Venice Oasis — Design & Construction Solicitation

Project Overview

A Shovel-Ready Waterfront Estate

The Owner of Lots 26 and 27, Venice Bay, Nassau, Bahamas invites qualified architects, licensed engineers, and general contractors to submit proposals for the design completion and construction of a luxury waterfront estate.

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Location

Lots 26 & 27 (contiguous)
Direct waterfront on Miller Sound
Venice Bay, Nassau, Bahamas

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Program

4,006 sq ft living area
5,601 sq ft total covered area
Two-story · 5 BD + Office · 4-Car Garage

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Style

Caribbean Plantation Modern
Standing seam metal roof (dark grey)
Coral stone & stucco · Impact glass

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Timeline

18 months from Notice to Proceed
3-phase milestone schedule
Certificate of Occupancy target

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Budget

To Be Revalidated
Based on current 5,601 sq ft scope
Itemized SOV required from bidders

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Contract Type

AIA A102 — Cost-Plus with GMP
Open-book billing
Lump-sum bids will not be accepted

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Pre-Existing Site Preparation — Excluded from This Solicitation

The Owner has entered into a separate agreement with Kempco Development (Trae Kemp) for early site-preparation services on Lots 26 & 27, scoped at $86,750 BSD (Estimate #EST032). This includes clearing, grading, foundation layout, permit drawings, and ministry approval. Bidders shall not include, price, or scope these preliminary services in their proposals.

Design Development

Caribbean Plantation Modern

A symmetrical plan organized along a north-south axis from the entry motor court through the great room to the infinity pool and Miller Sound beyond, featuring a second-story volume over the great room.

Elevation Study — Street & Ocean Facades

Site plan showing buildable envelope with setbacks

Site Plan — Covenant-Compliant Envelope

Dollhouse View — Floor Plan Organization

Infinity Pool — Miller Sound Waterfront

Final Rendering — Venice Oasis

Roof plan with standing seam metal hip roof

Roof Plan — Standing Seam Metal Hip Roof

Room Schedule

4,006 sq ft Living Area

The floor plan is organized to comply with Venice Bay Restrictive Covenants. The great room and kitchen anchor the center, with a second story above. All principal rooms open to the covered veranda or balcony via glazed doors.

Interior — Under Air

Great Room	24 × 24 ft, open to above
Dining Room	14 × 18 ft
Kitchen	14 × 16 ft
Pantry	9 × 7 ft
Foyer	12 × 14 ft
Master Bedroom	18 × 20 ft
Master Bath	12 × 13 ft
Master Walk-In Closet	12 × 11 ft
Guest Suite	13 × 13 ft
Office / Bedroom 3	13 × 12 ft 9 in
Upper Bedroom 4	13 × 17 ft
Upper Bedroom 5	13 × 17 ft
Upper Loft / Lounge	12 × 14 ft
Total Living Area	4,006 sq ft

Exterior

Garage	30 × 24 ft (4 bays)
Covered Veranda	14 ft deep
Front Porch	8 ft deep
Ocean Balcony	8 ft deep
Infinity Pool	18 × 36 ft
Total Covered Area	5,601 sq ft

Structural Highlights

Reinforced CMU construction — 180 mph wind load
Impact-rated glazing throughout
3-zone VRF HVAC system
200A service (400A recommended)
1,500-gal cistern backup
Pre-wired: Lutron, Sonos, security, automated shading
Saltwater infinity pool with automated dosing

Regulatory

HOA Covenant Compliance

All Venice Bay Restrictive Covenant provisions have been confirmed compliant in the current design.

Provision	Requirement	Status
Article VII, §5	Min. 2,000 sq ft exterior floor area	✓ COMPLIANT — 4,006 sq ft
Article VII, §6	20 ft minimum front setback	✓ COMPLIANT — 20 ft confirmed
Article VII, §6	10 ft minimum side setback	✓ COMPLIANT — 11 ft maintained
Article VII, §2	Single-family occupancy only	✓ COMPLIANT
Article VII, §1	No commercial use	✓ COMPLIANT
Article VII, §4	Written HOA/Declarant consent required	⚠ ACTION REQUIRED
Article VII, §21	Construction completed within 18 months	✓ COMPLIANT — 18-month schedule
Article VII, §21	No construction before 7 AM / after sunset; no Sundays	Contractor Obligation
Article VII, §23	Trees ≥5" require Association approval to remove	Contractor Obligation
Article VII, §28	Floor level min. 3 ft above max finished road height	Structural Obligation

Contractual Framework

Legal Framework & Contractual Armor

Ten non-negotiable conditions of award. Proposals that take exception to, modify, or omit any item will be disqualified without review.

AIA A102 — Cost-Plus with GMP

Guaranteed Maximum Price contract. Lump-sum bids will not be accepted. Open-book cost accounting required.

Complete Scope of Work

Every finish, material, and system must be explicitly reflected. No allowances without written Owner approval.

Milestone Schedule

Gantt chart required with proposal. Liquidated damages clause for delays exceeding 30 calendar days.

Change Order Process

Written Owner authorization required. COs over $5,000 require countersignature. No verbal COs recognized.

Insurance Requirements

$2M GL per occurrence. Builder's risk at full replacement value. Workers' comp per Bahamas law. Professional liability for design services.

Warranty

1-year workmanship. 10-year structural. All manufacturer warranties assigned to Owner at close-out.

Retainage

10% withheld per draw → reduced to 5% at Substantial Completion → final 5% released at Certificate of Occupancy.

Open-Book Billing

Every draw request must include actual vendor invoices, payroll records, and material receipts. Savings below GMP revert 100% to Owner.

Mandatory Submittal & Authentication

Before purchasing any finish, fixture, or equipment — cut sheets, specs, samples, and origin docs must be submitted for written approval.

Zero-Tolerance Substitution

Unauthorized substitution = material breach. Contractor must demolish, remove, and replace at sole expense. No schedule extensions granted.

Contractual Armor — Risk Mitigation

✓ Performance Bond at 100%

✓ Payment Bond at 100%

✓ Mobilization Cap at 5%

✓ 14-Day Abandonment → Bond Call

✓ ICC Arbitration — Seat in Miami, FL

✓ Owner's Representative with Stop-Work Authority

Submission

Bid Instructions & Evaluation

Submission Requirements

Company Profile: Bahamas licensing status, insurance capacity, key personnel credentials
Relevant Experience: Portfolio of 3+ comparable luxury Bahamas residential projects (last 5 years)
Detailed Cost Proposal: Itemized by CSI MasterFormat division with separate material & labor columns
Proposed Schedule: Preliminary Gantt chart demonstrating 18-month timeline
Legal Acknowledgment: Signed statement confirming acceptance of all legal framework requirements

Evaluation Criteria

Cost Competitiveness & Transparency

35%

Demonstrated Experience & Quality

25%

Schedule Viability & Resources

20%

Financial Stability & Insurance

10%

Value Engineering & Problem-Solving

10%

Get Started

Request Full Solicitation Package

This is a confidential solicitation. Complete the form below and acknowledge the NDA terms to receive the full design & construction solicitation package including all drawings, specifications, and bid documents.

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I acknowledge that the solicitation package and all attachments are strictly confidential. I agree not to distribute, copy, or disclose any project documents, drawings, specifications, or budget information to any party not directly involved in the preparation of my firm's proposal. I understand that unauthorized disclosure may result in disqualification and legal action. *