD
SUITE 400
PALM BEACH GARDENS , FL 33418

Tiiie PRESIDENT, COO

- ITN2004 10 ANB - Lee Civic Center

1
VER 08-20-2020

I
Form 2 -Affidavit Certification of Immigration Laws

AFFIDAVIT CERTIFICATION IMMIGRATION LAWS

~LEECOUNTY
SOUTHWEST FLORIDA

SOLICITATION NO.: ITN200410ANB SOLICITATION NAME: Lee Civic Center

LEE COUNTY WILL NOT INTENTIONALLY AW ARD COUNTY CONTRACTS TO ANY CONTRACTOR WHO
KNOWINGLY EMPLOYS UNAUTHORIZED ALIEN WORKERS, CONSTITUTING A VIOLATION OF THE
EMPLOYMENT PROVISIONS CONTAINED IN 8 U.S.C. SECTION 1324 a(e) {SECTION 274A(e) OF THE
IMMIGRATION AND NATIONALITY ACT ("INA").

LEE COUNTY MAY CONSIDER THE EMPLOYMENT BY ANY CONTRACTOR OF UNAUTHORIZED ALIENS
A VIOLATION OF SECTION 274A(e) OF THE INA. SUCH VIOLATION BY THE RECIPIENT OF THE
EMPLOYMENT PROVISIONS CONTAINED IN SECTION 274A(e) OF THE INA SHALL BE GROUNDS
FOR UNILATERAL CANCELLATION OF THE CONTRACT BY LEE COUNTY.

RESPONDER ATTESTS THAT THEY ARE FULLY COMPLIANT WITH ALL APPLICABLE IMMIGRATION
LAWS (SPECIFICALLY TO THE 1986 IMMIGRATION ACT AND SUBSEQUENT AMENDMENTS).

1.n.nso H ('II r;1 u1!J~rs ... ommmuue-11 a cquisitions, LLC

Sydney W. Kitson, CEO 117/2021

Tit le Date

t l Oy l ·~ d...-
STATE OF
COUNTY OF C..h-a;.. <o rf<-
The ~ore~oing i.nstr~~;J,t was signed an.9Jicknowledged before me, b means of ~hysical presence or D online
notanzatlon, this ~ day of.J~M<AO ·z.,~ by vJ · f-S.o-"'\ who has p.rodue@d
.
vi t.S
,_J ( rint or ype Name)
---~--===:;a·s..ffientification. f>Gv<;oYl~(l~ ~vto-v\./V\ b'j Me .
(Typ_x ofidenHfi.•c~o.· and ber) .
;_ . · \\''''' UD..tU·•.NICn.
':!<.,,..., \\)-
.'
'"' ;1., r1.lt.
*'~ ·······."'< o ~
~
NOt'ary Publfo Signature /
§
1~~~~ \
Shei t~ 'D. Ni Co (o(f i•f ~~
0
.... \ . \

Printed Name of Notary Public _ i a\\. ~il,m / i

6G-ai-=r~/)~
( .J t/~
Ocft>*zg ZtJ?:> \p;;~,.:~:~~~~l<'_n
"'? ~ ~ -· ···· ~~ir..,"E-
j
Notary Commission Number/Expiration i--1111111~,~:~-:\~~\"l
The signee of this Affidavit guarantee, as evidenced by the sworn affidavit required herein, the truth and accuracy of this
affidavit to interrogatories hereinafter made. LEE COUNTY RESERVES THE RIGHT TO REQUEST
SUPPORTING DOCUMENTATION, AS EVIDENCE OF SERVICES PROVIDED. AT ANY TIME.

- ITN2004 1MNB - LeeC f\ric Ctnter

 VER 08-20-2020

Form 3 Reference Survey Lee County Procurement Management

Reference Survey

Reference surveys submitted can be a maximum of twelve (12) months old. If using a previous reference,
Responders must clearly identify the project name and number the reference is being submitted for.

Project Name & Number: ITN2004 IOANB - Lee Civic Center

------ - - --

Section 1 Reference Respondent Information

- --
Please return completed form to:
FROM: Am:t Wicks, P.E., LEED AP Bidder/Responder: Kitson & Partners Communities Acquisitions, LL9
COMPANY: Kimle_y Hom and Associates, lLN; Due Date: 1/8/2021
PHONE#: 239-271-2634 Total# Pages: 1
FAX#: Phone#: 941-235-6907 Fax#: 941-347-4881

I EMAIL: [email protected] Bidder/Responder E-Mail: [email protected]

Enter Bidder/Responder Information , if applicable Similar Performed Project (Bidder/Responder to enter details of a project perfonned for above reference respondent)
Section 2
Responder Name: Kitson & Partners Communities Acquisitions, LLC
Reference Project Nrune: !Project Address: r roject Cost:
Babcock Ranch 42850 Crescent Loop, Babcock Ranch, FL $15m+
I
Summarize Scope:
Kimley-Hom has provided master planning, landscape architecture, civil engineering, roadway design, and permitting services for the 17,000-acre Babcock
Ranch in Southwest Florida for more than a decade. This sustainable new community includes single-family and multi-family residential neighborhoods
along with a mixed-use town center and additional commercial areas. We have served as the lead consultant on multiple phases of the development
including the fust phase which encompassed 1000 residential units and a mixed-use 'Town Square.' Additional phases are currently under design.
You as an individual or your company has been given as a reference on the project identified above. Please provide your responses in
section 3 below.
Section 3 Indicate: " Yes" or "No"

1. Did this company have the proper resources and personnel by which to get the job done? Yes

2. Were any problems encountered with the company's work performance? No

3. Were any change orders or contract amendments issued, other than owner initiated? No

4. Was the job completed on time? Yes; ongoing

5. Was the job completed within budget?
Yes; ongoing
6. On a scale of one to ten, ten being best, how would you rate the overall work
l{I
performance, considering professionalism; final product; personnel; resources.
Rate from 1 to 10. (10 being highest)
7. If the opportunity were to present itself, would you rehire this company? Yes
8. Please provide any additional comments pertinent to this company and the work performed for you:
We have worked with Kitson & Partners for more than a decade and have nothing but great things to say about them. They are a trustworthy and honest
business partner who we have developed an invaluable relationship with.

Section 4 I Please submit non-Lee County employees as references

Amy N. Wicks, P.E., LEED AP
Referen<e Name (Print Name)

~~~
Reference Si~h!

UN21J0'1 1UANB - Lei: Civic Cen~eT

 VER 08-20-2020

Form 3 Reference Survey Lee County Procurement Management

Reference Survey

Reference surveys submitted can be a ffl(L'dmum of twelve (12) months old. If using a previous reference,
Responders must clearly identifY the project name and number the reference is being submitted for.

Project Name & Number: ITN2004 JOANB - Lee Civic Center

Reference Respondent Information

Section 1 Please return completed form to:
-
FROM: Chris Anderson Bidder/Responder: Kitson & Partners Communities Acquisitions, LLC
COMPANY: Mitchell & Stark Construction Due Date: L/8/2021

PHONE#: 239-332-1632 Total# Pages: 1

FAX#: 239-566-7865 Phone#: 941-235-6907 Fax#: 941-347-4881

EMAIL: [email protected] Bidder/Responder E-Mail: [email protected]

.i.!.nter Bidder/Responder Information • if applicable Similar Performed Project (Bidder/Responder to enter details of a project performed for above reference respondent)
Section 2
Responder Name: Kitson & PArtners Communities Acquisitions, LLC
Reference Project Name: r roject Address: Project Cost:
Babcock Ranch 42850 Crescent Loop, Babcock Ranch, FL $
Summnr12

Scope: If you have any questions, please feel free to contact us.

You as an individual or your company has been given as a reference on the project identified above. Please provide your responses in
1-5ection 3 below.
Section 3 Indicate: "Yes" or "No"

1. Did this company have the proper resources and personnel by which to get the job done? Yes
2. Were any problems encountered with the company's work performance? No
3. Were any change orders or contract amendments issued, other than owner initiated? No
4. Was the job completed on time? Yes
5. Was the job completed within budget?
6. On a scale of one to ten, ten being best, how would you rate the overall work
perfo1mance, considering professionalism; final product; personnel; resources. 10
Rate from I to I 0. (I 0 being highest)
7. If the opportunity were to present itself, would you rehire this company? Yes
8. Please provide any additional comments pertinent to this company and the work performed for you:

NA

'1Section 4 I
Chris Anderson
Reference Name (Pnnt Name)

Reference Signature
?£"~
- lTN20041OANB - Lc=e Civic Center
••11• 1 1 1111•
RESPECT
INTEGRITY
GOLDEN RULE
HUMILITY
TRUST
Thursday, January 7, 2021

Re: Kitson & Partners Letter of Recommendation

To Whom it May Concern,

On behalf of J. Raymond Construction Corp., it gives me great pleasure to provide this Letter of
Recommendation.

J. Raymond Construction Corp is a mid-size General Contracting Firm based in Longwood Florida. We
specialize in Retail, Entertainment, Light Industrial and Health Care Construction. Our services to our
clients include General Contracting, Construction Management, Preconstruction Services and assistance
with Entitlement and Due Diligence with a strong emphasis on early budget and schedule development
and management. We opened our doors in 1988 and, since our inception, have grown to 65 full time
employees with an annual volume averagi9g $160 MM. While we are licensed to work in all of the
Southeastern States, the majority of our work is in the state of Florida.

Through the years, we have been blessed to partner with and serve many excellent Developers,
Retailers, Land Owners and Public Entities. One of our most highly valued relationships is with Kitson &
Partners. Our first project with Kitson was a small project in Casselberry, FL nearly 20 years ago and
involved the conversion of an Eckerd Drugs into a retail shell with a yogurt shop. From there, we
constructed a Publix for them in Manalapan, FL which is one of the most challenging areas to build in the
state. We are currently honored to be partnering with Kitson on the construction of Publix and Retails
at Crescent B Commons at their Babcock Ranch site.

The word 'Vision' is often used very loosely in development and construction. Anyone who has visited
Babcock Ranch will immediately understand what it means to have 'vision'. Kitson has no equal in
clarity of vision, plan creation and will to execute that plan. As awe inspiring as Babcock Ranch is, it is
indicative of the excellence that they seek in all of their developments.

I have personally found Syd Kitson, Tom Hoban, Matt Buehler and the entire team at Kitson & Partners
to be relationship driven and genuine in their care for others. They develop, value and nurture their
relationships with every one of their stakeholders and vendors and treat the person in the field doing
the work with the same respect as the Owners of the Company.

As the Owner of J. Raymond Construction Corp., I have no hesitation in recommending Kitson & Partners
first for any Development Project. If I can answer any other questions, please do not hesitate to contact
me directly.

]
-·~
.· · · ·. -,
~ oerner- CEO-Principal
J. Raymond Construction Corp.

465\V.V/fiRREN AVENUE I LONGWOOD I FLORIDA/ 3Z750 IP 401.862.6966 I f 401.862.1250 I JRJ\Y.COI\'I

J. RAY M 0 N 'D
Cor.iillTfll UIOi'Jl or.o
 VER 08-20-2020
ence or Breach o Contract Disclosure Form REVISED 02/22/2017

LEE COUNTY ALLEGED NEGLIGENCE OR BREACH OF CONTRACT

DISCLOSURE FORM
SOUTIIWEST FLORID A

Please fill in the form below. Provide each incident in regard to alleged negligence or breach of contract that has occurred over the past 10 years. Please compete in chronological order
with the most recent incident on starting on page 1. Please do not modify this form (expansion of spacing allowed) or submit your own variation.

Company Name: Kitson & Partners Communities Acquisitions, LLC

-
Type of Incident Incident Date Plaintiff Case Number Court Project Claim Reason Final Outcome
Alleged Negligence And (Who took action County/State (initial circumstances) (who prevailed)
or Date Filed against your company)
Breach of Contract

Not Applicable

* -- Kitson & Par ners has been ver y fortunate over the y 'ars that we can • espond that the e are "none." We pride 0 1~rselves on working closely with our partners,
customers, and c< ntractors so that t>n the rare instance tll ere is a disagreeo ent, we can am cably resolve it and proceE d with successful completion of ~he project involved.

Make as many copies ofth1s sheet as necessary m order to provide a 10-year history of the requested mformat10n. If there is no action pendmg or action taken in the last IO years,
complete the company name and write "NONE" in the first "Type of Incident" box of this page and return with your proposal package. This form should also include the primary
partners listed in your proposal. Do not include litigation with your company as the plaintiff. Final outcome should include who prevailed and what method of settlement was made. If
a monetary settlement was made the amount may remain anonymous.
Page Number: Of - - - - - Total pages
Update the page number to reflect the current page and the total number of pages. Example: Page 3, of 5 total submitted pages of this form.
Proposals may be declared "non-responsive" due to omissions of "Negligence or Breach of Contract" on this disclosure form. Additionally, proposals may be declared "not
responsible" due to past or pending lawsuits that are relevant to the subject procurement such that they call into question the ability of the Responder to assure good faith performance.
This determination may be made by the Procurement Management Director, after consulting with the County Attorney.

- ITN200410ANB - Lee Civic Center

 VER 08-20-2020
Form 5 - Affidavit Principal Place of Business

AFFIDAVIT PRINCIPAL PLACE OF BUSINESS

LEE COUNTY
p L 0 RI D A Instructions: Please complete all information that is applicable to
SOUTHWEST
your firm

Company Name: Kitson & Partners Communities Acquisitions, LLC

CEO
Title

:::)
[111 1 ~
1/ •
:r/7-0z r
L

The signee of this Affidavit guarantee, as evidenced by the sworn affidavit required herein, the truth and accuracy of this
affidavit to interrogatories hereinafter made. LEE COUNTY RESERVES THE RIGHT TO REQUEST SUPPORTING
DOCUMENTATION, AS EVIDENCE OF SERVICES PROVIDED, AT ANY TIME.

The foregoing instr!J.IPJi:!l was signed and acknowledged before me, by means of IS1~hysical presence or D online
notarization, this ~ day. o.fSCt\!.(.~O_li, by 4"'-~. %. _ \}./ ·lG-it-S.
rv'- who h~s produced ( ~
~ t1 ,A bl.,, W!.e · J,~•r:mif~r, Nallle)
<f'~ ()(l~ \\.A''-CTv\!V\. a."~htiootion. ~"'''\..,.,.o.;NlCoct-lft;,1.
(Type oflderrlification and Number) §''\~~~~~ON~~~,
S ."A~~o~ ~ ~~· ~
:I: .... •:::td"* ' ' · ·~ · \ ,, !...
I I - '
!ii
=,.. ~
~ ~
•it•
#00 927525
··•==
: :
~1--..-..,,.----------- ~ "Z:. ·.~ • :-
,o"' 8.
.:::, 0 .<!.': ~~
~ ~ ·.~".).AOl/ded~1~ ~.·_/;~
~ ~;. •• llbiic uno•~,. .;y ~ -
~,.,. '°vd"· ..... ·~~~
"111i.~_IC, STA~ ••~\\\'i
,,,,-/' /U,., "1- r:-u
~
N"l>I• Notary
<..r1.7 VZ v
twllJHflffm:;:; and expiration ocf() f?.tF 2-- g Z,0 Z.,3
"T 'J
I

I. Principal place of business is located within the boundaries _ _ _ _ _ __ Lee County

of: _ _ __ _ __ Collier County
XX, Non-Local

Local Business Tax License# 0 14 0~1:

2_ Address of Principal Place of Business: 4500 PGA Blvd, Ste 400

Palm Beach Gardens, FL 33418

)_ Number of years at this location 12 years
4_ Have you provided goods or services to Lee County on a *If yes, attach contractual history for
regular basis within the past 3 consecutive years Yes* XX No past 3 consecutive years
S., Number of available employees for this contract
6. Does your company have a Drug Free Workplace Policy xxYes No

- rTN2004 JOA NB - tee Ch~e Center

VER 08-20-2020

Form 6-Suh-contractorlconsultant List

!LEECOUNTY SUB-CONTRACTOR/CONSULTANT LIST

SO U T H WEST FLORJDA
Point Of Contact Qualified Amount or
Sub-Contractor/Consultant Contact Info DBE, MBE, WBE,
Area Of Work 0 1" Percentage of Total
Company Name VBE
Phone or Email
Project Supervisor or Similar

Not Applicable

Please include sub-contractor/consultant name, area of work (i.e. mechanical, electrical, etc.) and a valid phone number and/or email. Also include the dollar value or percentage
that the sub-contractor/consultant will be performing. If sub-contractor/consultant qualifies as a current certificate Florida Certified Business Enterprise such as MBE, WBE,
DBE, VBE or similar please indicate such above and provide proof of certification.

1TN200410ANB - Lee Civic Center

VER 08-20-2020
Form 7: Public Entity Crime Form Page I of2

Public Entity Crime Form

This form must be signed and sworn to in the presence of a notary public or other officer authorized to administer oaths.

1. This sworn statement is submitted to~--'--'-.:....:...C:..:.:.'-"-~~~~~~~~~~~~~~~~

Lee County
(Print name of the public entity)

by Sydney W. Kitson, CEO

(Print individual's name and title)

for Kitson & Partners Communities, Acquisitions, LLC

(Print name of entity submitting sworn slatemenL)

whose business address is 4500 PGA Blvd, Ste 400, Palm Beach GArdens, FL 33418

(If applicable) its Federal Employer Identification Number (FEIN) is 26-3643464

(If the entity has no FEIN, include the Social Security Number of the individual signing this sworn
statement: On the attached sheet.) Required as per IRS Form W-9.

2.. I understand that a "public entity crime" as defined in Paragraph 287.133(1) (g), Florida Statutes, means a violation of any state
or federal law by a person with respect to and directly related to the transaction of business with any public entity or with an
agency or political subdivision of any other state or with the United States, including but not limited to, and bid or contract for
goods or services to be provided to any public entity or agency or political subdivision or any other state or of the Unites States,
and involving antitmst, fraud, theft, bribery, collusion, racketeering, conspiracy, or material misrepresentation.

3. I understate that "convicted" or "conviction" as defined in Paragraph 287.133( I) (b ), Florida Statutes, means a finding of guilt
or a conviction of a public entity crime, with or without an adjudication of guilt, in any federal or state trial court of record
relating to charges brought by indictment or information after July 1, 1989, as a result of a jury verdict, nonjury trial, or entry of
a plea of guilty or nolo contendere.

4, I understand that ''affiliate" as defined in Paragraph 287 .133( I)( a), Florida Statutes, means:
I. A predecessor or successor of a person convicted of a public entity crime:
or:
'2. An entity under the control of any natural person who is active in the management of the entity and who has
been convicted of a public entity crime. The term "affiliate" includes those offices, directors, executives,
partners, shareholders, employees, members and agents who are active in the management of the affiliate. The
ownership by one person of shares constituting a controlling interest in another person, or a pooling of
equipment or income among persons when not fair market value under an arm's length agreement, shall be a
facie case that one person controls another person. A person who knowingly enters into a joint venture with a
person who has been convicted of a public entity crime in Florida during the preceding 36 months shall be
considered an affiliate.

5. I understand that a "person" as defined in Paragraph 287.133(1) ( c), Florida Statutes, means any natural person or entity organized
under the laws of any state or of the United States with the legal power to enter a binding contract and which bids or applies to
bid on contracts for the provision of goods or services let by a public entity, or which otherwise transacts or applies to transact
business with a public entity. The term "person" includes those officers, directors, executives, partners, shareholders, employees,
members, and agents who are active in management of the entity.

6. Based on information and belief, the statement which I have marked below is true in relation to the entity submitting those sworn
statement. (Please indicate which statement applies.)

~ Neither the entity submitted this sworn statement, nor any officers, directors, executives, partners, shareholders,
employees, members, and agents who are active in management of an entity nor affiliate of the entity have been charged with
and convicted of a public entity crime subsequent to July I, 1989.

ITN2004 WAN.B- Lee Civic Center

VER 08-20-2020

Public Entity Crime Form Page 2 of2

___ The entity submitting this sworn statement, or one or more of the officers, directors, executives, pai1ners, shareholders,
employees, member, or agents who are active in management of the entity, or an affiliate of the entity have been charged with
and convicted of a public entity crime subsequent to July l, l 989.

_ _ _ The entity submitting this sworn statement, or one or more of its officers, directors, executives, partners, shareholders,
employees, member, or agents who are active in management of the entity, or an affiliate of the entity has been charged with and
convicted of a public entity crime subsequent to July 1, 1989. However, there has been subsequent proceeding before a Hearing
Officer of the State ofFlorida, Division of Administrative Hearing and the Final Order entered by the Hearing Officer determined
that it was not in the public interest to place the entity submitting this sworn statement on the convicted vendor list. (Attach a
copy of the final order)

I UNDERSTAND THAT THE SUBMISSION OF THIS FORM TO THE CONTRACTING OFFICER FOR THE PUBLIC ENTITY
IDENTIFIED IN PARAGRAPH 1 (ONE) ABOVE rs FOR THAT PUBLIC ENTITY ONLY AND, THAT THIS FORM IS VALID
THROUGH DECEMBER31 OF THE CALENDAR YEAR IN WHICH rs FILED. I ALSO UNDERSTAND THAT I AM
REQUIRED TO INFORM THE PUBLIC ENTITY PRIOR TO ENTERING INTO A CONTRACT IN EXCESS OF THE
THRESHOLD AMOUNT PROVIDED IN SECTION 287.017, FLORIDA s T1ATUTES.1FOR CATEGORY TWO OR ANY CHANGE
IN THE INFORMATION CONT ArNED IN TffiS FORM.

ST ATE OF ( ( or~ d~
COUNTY OF Ch~ (c+fe._
Sw9f,n to (or affirmed) and subscribed efore me. W1_ea of l"/physical presence or 0 online.notarization, this ftA-day
of. &l\..1A:~. V'\j 20_l_L by ft ' e- V\. who h~ticed ( cs
fS SO ..-i .;> l lq f.i--Y
' (Printcy Type Name) ~

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 Game Changers. Value Cultivators.
Creators of Extraordinary Environments.

KITSON
- - & PARTNERS - -
www.kitsonpartners.com