PUBLIC REQUEST FOR PROPOSALS (RFP)

Title: Space City Infrastructure Vault Phase 1 — Public Utility Excavation, Conversion & Dedication (3 Acres, 100’ Deep)
Soliciting Entity: Horizontal Land Partners (Sponsorship Team for Space City Platform)
Location: Central Volusia County, Florida
Legal Basis: Florida Statutes §§ 287.057, 255.065, 125.01055; FEMA, USDA, EPA, ERP-Exempt Excavation
Proposal Type: Joint Venture / Heavy Civil Costing Partner / Public Dedication Structuring Team

---

1. CRITICAL INFRASTRUCTURE PROBLEM STATEMENT

This RFP responds to a compounding crisis in the Blue Spring Priority Focus Area (PFA) of Volusia County:

• 70%+ of households remain on septic systems, despite nitrogen-impaired watershed designations.

• There is no modern stormwater, sewer, or reclaimed water infrastructure across most of Deltona.

• The City of Deltona is subject to a federal class action lawsuit (Stone Island v. Deltona) related to mismanaged post-hurricane drainage.

• Repeated FEMA-declared flood events have occurred in the area, with worsening stormwater conditions.

Despite these conditions, the city and county continue to approve septic permits. We seek to deliver a federally owned and dedicated infrastructure solution, not a vertical or speculative real estate project.

---

2. RFP PURPOSE & STRUCTURE

This RFP invites proposals from federally aligned civil contractors, joint venture partners, or infrastructure aggregators to:

• Deliver a 3-acre, 100-foot deep critical civic infrastructure vault

===== Page 2 =====

• Convert ERP-exempt excavation into stormwater culverts and poured concrete systems

• Support a 44-acre platform with future expansion

• Structure the public dedication to FEMA, USDA, EPA, or the State of Florida

• Publish and coordinate with MyFloridaMarketPlace, DemandStar, and federal procurement channels

This is Phase 1 of a larger infrastructure modernization platform, beginning with excavation and stormwater systems—not speculative vertical development.

---

3. INFRASTRUCTURE LAYOUT (BY LEVEL)

Comparable precedent: This structure mirrors the stratified substructure logic used in Hudson Yards (NYC) and Rockefeller Center, where public infrastructure forms the foundation of multi-phase vertical districts. However, unlike those models, Space City Phase 1 is designed for public dedication and FEMA-first execution.

4. INFRASTRUCTURE DESIGN CAPACITY (100,000 PEOPLE)

---

5. ORGANIZATIONAL FILINGS & LEGAL STRUCTURE

This RFP is supported by the following statutory filings and federal coordination efforts:

1. FAA Superstructure Submission – 2,998’ vertical tower (May 2025)

2. ERP Exemption – For full excavation and culvert conversion (submitted)

3. CDD Petition – Under F.S. 190 (submitted May 15, 2025)

4. Live Local Act MPUD Petition – Under F.S. 125.01055 (City + County)

5. Municipal Contraction Petition – Under F.S. 171.051

6. CRA Overlay Application – Voluntary application pending

7. Federal Emergency Infrastructure Petition – Pending FEMA designation

8. Volusia County Legal Filings – Full docket submitted under Space City Platform umbrella

• All supporting documents, filings, and statutory exhibits available upon request.

• STRUCTURE OVERVIEW: ONE PLATFORM, MULTIPLE TOWERS

LEGAL STRUCTURE: AIR RIGHTS + SEPARATE OWNERSHIP + SHARED EASEMENTS

Layer Legal Tool Notes

Utilities Public deed or joint title (State + Federal) Guarantees zoning immunity, FEMA/USDA eligibility, and WIFIA compliance; supports state/federal bonding overlays

Garage Public garage with shared use easement Reimbursable through CRA; available for leaseback or capex recovery through infrastructure trust model

Transit Deck Public ROW dedication or easement (0–20′) Designed for permanent access with cross-platform utility connections; interagency staging supported

Towers Vertical subdivision + SPV assignments Condo or air-rights plat allows for separate equity financing and sale of towers A, B, C; allows cross-collateralization for HUD, LIHTC, or REIT investments

Retail / Podium Developer-control led podium GFA Eligible for commercial REIT partnership, TIF-style air-rights transfer, or long-term civic leaseback

HOUSING & FINANCE COMPLIANCE (LIVE LOCAL + AGENCY CAPS)

Category

Detail

Housing Units

~12,000 units (Phase I + II)

Affordability

≥40% of units deed-restricted at ≤120% AMI for 30+ years (Live Local Act)

Commercial GFA in Residential Towers

≤20% (per Fannie Mae / Freddie Mac underwriting caps)

Rental/Sale SPVs

Each tower structured as its own SPV for separate sale, financing, or disposition; allows for GSE or FHA modular capital stack

---

HOSPITAL TOWER STRATEGY

Feature

Approach

Ownership

Fee simple or long-term leaseback to hospital operator, health REIT, or county health district

Financing

Developer constructs shell/core; interior buildout via HUD Section 242, NMTC, or direct credit facility

Program

~2M SF for surgical, acute, workforce medical, and research spaces

Integration Direct elevator access from vault, fire-compliant bridge connections,
podium-level EMS routing

Public Benefit May qualify for tax-exempt bond treatment; supports regional FEMA hazard
mitigation goals (healthcare access during disaster)

---

DELIVERY + BONDING FRAMEWORK

• All public utility systems to be bonded through state or federal procurement trust models

• FEMA-recognized vault specifications required for detention, fire, and emergency lift infrastructure

• Excavation and poured concrete culvert conversion budgeted at $1.2B in total materials value over multi-phase scope

• Batch plants and culvert vault assembly to occur on-site under ERP exemption

• Full delivery to be phased, with SPV structuring, cost segregation, and trust accounting models provided to qualified respondents upon RFP acceptance

This section positions the platform for long-term public integration, FEMA redundancy, and federally backed infrastructure securitization. Respondents with bonding authority, excavation equipment, or engineering procurement construction (EPC) teams will be prioritized for negotiation.

Full financial model and capital stack options available upon NDA request.

---

6. FUNDING + GRANT ALIGNMENT

This project is eligible under the following programs:

• FEMA BRIC (Building Resilient Infrastructure and Communities)

• USDA RUS (Water & Waste Disposal Loan and Grant Program)

• EPA WIFIA (Water Infrastructure Finance and Innovation Act)

• CRA Reimbursement (if applicable post-dedication)

• Potential export credit support (for culvert systems used by federal partners in South America)

We are NOT proposing speculative resale. All excavated material is to be used for:

• On-site vaults and detention systems

• FEMA-rated culvert networks

• Regional public stormwater retrofits

• Precast or poured systems distributed to counties or federal partners

---

7. WHO SHOULD RESPOND

We seek a federally capable joint venture partner or public infrastructure firm who can:

• Lead costing, packaging, and publication of the project

• Coordinate concrete production, batch plants, culvert design, and excavation

• Structure joint venture or P3 for public dedication

• Work directly with zoning attorneys and federal agencies

Ideal respondents:

• Mining companies with civic batching capacity

• Precast concrete manufacturers (e.g., Oldcastle, CEMEX, Forterra)

• Civil infrastructure contractors with >$50M past project delivery

• SAM.gov–registered contractors with FEMA, USDA, or EPA project history

---

8. SUBMISSION INSTRUCTIONS

Email To: rob@pink-construction.com and call 614-400-8762 for further information
Subject: “Space City Infrastructure Vault Phase 1 – JV Proposal”
Deadline: July 15, 2025

Please include:

• Firm/Team Introduction

• Relevant federal or state project history

• JV or structuring model proposed

• Bonding limits

• Public costing methodology or preliminary estimate plan

• SAM.gov identifiers (if available)

• Optional: Vendor ID for MyFloridaMarketPlace

9. SPONSORSHIP + NEXT STEPS

Horizontal Land Partners is the sponsor and master coordination lead of the Space City Platform. We are currently:

• Working with zoning and federal attorneys on Live Local Act and public utility dedication

• Finalizing FAA coordination and excavation logistics

• Seeking a qualified infrastructure or mining JV partner who can execute Phase 1 with urgency

This is the first federally dedicated civic vault platform of its kind in Florida. If your organization builds culverts, mines sand, delivers FEMA-grade infrastructure, or wants to lead the next wave of public vaulting—we are ready to move.

ONE-PAGE RFP SUMMARY + EVALUATION CRITERIA

Project Name:

Space City Infrastructure Vault Phase 1
Civic excavation and public infrastructure platform supporting regional FEMA stormwater, wastewater, and emergency response systems, with direct material conversion via ERP-exempt excavation.

Scope Includes:

• 3-acre vault excavation and concrete culvert system

• FEMA-compliant fire, sewer, power, and stormwater vaults

• ERP-exempt on-site concrete manufacturing

• Joint venture structuring and federal submission coordination

• Public ROW + garage integration, excluding superstructure development

Proposal Submission Deadline:

July 15, 2025 — 5:00 PM ET
Submit to: rob@pink-construction.com and 614-400-8762
Subject Line: “Space City Infrastructure Vault – RFP Submission”

Evaluation Criteria:

Required Submission Contents:

• Cover letter and expression of interest

• Team qualifications + federal identifiers (SAM.gov, DUNS, CAGE)

• Technical scope proposal and delivery model

• Public costing or bond strategy

• Summary of relevant public infrastructure projects over $50M

All qualifying teams will be eligible for access to FAA filings, ERP exemption, excavation diagrams, and zoning-level infrastructure overlays under NDA.