HomeMy WebLinkAboutR-00-10811�
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J-00-1076
12/14/00
RESOLUTION NO. 0 0— 1 0 8 1
A RESOLUTION OF THE MIAMI CITY COMMISSION,
WITH ATTACHMENT(S), CONCERNING THE UNIFIED
DEVELOPMENT PROJECT ("UDP") FOR THE NORTHWEST
QUADRANT OF WATSON ISLAND, CONSISTING OF
APPROXIMATELY 25 ACRES OF CITY -OWNED
WATERFRONT PROPERTY INCLUDING APPROXIMATELY
11 ACRES OF UPLAND AND APPROXIMATELY 14 ACRES
OF THE ADJACENT SUBMERGED LANDS, INCLUDING
THE WATSON ISLAND MARINA, LOCATED AT
1040 MACARTHUR CAUSEWAY, WATSON ISLAND,
MIAMI, FLORIDA; AUTHORIZING THE ISSUANCE OF A
REQUEST FOR PROPOSALS ("RFP"), IN
SUBSTANTIALLY THE ATTACHED FORM, FOR THE
DEVELOPMENT OF IMPROVEMENTS TO SAID PROPERTY
WHICH SHALL INCLUDE A MARINA AND MARINE
FACILITIES, AND MAY INCLUDE, BUT NOT BE
LIMITED TO ONE OR SEVERAL OF THE FOLLOWING:
(1) RECREATIONAL, ENTERTAINMENT, EDUCATIONAL
AND CULTURAL FACILITIES, (2) ENTERTAINMENT
DESTINATION, CONVENTION AND/OR CONFERENCE
FACILITIES, AND (3) HOTEL, RETAIL, '`.;AND
ANCILLARY RELATED USES SUCH AS OFFICE AND
PARKING; FURTHER APPOINTING INDIVIDUALS TO A
REVIEW COMMITTEE AND SELECTING A `.CERT,IFIED
PUBLIC ACCOUNTING FIRM ("CPA") TO "EVALUATE
PROPOSALS RECEIVED IN RESPONSE TO SAID RFP,
SUBJECT TO THE SUCCESSFUL COMPLETION OF
NEGOTIATIONS AND THE CITY COMMISSION'S
APPROVAL OF -A PROFESSIONAL SERVICES
AGREEMENT, IN A FORM ACCEPTABLE TO THE CITY
ATTORNEY, WITH THE CPA.
WHEREAS, Section 29-A(c) of the Charter of the City of
Miami, Florida, as amended, and Section 18-87 of the Code of the
City of Miami, Florida, as amended, provide
for the Unified
CITY COMMSSION
MEETING
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Development Project ("UDP") process to govern the development of
certain
improvements to
real
property owned or to be acquired by
the City
of Miami (the "City");
and
WHEREAS, the City -owned property referred to as the
"Northwest Quadrant of Watson Island" includes the Watson Island
Marina, located at 1040 MacArthur Causeway, Watson Island, Miami,
Florida, and consists of approximately 11 acres of upland and as
much as 14 acres of submerged lands (the "Property") that are
well suited for the development of certain commercial and
recreational water -related facilities; and
WHEREAS, pursuant to Resolution No. 98-1205, adopted
December 8, 1998, as amended by Resolution No. 00-931, adopted
October 26, 2000, the City Commission determined that the
development of said Property would best be accomplished using the
UDP process to obtain an integrated package of services from the
private sector including planning, design, construction, leasing
and management of such improvements; and
WHEREAS, said Resolution further defined uses within said
UDP for the Property to include a marina and marine, facilities,
and may include, but not be limited to one or several of the
following: (1) recreational, entertainment, educational and
cultural facilities, (2) entertainment destination, convention
and conferencing facilities, and (3) hotel, retail, and ancillary
uses such as office and parking; and
Page 2 of 6 0 0" 10 8 1
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WHEREAS, as further directed by said Resolution, the City
Manager authorized the Department of Real Estate and Economic
Development to prepare a Request for Proposals ("RFP") for the
subject UDP which is being considered at a duly advertised public
hearing, and, if approved, will be issued on or before
January 15, 2001; and
WHEREAS, the City Charter Section 29-A(c) further requires
proposals be evaluated by a review committee consisting of an
appropriate number of City officials or employees and an equal
number plus one of members of the public, whose names shall be
submitted by the City Manager; and
WHEREAS, Review Committee membership has been duly
recommended by the City Manager for appointment by the City
Commission; and
WHEREAS, City Charter Section 29-A(c) also provides that the
City Commission, at the conclusion of the public hearing for the
issuance of an RFP, shall select a certified public accounting
("CPA") firm to evaluate proposals received in accordance with
prescribed UDP procedures; and
WHEREAS, a selection process was duly conducted with
qualifications submitted.by six (6) CPA firms; and
WHEREAS, Pricewaterhouse Coopers, LLP (a non -minority firm
located in the City at 200 South Biscayne Boulevard), working in
conjunction with Grau & Company, P.A. (a minority Hispanic -owned
firm located in the City at 111 Northeast lst Street) were
Page 3 of 6 ®a _ 108 f
0 0
determined to be the best qualified CPA firms to evaluate
proposals for this UDP; and
WHEREAS, the City Manager will negotiate with said CPA firms
and present to the City Commission for its consideration an
agreement for the provision of the required professional services
at a later date;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The recitals and findings contained in the
Preamble to this Resolution are incorporated herein as if fully
set forth in this Section.
Section 2. The City Manager is authorizedl� to issue an
RFP, in substantially the attached form, for a UDP for the
Northwest Quadrant of Watson Island, consisting of approximately
25 acres of City -owned waterfront property including
approximately 11 acres of upland and approximately 14 acres of
the adjacent submerged lands, including the Watson Island Marina,
located at 1040 MacArthur Causeway, Watson Island, Miami,
Florida, for the development of improvements to said Property
which shall include a marina and marine facilities, and may
1 The herein authorization is further subject to compliance with all
requirements that may be imposed by the City Attorney, including.but not
limited to those prescribed by applicable City Charter and Code
provisions.
Page 4 of 6 00 -1081
include, but not be limited to one or several of the following:
(1) recreational, entertainment, educational and cultural
facilities, (2) entertainment destination, convention and/or
conference facilities, and (3) hotel, retail, and ancillary
related uses such as office and parking.
Section 3. The following individuals are hereby
appointed as members of the review committee that will evaluate
each proposal and render a written report of its findings to City
Manager, including any minority opinions:
MEMBERS OF THE PUBLIC
CITY EMPLOYEES
Section 4. Pricewaterhouse Coopers, LLP, working in
conjunction with Grau & Company, P.A. are hereby selected as the
CPA firms to evaluate proposals submitted in response to said RFP
for this UDP, subject to the successful completion of
Page 5 of 6
00-1081
negotiations and the City Commission's approval of a professional
services agreement, in a form acceptable to the City Attorney./
Section 5. This Resolution shall become effective
immediately upon its adoption and signature of the Mayor3/
PASSED AND ADOPTED this 14th day of December , 2000.
JOE CAROLLO, MAYOR
In ac-,6@Fd@mm with Miami Coda ec. 2-36, since the Mayor did not indicate approval of
this i��i flon by rai�l� ing in the designated place provided, said legislation now
b@cbin@§ offdrtive with thri alopse of ton (10) days from the date of commission action
f6g&tding §afi€ ➢ without the mayor exercising a vote.
ATTEST:
Wal er-:J_ :-tFoeman,—Ci-t:y Clerk
WALTER J. FOEMAN
CITY CLERK
APPROVED AS AN ORRECTNESS:
A WAT�O VILAREL
CORNEY
03:DJ: BSS:kdw
zi Ibid.
3i If the Mayor does not sign this Resolution, it shall become effective at
the end of ten calendar days from the date it was passed and adopted.
If the Mayor vetoes this Resolution, it shall become effective
immediately upon override of the veto by the City Commission.
Page 6 of 6 0 0 -10 81
7
Watson island Northwest Quadrant and Marina Redevelopment Site
Summary of Request for Proposals
The Request for Proposals can best be summarized by breaking the document into 4 separate parts, each
focusing-.on=a particular purpose and conveying specific information to the potential development
community. The RFP is designed to provide greater detail as the developer proceeds through the document.
The purpose of each section can be described as crafted to:
■ Entice
a .Inform .. .. .
• Clarify
Request
Entice
The first section is designed as an enticement to market the City of Miami, Watson Island, the City's
Unified Development Process and finally the Site. This section provides a description of the City and
County's amenities and lifestyle including our cultural amenities, transportation network, and the tourism,
trade, banking, manufacturing and technology trades. Overviews of Brickell, Downtown, the Media and
Entertainment District, the Port of Miami, and Miami Beach are provided to orient the potential developer
to Watson Island's neighboring destinations. The superb location of Watson Island midway between Miami
and Miami Beach and minutes from the port, airport, and major expressways is highlighted and illustrated
with facts and maps. The existing uses, conditions, and improvements on the island are discussed and a site
plan is included to emphasize the exciting new public -private development projects that will begin the
transformation of the island to a regional destination.
Inform
This section informs potential developers what the City envisions on the site, the expected standards to be
met in the implementation of that vision, and the advantages and limitations of the specific site. The City's
development goals and objectives are:
"...to achieve a unique mix of uses, a significant and sustainable financial return to the
City, and a landmark design. Further it is the City's expectation to completely reshape
and redefine Watson Island as an active, people -gathering, public waterfront location."
Urban design principles and guidelines are listed in great detail within the document. All of the guidelines
were developed to ensure that the architecture and landscape architecture shall acknowledge the tropical
climate of the region and contribute to the pedestrian, civic life of the project
The ability to "balance a clear and compelling statement of public purpose in proper proportion to
commercial development components" is sited as a critical development objective. In addition to stating
the City's intent to ensure the creation of additional public uses for citizens and visitors, the document
clearly presents the State deed restriction as a limitation of the site. While no representations are made as
to whether a waiver may be obtained for the proposed. project, mention is made of the prior successes in
obtaining provisions from the State to permit the construction of the Parrot Jungle and Gardens project.
The significance of the site location within the empowerment and enterprise zones is explained and an
outline of specific incentives presented.
Page 1 0 0- 1 0 8 1
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Summary of Request for Proposals Continued
It is in this section that the acceptable uses and required uses are stated.'
Required uses include:
Marina and,marine,related uses, which must include at a minimum, seasonal accommodations
and amenities for vessels 65 feet and larger.
Acceptable uses include:. u
■ ..Entertainment .
■ Educational and/or Cultural Facilities
■ Hotel (including Convention and/or Conference Facilities)
■ Retail (including sale of equipment and accessories for boats)
■ Restaurants
• Theaters
■ Privately owned and/or operated recreation buildings and facilities, playgrounds, playfields, parks,
beaches, neighborhood centers, auditoriums, libraries, art.galleries, museums and the like
■ Ancillary and Support Facilities such as parking and professional offices
Clarify
In the third section of the proposal, clarification 'is presented to detail the conditions of offering, the
required regulatory process and the manner in which a respondent will ultimately be selected for exclusive
lease negotiations. The City's commitment of funds, services and property, desired rents and other
payments, and the principal lease terms are all discussed here. The lease term shall be appropriate to the
types of uses proposed by the successful development team, but are not to exceed 45-years with two 15-
year renewals (a total of 75 years). The developer will be required to pay all government assessments
imposed by the City, franchise fees, excises, license and permit fees, levies, charges and taxes, including ad
valorem real estate taxes on the land under the leasehold improvements.
The document makes clear the City's fair market value requirements as established in the Charter Section
29-B. Each respondent must specifically state in its proposal that it aggress to pay annual lease payments in
amount equal to fair market value and that such value will be determined by an appraisal of the proposed
project following the selection of a proposal. A statement of the minimum annual guaranteed rent and a
percentageof gross receipts, escalating over time are also requirements of the project proposals. --
While all development projects are subject to various permits and approvals, Watson Island has significant
additional regulatory requirements to consider. The following distinct steps are outlined in the RFP to assist
the respondent, but are not meant to be an exhaustive summary:
■ Public Referendum Approval
■ Leasehold Contract Negotiations
■ State of Florida Internal Improvement Trust Fund Deed
• Development of Regional Impact (possible)
• Design Review
■ Special Permits (Major Use or other)
• Building and Environmental Permits
Page 2 q
O®_1®81
11
Summary of Request for Proposals Continued
Request
The final component of this clarification section provides explicit instruction on how the review and
selection process will proceed as set forth in the Unified Development Project Charter and Code Sections.
Initially City staff will review the proposals to insure completeness and compliance with all formatting and
content requirements of the RFP. Respondents may be contacted to cure proposals that contain non-
material, non-substarit.ive defects within 5 working days of receiving notification from staff. Each
respondent is expected to meet the following five (5) minimum threshold requirements:
1. A minimum of. 10 years experience managing and operating a marina of similar size and
complexity.
2. A minimum of 10 years experience in the management and operation of each use being proposed
for the upland.
3. A leading role of principal responsibility or other demonstrated experience in the design of a
project(s) of similar size, complexity and constraints as the facilities and uses proposed.
4. The successful development and financing of at least one project of similar size, complexity and
uses with similar constraints.
5. At least one single project for which $20 million in debt financing was secured.
Those proposals that meet these requirements will then be forwarded to the selected Certified Public
Accounting firm and Review. Committee. The CPA shall examine all materials provided by respondents
and will conduct a full investigation of the financial background of the individual members of the
development team and will present its findings regarding each proposal to the Review Committee prior to
said Review Committee completing its deliberations. The CPA shall also submit an independent report to
the City Manager.
The Review Committee shall use the specific evaluation criteria outlined in the RFP and the respective
assigned weights to rate and rank the proposals, as defined below:
Criteria
Weighted Value
Overall Plan & Design of the Proposed Development
35
Management & Operations of the Proposed Development
25
Return to the City
35
Extent of Minority Participation
1 5
Total
1100
Each Committee Member shall review each proposal specifically noting the level of detail given to the
criteria listed above and shall determine a rank order based upon the numeric score achieved. The Review
Committee shall arrive at a rank order of all proposals based on the individual members' votes. Each
evaluation topic is accompanied by a list of bulleted criteria by which the Review Committee is to make
their scoring determination. A sampling of this criteria include:
Overall Plan & Design of the Proposed Development
• Demonstrated commitment to public access and water -related uses.
• Appropriateness and quality of the design.
• Appropriateness and relationship of upland facilities to the marina.
■ Successful, harmonious interface and/or connection to adjoining public property, projects, and uses.
00 _ 1081
Page 3
Summary of Request for Proposals Continued
Management and Operations of the Proposed Development
■ Viability, practicality and comprehensiveness of management plan, including such elements as
mission, operating parameters, operatin& budget, revenue projections, cash .Flow analysis, .personnel
organization and staffing plan.
• Extent and feasibility of marketing plan, familiarity with primary and secondary markets for proposed
facilities and services, and appropriateness of strategies to be utilized for attracting and strengthening
those markets.
• Extent and quality of programs for maintenance, security, public access, cultural/educational
programs, and public and customer services, as applicable.
Return to the City
• Annual lease payment including a guaranteed minimum annual rental payment
• Payment of a percentage of gross revenues.
Extent of Minority Participation
• Significant minority/women participation within the proposing entity.
• Subcontracting and hiring practices during construction.
• Opportunities for minorities/women, hiring outreach and training opportunities in relation to leasing,
management, operation and maintenance of facilities.
The final section of the RFP document requests the items required by the City to evaluate the development
team's proposal. It is here where the formatting and content required is outlined in very precise terms,
leaving no uncertainty as to how a proposal must be submitted. Each proposal must be submitted providing
the conceptual design, operating, marketing and financial plans for the project as well as the composition
of the development team, their financial capability and the proposed development schedule. City forms are
included in the package and must be returned with the submittals.
Submittals must be received with a $100,000 earnest money deposit no later than June 4, 2001. The
anticipated schedule for the UDP process is as follows:
Issuance of RFP
Proposal Pre -Submission Conference and Site Tour
Proposal Submission Deadline
Conclusion of Proposal Review
Recommendation from the City Manager to the City Commission
Adoption of Legislation Placing Selected Proposal on Ballot for Public Referendum
Public Referendum
January 8, 2001
February 20, 2001
June 4, 2001
August 10, 2001
September 13, 2001
September 13, 2001
November 6, 2001
Page 4
00-1081
;REQUEST -FOR; -PROPOSALS
WATSON ISLAND
NORTHWEST QUADRANT -AND MARINA
'REDEVELOPMENT SITE
CITY OF MIAMI, FLORIDA
Joe Carollo, Mayor
Wifredo (Willy) Gort, Vice Chairman
Tomas Regalado, Commissioner
Joe M. Sanchez, Commissioner
Arthur E. Teele, Jr., Commissioner
Johnny L. Winton, Commissioner
Department of Real Estate and Economic Development
444 S.W. 2"d Avenue, 3' Floor
Miami, FL 33130
PROPOSALS DUE: 4:00 pm, June 4, 2001
00-1081
January 8 h, 2001
Ladies and Gentlemen:
Thank you for your interest in the Watson Island Northwest -Quadrant and Marina Redevelopment Site.
The site is comprised of approximately 25 acres .of City -owned, waterfront :property and adjacent, bay
bottom land located on Watson Island, Miami, Florida. The City of Miami,: through this offering, is
seeking an integrated package of services from the private sector consisting of planning and design,
construction, leasing, and management of the proposed marina and mixed -use commercial development.
Enclosed is the City of Miami's Request for Proposals (RFP) which contains detailed and specific
information regarding the parcel of land contemplated for development, the uses the City is seeking,
development and disposition considerations, submission requirements, and selection procedures pertinent
to this project.
Please carefully review all of the enclosed documents. Proposals must comply with all submission
requirements detailed in the RFP to be eligible for consideration. All information and material submitted
will be thoroughly analyzed and independently verified. Proposals must present a definitive development
program, completion schedule, financial plan, and management plan respecting all requirements of the RFP
to form the basis for selection by the City.
The City will conduct a Proposal Pre -Submission Conference at 10:00 a.m. on Tuesday, February 20',
2001, at the City of Miami Riverside Center. While attendance at the Pre -Submission Conference is not a
condition for offering proposals, all prospective developers are invited and encouraged to attend.
Proposals are due no later than June 4''', 2001, by 4:00 p.m. and must be delivered to the City Clerk's
Office. A list of respondents will be made public that day.
The successful proposal will be subject to the requirements of Miami City Charter Section 29-C, which
states that any subsequent lease of the subject property shall be approved by a majority of the votes cast by
the electorate at a public referendum to be held at the next regularly scheduled general election, anticipated
to be November 6', 2001.
The City of Miami welcomes responsive development proposals and looks forward to working with a
development team to realize the unparalleled development opportunity offered on Watson Island.
Sincerely,
pp-1081
EXECUTIVESUMMARY................................................................................... A
THEOPPORTUNITY.............................................................. :...........................
UNIFIED DEVELOPMENT PROJECT PROCESS ............................................. 2
THESETTING.... ............... ... -- ................... .... ..............3
NeighboringDestinations......................................................................................................................... 4
WatsonI'siand ................ .................:.......:.....:.....:............: .......................................................... 6
THESITE............................................................................................................8
PropertySpecifications...........................................................:.................................................................. 8
ExistingConditions..................................................................................................................................... 9
Transportationand Accessibility............................................................................................................10
CurrentPublic -Private Projects.......................................................................................................... 11
WATSON ISLAND'S PUBLIC PURPOSE........................................................12
EMPOWERMENT AND ENTERPRISE ZONES...............................................13
EmpowermentZone Incentives............................................................................................................... 13
EnterpriseZone Incentives...................................................................................................................... 14
PROJECT GOALS AND OBJECTIVES...........................................................Is
AcceptableUses......................................................................................................................................... 15
FinancialObjectives.................................................................................................. ......................: 15
Planningand Land Use Objectives......................................................................................................... 15
UrbanDesign Principles and Guidelines................................................................................................ 16
RequiredProject Components................................................................................................................ 19
TERMS AND CONDITIONS OF OFFERING .................................................... 21
City's Commitment of Funds, Services................................................................................................... 21
City's Commitment of Property.............................................................................................................. 21
SubstantialIncrease.................................................................................................................................. 21
00--1081
Form of Lease Payments, E icalation...................................................................................................... 21
FairMarket Value.................................................................................................................................... 22
LeaseAgreement....................................................................................................................................... 22
REGULATORY PROCESS...............................................................................25
PublicReferendum Approval..................................................................................................................
25
LeaseholdContract...................................................................................................................................
25
Stateof Florida Internal Improvement Trust Fund Deed....................................................................
25
Development of Regional Impact............................................................................................................
25
DesignReview...........................................................................................................................................26
SpecialPermit(s).......................................................................................................................................
26
Building and Environmental Permits.....................................................................................................
26
REVIEW AND SELECTION PROCESS...........................................................27
CityStaff................................................................................................................................................... 27
CertifiedPublic Accountants................................................................................................................... 27
Minority and Women Business Affairs.Policy Review.......................................................................... 28
ReviewCommittee.................................................................................................................................... 28
EvaluationCriteria............................................................................................................................... 28
CityManager............................................................................................................................................ 30
CityCommission....................................................................................................................................... 30
SelectionSchedule..................................................................................................................................... 30
SUBMITTAL REQUIREMENTS........................................................................31
RequiredProposal Format......................................................................................................................31
RequiredProposal Content..................................................................................................................... 32
Submittal Procedures and Deadline........................................................................................................ 38
ContactInformation.................................................................................................................................39
00-1081
EXHIBITS ON READ/WRITE CD-kOM
Site Maps
Zoning
Watson Island Site Plan - Existing Uses
Watson Island Site Plan - Proposed Uses
Transportation
"Excerpts from July 24, 1999 Miami Harbor Nautical Chart
Submission`Forms '
.Property.Survey
Neighboring'Public-'Private Project Renderings ;
Parrot Jungle and Gardens
Aviation'Facilities and Regional Visitor Center
Miami Children's Museum
APPENDICES ON READ ONLY CD-ROM
Marketing Presentation
Welcome Letter
RFP Document
Deed No. 19441, Watson Island .
Capital Improvements Investment Summary
Watson Island Policy Plan
City Charter. and Code Selections
Zoning (PR, C1, Atlas Sheet)
Cone of Silence
Unified Development Projects
Charter Section 29-A
Charter Section 29-B
Charter Section 29-C
Code Section 18-87
Minority and Women Business Affairs
Code Section 2-778
Code Section 18-136 et. Seq.
Easement Document
City Contacts and Directions
Other Contacts
Definitions
Disclosures and Disclaimers
Urban Development Review Board General Design Criteria
News Articles relating to the Marina Industry
Order Boom 2001, by the Editors of ShowBoats International, data compiled by Jamie Welch,
January 2001
"Big Boat Boom", by Dale K. DuPont, Business & Money, I E, Miami Herald, October 22, 2000
Summary of Watson Island Expenditures
Studies
Biological Study
Environmental Study
Watson Island Mega Yacht Marina Study, prepared by Bermello, Ajamil, & Partners, Inc. for the
City of Miami, October 2000
Recent Growth. Current Activitv, and Economic Impacts of Mega Yachts in South Florida,
prepared by Thomas J. Murray & Associates, Inc. for the Marine Industries Association of
South Florida and the Broward Alliance, Inc., October 1998
Please note exhibits and appendices are included for informational purposes only
and shall not be relied upon without further investigation.
00-1081
EXECUTIVE SUMMARY
Development Opportunity
Acceptable Additional Uses
Propose, plan, design, develop, construct, lease and
manage a sensational marina and mixed -use commercial
project on the Biscayne Bay waterfront.
Approximately 1,1 .acres of.. upland and: -14 acres . of
adjacent submerged land offered "as is" on the Northwest
Quadrant of Watson Island, an 86 acre man made island
;lying mid -way between the. cities of Miami and Miami..
Beach, -Florida.
Marina and marine related facilities.
Entertainment, Educational and/or Cultural, Hotel,
Convention and/or Conference, Retail, Restaurants,
Theaters, Recreation, Ancillary and Support Facilities.
City's Financial Requirements
Fair market rent in the form of minimum lease payments
with expectations of future increased revenues through
receipt of a percentage of gross receipts.
Maximum Lease Term
45-year initial term and two 15-year renewal terms, with
developer responsible for all leasing, maintenance and
management of the project.
Developer Selection Process
One . developer shall be selected for exclusive lease
negotiations following a review process as set forth in
section 18-87j of the Miami City Code.
How to Obtain RFP
Submit a letter of interest and a non-refundable fee of
$300 in the form of a cashier's check, money order, or
official bank check by mail to the contact listed below.
Initial Deposit Required
An earnest money deposit of $100,000, in the form of a
cashier's check, money order, or official bank check, is
required to accompany the submittal of qualifications and
conceptual proposals and is refundable to developers not
selected.
Pre -Submittal Conference & Site Visit
February 20`h, 2001 10:00 AM (EST),
City of Miami Riverside Center, 10 ' floor
444 SW 2"d Avenue
Miami, FL 33130
Proposals Due
June 41h, 2001, 4:00 PM (EST),
Miami City Hall, City Clerk's Office
First Floor Counter
3500 Pan American Drive
Miami, FL 33133
Additional Deposit Required
Additional $25,000 non-refundable deposit required from
developer selected to commence exclusive negotiations.
For Further Information Contact
Real Estate & Economic Development
City of Miami Riverside Center, 3rd Floor
PO Box 330708
Miami, FL 33233-0708
00-1081
a
City of Ahami. Horida is Watson lsland'Kryuest for Proposals 0 DRAFT l _'i0 - '000
THE -.OPPORTUNITY
This Request for Proposals ("RFP") is an invitation from the City of Miami to qualified private real estate
dFvelopers to create a world -class urban design waterfront mixed -use commercial project on the Northwest
Quadrant of Watson Island along the Biscayne Bay waterfront. The property consists of approximately 25
acres, with 1,100 feet of bay frontage including dramatic views of downtown Miami, the Port of Miami
cruise ship terminals, and the American Airlines Arena, designed by the world-renowned architectural firm
Arquitectonica. The City intends to lease the property for development and operation under a long-term
lease of forty-five years with the option of two, fifteen -year renewal terms. To accomplish the development
of perhaps the most dramatic segment of waterfront 1atfd in South -Florida, an integrated package of
services from the private sector is sought including: planning and design,- construction, leasing, and
management.
Aerial Photograph to be Inserted
The approved uses for the property, in any combination, include entertainment, educational and/or cultural
facilities, marina and marine facilities, convention and/or conference facilities, entertainment destinations,
hotel, retail, recreation, and ancillary office, parking and other support facilities. Marina and marine
facilities are required uses and must include, at a minimum, seasonal accommodations for vessels 65 feet
and larger. A well-defined program for the subject property must compliment the island's adjacent
projects and form a compatible and synergistic link to the excitement of Downtown, South Beach, the Port
of Miami, and the rest of South Florida. Given the island's proximity to urban settings and access to deep
water, optimal utilization of the waterfront is essential to the success of the development. Of key
importance to the project will be its ability to achieve a balance between the various potential commercial
uses and activities and the island's public purpose.
The City of Miami envisions the completed island as an urban design waterfront development that reflects
a waterfront mindful of its past and future with outstanding characteristics that emphasize human scale,
public open spaces, and the pedestrian realm through the creation of generous waterfront promenades,
diverse open spaces and wide tree -lined pathways that will enhance the commercial, recreational, cultural
and maritime facilities developed to serve greater Miami's residents and visitors.
Much of the foundation for attaining an exceptional waterfront destination on Watson Island has already
been laid. The City's $60 million capital improvements program, which will blend complimentary public -
private components, is well underway. New roadway and infrastructure improvements are nearly complete
and a large, botanical gardens attraction project is underway that will play a vital role in anchoring the
island as an entertainment destination.
00-10�1
City of Miami. Florida is Wasson Island Request.for Proposals is OR. 1FT /_10
UNIFIED DEVELOPMENT PROJECT PROCESS
The Unified Development Project (UDP) process is.a procedure under which the City of Miami may
convey -an;interest in real property (owned or to be: acquired-by..the City) to tthe private sector for the
development of improvements, which requires the private sector entity, to provide.a combination of these
services: planning and design, construction, leasing and management. Such projects are determined, by
action of the Miami City Commission, to be Unified Development Projects. Section 29-A(c) of the City
Charter and Section 18-87 of the City Code provide legal guidelines for the UDP process. UDP City
Charter and Code Sections are included in the Appendices CD-ROM.
The UDP process and all other business conducted with the City of Miami is subject to th. Miami -Dade
County Cone of Silence. The Cone of Silence ordinance mandates that except for at public hearings and
scheduled presentations, contact with the City regarding this RFP or any aspect of a proposal by a
respondent or any representative of a respondent shall :be limited to the City Manager or his designee until
such time that a successful development team is selected by the City Commission. All questions or
requests for additional information must be asked and answered in writing via certified mail; The City will
respond within 10 days. Any responses to such questions or requests that could potentially impact
proposals shall be furnished to all respondents in the form of an addendum to this RFP.
Graphic Illustration of Process to be Inserted
00-1081
Cav o0haini. hlondo
{I'orsnn Lstand Rryuasl lbr Proposals ® DR. 1FT l_,ll'"Ill/rl
'THE SETTING
One of'the world's...favorite playgrounds and a vanguard -of, pop culture, global commerce, fashion and
entertainment, greater Miami offers visitors the cutting edge of urban chic combined with the beauty and
splendor of a' tropical paradise.
For decades, visitors have been drawn to the area. But in recent years, that gravitational pull has become a
vortex, attracting throngs of international celebrities, trendsetters, literati and glitterati who are quickly
beguiled by the area's colorful character and warm-hearted ways. Greater Miami has become a superstar
among the world's great travel destinations.
In addition to being a world-renowned tourism market, the region remains a , perennial powerhouse in
international trade, financial services, manufacturing and production. Miami -Dade County is home to the
large.st.concentration of domestic and international banks on the East Coast south of New York City.
Approximately 100,.commercial banks, thrift institutions, foreign bank agencies and Edge Act banks,have
facilities here, with more than $50 billion in total deposits. In the international banking sector, U.S.,
Canadian, British, German, Swiss, French, Spanish, Japanese, Israeli, Brazilian and Venezuelan banks have
offices in Miami -Dade County to serve offshore customers with personal or business ties to the region.
In addition to banking, Miami -Dade County, thanks in part to its -reputation as the Gateway to the Southern
Hemisphere, is home to nearly 500 multinational corporations that are largely responsible for producing a
total merchandise trade of about $52 billion a year: Another gateway, the "Gateway for Connectivity", is
quickly growing in South Florida with the recent arrival of the Miami Network Access Point ("NAP"). The
NAP, the fifth and final access point to be developed in the United States, will provide telecommunications
interconnectivity through Miami to regions of the World. The NAP is scheduled to be completed in
January 2001.
Miami -Dade County hosts a unique mix of cultural institutions, from world -class museums and arts
organizations to neighborhood theater groups and dance companies. Leading musical organizations include
the Florida Philharmonic, New World Symphony, Florida Grand Opera, Concert Association of Florida
Miami Symphony Orchestra and Miami City Ballet. The Actors Playhouse, Area Stage, Coconut Grove
Playhouse, Florida Shakespeare Theater, Teattro Avante and other theater groups present comedies, dramas
and musicals. Additionally, the Jackie Gleason Theater on Miami Beach annually hosts a full season of
Broadway shows, concerts, and dance performances.
Miami -Dade County has a comprehensive transportation network, designed to meet the needs of residents,
travelers and area businesses. The county's internal transportation system includes Metrorail, a 21.1-mile
above -ground transit system linking South Miami, Coral Gables, Brickell Avenue, Downtown Miami, the
Medical Center, Northwest Dade and Hialeah. Metromover, a 4.4-mile automated loop, carries passengers
around downtown Miami, Brickell Avenue and the Omni shopping center areas. More than 500 square
miles of Miami -Dade County are covered by Metrobus, which carries about 200,000 passengers daily. Tri-
Rail is South Florida's commuter railroad, operating seven days a week from 18 train stations along a 71-
mile rail corridor. As the north -south spine of South Florida's transportation network, trains run parallel to
Interstate 95 (1-95") linking Miami -Dade, Broward and Palm Beach counties.
Miami International Airport is one of the busiest airports in the world for both passengers and cargo traffic.
Total passenger traffic reached 33.9 million in 1999, including.15.8 million international passengers. More
than 120 airlines serve Miami International Airport, flying passengers to more than 200 destinations on
five continents.
00-1081
City of Miami. Florida 0 Watson Island Request for Proposals • DRAFT l?/0'.'2000
Neighboring Destinations
Regional Map to Be Inserted
BRICKELL
Located south of the Miami River, Brickell is a high density, mixed -use urban village with modern office
buildings, prestigious residential towers, regional shopping and entertainment centers and some of the best
restaurants Miami has to offer.
In the 1970's and 1980's zoning changes to permit large scale commercial development and the Edge Act
bank laws transformed this prestigious neighborhood into the second largest international financial district
in the United.States with close to 5 million square feet of office space and 40 international banks. In the
past decade, Brickell has become an international business center and a luxurious place to live.
Over 10,000 people live in Brickell's luxury high-rise condominiums. Over 1,000 new apartments and
condominiums are under construction with more residential development on the way. Towering office
buildings and condominiums rising above a majestic boulevard and quiet, tree -lined streets create a vibrant
commercial energy mixed with areas that offer charm and relaxation.
DOWNTOWN
Miami's downtown is the largest commercial and retail district in South Florida. It is estimated that a daily
population of 240,000 persons work, visit, attend school, or shop in downtown Miami. Bayside
Marketplace, a 250,000 sq.R. retail specialty center, anchors the eastern edge of the central business
district. This Rouse Company project was a similarly selected public -private partnership project with the
City of Miami. Immediately to the north of Bayside lies the American Airlines Arena, new home to the
Miami Heat professional basketball franchise. The arena opened on New Year's Eve, 1999 and serves as a
venue for sporting events, concerts, ice shows, and other entertainment events. Construction of a
pedestrian bridge is planned to connect Bayside and the new Arena. Plans are also in progress for the
redevelopment of the thirty plus acre Bicentennial Park with a possible linkage to the nearby American
Airlines Arena.
4 00-1081
City of 6liami, F7oridu ® Wulson Island Request for Proposals DRAbT l?/0 "^- 000
MEDIA AND ENTERTAINMENT DISTRICT
In .the early :1970's, *the completion of the Interstate-395 ("1-395") Expressway provided the. northern
portion of downtown Miami with direct access to and from.1-95, Miami;tnternational Airport and Miami
Beach. This supported new large-scale, regional development in the area. In 1975, the Omni retail complex
and .hotel .was 'developed on Biscayne Boulevard. In the 1980's, Venetia, a high -density. complex of
residential, Marriott Hotel.and retail was developed along Biscayne Bay. In the 1990's, access to the area
was -further improved withthe completion of the Metromover, which provides direct transit connections
with downtown and,,the regional Metrorail system.
This decade, plans are underway for the development of a new Performing Arts Center ("PAC") in the
district. The City of Miami, public agencies, and entertainment production entrepreneurs are working to
transform the underdeveloped area within the district west of Biscayne Boulevard into a Media and
Entertainment district. As a spin-off of the existing local community college, the Miami -Dade County
Public Schools facilities, and the new PAC, media, arts, and entertainment related facilities are expected
with increasing demand. Roadway improvements, additional parking facilities, new parks and schools will
support these new developments within the area.
PORT OF MIAMI
The Port of Miami is the largest cruise passenger port in the world and fourth largest container cargo port
in North America. Over three million cruise ship passengers per year see Watson Island as they depart for
tropical ports of call.
MIAMI BEACH
Along MacArthur Causeway to the east is Miami Beach, an area internationally known for its famous
South Beach and historic "Art Deco District" featuring renovated historic hotels, outdoor cafe dining,
world class shopping, and some of the world's most prominent night spots.
00-1081
City of 1hami, Florida •
Watson Island Requesl.Jor Proposals
DRAFT I'io-/'UOII
Watson Island
Located midway between Miami.and Miami Beach, this,86-acre island.is squarely in the heart of Miami's
hottest destinations. --In addition to the extraordinary view of all of its neighboring destinations, the island
is traversed by 80,000 carsperday via the MacArthur. Causeway, the major east -west roadway connecting
the two cities.
Deeded to.the City of. Miami by the State of Florida in 1949, the island has remained largelyundeveloped
for -fifty years,. serving: primarily,as open recreational -space and a transportation terminal. These uses
continue on the island and plans and construction are underway to add new investments and public uses:
Existing Uses Site Plan to be Included
WATSON ISLAND MARINA
A marina with 45 wet slips, mooring piles and a rip -rap style concrete seawall is located in the northwest
quadrant of the island. The marina currently houses a small commercial fishing fleet that will be relocated
by the City.
BOAT CLUBS
The Miami Yacht Club and the Miami Outboard Club have existed on Watson Island since the 1940's.
Located on the northeast and the southeast corner of the island, respectively, these non-profit operated
boating facilities provide recreational activities and access to Biscayne Bay.
CHALK'S OCEAN AIRWAYS
Watson Island is regulated by the Florida Department of Transportation as a municipal airport and operates
as a seaplane base for Chalk's Ocean Airways, the oldest seaplane airline in the world with service to the
Florida Keys, the Bahamas and the Caribbean. This historic and picturesque aviation facility is an icon of
the Miami and South Florida lifestyle. This seaplane base is located to the south of the property.
HELICOPTERS
Watson Island is licensed by the Federal Aviation Administration as a heliport and provides a convenient
landing zone for multiple helicopter operators.
6 q
00--1081
City of Miami, Honda f6aison Island Reyuesl fur Proposals • DRA/-T I _ O-/'11I10
PUBLIC BOAT RAMP
A boat launching facility is located on the east side. of the island, midway between the two boat clubs. A
ramp, docks and,piers. have been replaced. at; this heavily used facility as part of. a $400,000 restoration.
Further improvements are underway to the parking area including installation of lighting and landscaping.
PARROT JUNGLE AND GARDENS OF WATSON ISLAND
The newest addition to the island, Parrot Jungle and Gardens is relocating to Watson Island from its present
location in Miami -Dade County where it has been in business for over sixty years. The botanical garden
attraction will offer more than 16 acres of lush tropical landscaping, animal and horticultural,exhibits and
demonstrations, dining, educational, conferencing, and banquet facilities: It is anticipated that nearly a half
million people will visit the popular attraction in the first year after its opening on Watson.Island,, growing
every year by an additional 50,000.visitors per year. The attraction is scheduled to open -in the summer of
2002.
ICHIMURA MIAMI-JAPAN GARDEN -
This unique one -acre, public garden and contemplative setting was constructed in the 1960's as a gift to the
residents of Miami from a well-known Japanese businessman, the founder of what is now the Ricoh
Corporation. The Japanese Garden will be relocated to a site south of its existing location as part of the
commitment made by Parrot Jungle and Gardens to maintain the garden for the City.
7
00-1081
Crty of ,hams. Florida ® Walson Island Regwsl for Proposals is DRAFT ! _'/071 _'000
THE, SITE
The site offered for lease is the .largest tract of undeveloped commercially zoned waterfront land in
downtown Miami.. Thetotalacreage of'the property includes approximately 1 I acres of upland, with 1,100
linear feet of shoreline, and 14 acres of adjacent bay'bottom submerged land with depths ranging from 8 to
15 feet.
Insert Small Map of NW Quadrant Site Plan
Property Specifications
UPLAND
Approximately I I acres located in the northwest quadrant of the island. There exists a utility easement
along the south side of the island approximately 200 feet from the bulkhead. The easement and the
infrastructure may be relocated elsewhere on the property at the expense of the successful respondent.
SUBMERGED LANDS
Approximately 14 acres of bay bottom submerged lands extending directly westward of the upland portion
from the existing marina.
BOUNDARIES
To the north of the property is the MacArthur Causeway bridge. The bridge connects to the MacArthur
Causeway (1-395), which forms the eastern boundary of the property. The property is bordered on the west
and south by the Port of Miami turning basin, the Intercoastal Waterway, and the Government Cut channel.
Together, the upland parcel and the submerged lands described above, and depicted in the survey which
can be found on the Exhibits CD-ROM, comprise the property being offered to the successful development
team for redevelopment under a long term lease and development agreement.
8 00--1081
Cin, of ;tfiumt. -hloridu • Watson /s/und Rryuestibr Proposals 0
DR: I hT / 2/0 -.' 2000
ExistingConditions
The property and its improvements are offered "as is" by the City for development and long-term
management..; Existing improvements and: facilities located on the property are not required to be retained
as part of-the:proposed redevelopment of the site. Further discussion of the City's commitment.of property
can be found in'the Terms and.Conditions of Offering section of this REP..
UTILITIES
The 'City ofMiami and other agencies have invested significant funds in recent years to improve the
infrastructure on Watson Island. In 1998, the City completed a $250,000 water main project that provides
new fire safetylines with ,domestic. water. capability.. This new service connects to Miami -Dade County's
36-inch.water maim -located: along the right-of-way of the former roadway, and consists of 12-inch pipe
lying; generally.alongside the new access ramp roadways on the north and south-of.the- island. The service
canbe converted to domestic water upon payment of appropriate fees. Additional water service is found
near the existing marina. where 20-inch and 12-inch; water mains -lie 13 feet south of the centerline of -the
existing utilities.easement.
A second project for new sanitary and storm sewers is nearly complete. This $2.89 million project consists
of 12-inch and 16-inch force mains running the length of the Venetian Causeway to Biscayne Island, then
across the bay via a 12-inch force main to Watson Island. On Watson Island, a 12-inch force main and 8-
inch PVC run along the Mac. Arthur Causeway to the mid -point of the island where a new pumping station
has been constructed. A 10-inch line connects from the pumping station to the west side of the island
where 8-inch and 10-inch lines run to the northwest and southeast along the utilities easements. Capacity is
estimated at 395,750 average gallons per day. The new system connects to the 72-inch sewer main
interceptor located on the Miami mainland at N. Bayshore Drive and N.E. 15' Street. All work on Watson
Island is complete. The forcemains crossing the bay are currently under construction.
Existing telephone and electrical lines for the property are buried approximately 3 feet outside the north
and south right of way lines of the existing utilities easement.
ENVIRONMENTAL CONDITIONS
A biological survey of the submerged land area of the marina was commissioned by the City of Miami and
conducted by the Miami -Dade County Department of Environmental Resources Management ("DERM")
in 1994. The findings of the survey revealed "no significant epibenthic communities" and concluded with
a qualified opinion that a marina to accommodate large cruising vessels, commonly referred to as "mega -
yachts," could be constructed. The full text of the Biological Assessment CC94-176 is included on the
enclosed Appendices CD-ROM.
In July 1998, the City removed an 8,000-gallon above -ground fuel storage tank that served the heliport
facility. Regular post -removal inspection of soil conditions detected trace levels of petroleum contaminants
that were remediated by the removal of approximately 101 cubic yards of soil. Two monitoring wells were
installed due to the ground water contamination experienced at the site evidenced by the sheen present in
the ground water in the pit. DERM requires an assessment on a quarterly basis to continue monitoring the
ground water. This monitoring will conclude after two consecutive monitoring reports show evidence that
the contamination is no longer an issue. An environmental consultant hired by the City is doing the
monitoring. A copy of the most recent report is included on the Appendices CD -Rom.
00--1081
Cron, of.Ahami. Fiorito ® Watson Island Request fur Proposals 40 DRA1-7l?/0-:':000
ZONING
Pursuant to the City of Miami Zoning Ordinance 11000 as amended, the property has two zoning
designations. Approximately 70% of the upland is zoned C-1, Restricted Commercial, while the remaining
portions is zoned PR, Parks and Recreation.
All prospective, proposals must ensure.that the development-complies:with all applicable zoning laws. For
details of allowable uses and applicable requirements of the C-1, Restricted Commercial zoning and the
PR, Parks and Recreation districts; refer to the Appendices CD=ROM.
FLOOD ZONE
A preliminary review of the upland shows most of the land "Flood Zoned" AE-9 with the exception of the
southeast part of the northwest quadrant, which is "Flood Zoned" AE-11. All structures constructed at the
site must conform to the AE "Flood Zoning" requirements set forth by the City of Miami Code and the
Federal Emergency Management Administration. The exact location of the "Flood Zone" is depicted on the
survey, found on the Exhibits CD-ROM.
WATER DEPTH
The area currently envisioned as the marina is accessed from the Atlantic Ocean by the Miami Harbor main
ship channel. This federally designated and maintained facility currently has an operational draft of 36',
which is more than sufficient to meet the needs of vessels up to 240' in length. The water depths in the
submerged lands offered in this RFP range from 8' to 15'.
According to boating manuals and depths at area mega yacht facilities, water depths for the largest vessels
(I50' +) range from 8' to 14'-4". A marine chart is included on the Exhibits CD -Rom.
VF.GF.TATTON
There are limited mitigation concerns for tree removal as there are no canopied trees or existing native
vegetation on the site. Substantial landscape plantings and pedestrian open space shall be required in an
effort to enhance the future development.
Transportation and Accessibility
The property is highly accessible by land, sea and air. The island is positioned within Biscayne Bay along
the Intercoastal Waterway and Government Cut, the seaward section of the Miami Harbor, a direct 40'
deep access channel to the Atlantic Ocean used by the Port of Miami.
Vehicular access is via the MacArthur Causeway, connected to the mainland by a recently reconstructed
bascule bridge (a high-level, fixed -span bridge). The Causeway provides direct access to Downtown
Miami via Biscayne Boulevard and I-95. The Miami International Airport is a quick drive along
expressway 1-95 and State Road 836. Eastward, the Causeway connects to Miami Beach.
The Florida Department of Transportation has completed construction of new access roads that have
created a system of on and off -ramps to the MacArthur Causeway replete with landscaping and lighting.
This $2.06 million project was completed in July 1999. With the completion of the $37.7 million new
causeway bridge in 1997, the island's main interior roadway now crosses under the bridge to link the north
10 40 .'10 81
City ujMiami, Florida ® Walsnn Island Reyaesf lhr.Proposals ® UR.1F1' 1210- _loot)
and south sides. Additional island roadway improvements will be made with $432,000 in federal <orant
funds.
Watson Island enjoys a long history of -aviation uses. Air access to- Watson Island is found both through
seaplane and helicopter service. The entire island is licensed by the Florida Department of Transportation
as an international airport and as such, the Federal Aviation Administration regulates air traffic to and from
the island. Chalk's Ocean Airways seaplane base lies to the south of the property. This service and the
existing small heliport located within the property will be combined and reconfigured into a new, full -
service Aviation Facility and Visitors Center to be located to the south of the property. A new circulation
road, described later in this RFP as the "Proposed Boulevard" is proposed to connect the Aviation Facility
and upcoming adjacent projects to the causeway access road system and to provide access to the northwest
quadrant parcel offered in this RFP.
Current Public -Private Projects
Watson Island has been the recipient of a significant amount of development capital, both public and
private. Please refer to the Appendices CD-ROM for a summary of Watson Island expenditures.
AVIATION FACILITIES & REGIONAL VISITORS CENTER
Proposed to be relocated to a 5.6 acre site at the water's edge immediately south of the property, Watson
Island's aviation facilities will be geographically redefined and physically upgraded to provide a state of
the art aviation center for visitors and corporate travelers seeking access to downtown Miami, adjacent
communities and points beyond. A principal component of the project includes a new terminal building to
support aviation activities including ticketing, baggage handling, a passenger waiting area, food and
beverage concessions, and offices for U.S. Customs and Immigration Services. The terminal building will
also house a regional visitors center, managed and operated by the Greater Miami Convention and Visitors
Bureau, whose administrative offices will be located within the building.
MIAMI CHILDREN'S MUSEUM
The Miami Children's Museum, a 501(c)3 not for profit organization, will be a regional cultural and
educational facility for South Florida families and tourists. The Miami Children's Museum is the evolution
of the Miami Youth Museum, which has been a community educational institution for over fifteen years,
providing interactive exhibits and programs, uniquely tailored and accessible to the diverse and special
needs populations of this most cosmopolitan American urban areas. It is anticipated that the Museum will
construct a 55,000 sq. ft., state-of-the-art facility on Watson Island that will showcase interactive and
themed exhibits based on local and regional features for residents and tourists. The three themes
represented through out the facility will be community, culture and communication.
II 00-'1081
Cilvaf,tliami. blorrda Wiason Island Reym,st.lm Proposals URA FT 1210'/2001I
WATSON 'ISLAND'S PUBLIC PURPOSE
A critical development objective-for'all of Watson Island is.to balance a.clear and compelling statement of
public purpose in proper proportion to commercial development concepts. The public purpose components
may include: open space, public space, public use, recreation, educational, cultural, environmental,
maritime, tourism, -transportation, and government uses.
Proposals are encouraged to demonstrate the broadest range of public uses that a distinctive development
could optimally achieve — a world class destination providing activities to attract many and varied users.
STATE OF FLORIDA INTERNAL IMPROVEMENT TRUST FUND DEED RESTRICTION
The only significant constraint governing the future use and development of Watson Island is the 1949
deed of conveyance from the State of Florida to the City of Miami. -The deed expresses certain limitations
on the use of the island. The language of the deed restriction is as follows:
"...this deed is given and granted upon the express condition subsequent that the Grantee
herein or its successors and assigns shall never sell or convey or lease the above
described land or any part thereof to any private person, firm or corporation for any
private use or purpose, it being the intention of this restriction that the said lands shall be
used solely for public purposes, including municipal purposes and not otherwise."
Following execution of a lease agreement with the successful development team, a finding of public
purpose or a waiver of the deed restriction must be obtained from the State of Florida Internal
Improvement Trust Fund Board of Trustees. The City shall, with the support of the successful
development team and on behalf of the project, petition the Board of Trustees for such a finding or a
waiver of the deed restriction.
In 1997 the City sought a waiver of these provisions from the Board of Trustees to permit the leasing of
portions of the island to Parrot Jungle and Gardens of Watson Island, Inc. The waiver was granted on the
basis that the proposed leasehold uses were in substantial conformance with the public interest and purpose
of the island and in furtherance of municipal purposes. In 1998, the City received a finding of compliance
with the deed provisions for the proposed Aviation Facilities and Regional Visitors Center project.
The City, however, makes no representations and has no information as to whether such a waiver can be
successfully obtained for this project. If the Board of Trustees denies a request for a waiver of the deed
restriction, the project shall be terminated. In the event of such a termination, the development team has no
vested rights, nor title or interest in the property or to the development proposed thereon, nor a claim upon
the City for any expenses incurred in the proposal process.
A developer may choose to partner with a local cultural or educational institution to discuss mutually
beneficial opportunities to further create public purpose uses on the island. Contact information for
the Miami Art Museum and the Miami Museum of Science can be found on the Appendices CD-
ROM.
12 Zl
0®-1081
('it), of,thami, Florida Watson Island Request for Proposals DR.I FT bill ^_gtlq
EIVIPOWERMENT-AND ENTERPRISE ZONES
In 1999, the United States Department of Housing and Urban Development designated the Miami -Dade
County Empowerment Zone as one of only thirty-one Zone communities in the country, The purpose of the
federal initiative is to create jobs and business opportunities by offering various tax credit and cash
incentives in the most economically distressed areas of the Country.
Nearly 75% of the Miami -Dade County Empowerment Zone lies in the City of Miami, including the
downtown central business -district--and Watson Island. The Empowerment Zone Trust; a non-profit
organization, is responsible for maximizing the use of the federal dollars received.
Watson Island is also located in an Enterprise Zone, a designation created by'the Florida'State Legislature
to provide financial incentives to invest -in distressed areas by offering property owners and/or tenants
substantial corporate and sales tax refunds and/or credits. There are over twenty4ive Enterprise Zone
counties and cities in Florida. Empowerment and Enterprise Zone incentives may be applied for and
received concurrently. The City of Miami shall not accept proposals that are contingent on receiving any of
the Empowerment Zone or -Enterprise Zone benefits. Below is an overview of the specific incentives that
may be available:
Empowerment Zone Incentives
TAX EXEMPT BOND FINANCING
A special tax exempt bond, outside of the state volume cap, that may provide lower than market interest
rates for large scale business expansion and job creation projects.
INCREASED SECTION 179 EXPENSING
An increase in Section 179 expensing that may provide up to $37,000 for investments in capital and
equipment.
WORK OPPORTUNITY TAX CREDIT
A tax credit that may provide businesses with incentives of up to $2,400 for each eligible employee.
WELFARE -TO -WORK CREDIT
A credit that may provide businesses with an incentive to hire long-term family assistance recipients.
For additional information on these incentives, review IRS publication 954, which explains how to
determine if a particular business qualifies for specific zone incentives. Contact information for the
Empowerment Zone Trust is located on the Appendices CD-ROM.
13 00-1081
City o Miami. Florida 'Waisorr Wand Re ues� or'Pro osals DR O -/1)0 0
I v I p � .�FT /_'/
Enterprise Zone Incentives
STATE PROPERTY TAX CREDIT
A 96% credit against corporate: income tax up to $50,000.on any:ad valorem property taxes not abated by
local government may be available.for up to five years..
MIAMI-DADE. COUNTY PROPERTY TAX ABATEMENT
Up to 100% of:the Miami -Dade County. portion of local.taxes may be,abated by the County for a company
creating five or more jobs. The abatement may be granted for a period of up to five years.
BUSINESS EQUIPMENT SALES TAX REFUND
A sales tax refund that may provide up to $10,000 per piece of equipment.
FLORIDA JOB CREATION TAX CREDIT
A 15% credit against corporate income tax or sales and use tax on wages paid to each new employee who
is a resident of the zone.
BUILDING MATERIALS SALES TAX REFUND
A sales tax refund that may provide up to $10,000 per business owner or tenant.
14
00-1081
01Y of Aliami. F lorida Wasson Island Request lbr Proposals DRIFT l =/0'; '000
r
PROJECT GOALS AND=OBJECTIVES
The City's development goals and objectives for the site are to achieve a unique mix of uses, a significant
and sustainable financial return to the City, and a landmark design. Further, it is the City's expectation to
completely reshape and redefine Watson Island as an active people -gathering, public waterfront location.
The City has carefully formulated the following objectives -for this public -private partnership:
Acceptable .Uses
Given the property's invaluable waterfront position on Biscayne Bay along the Intercoastal Waterway and
Government Cut channel, marina (wet slips) and marine facilities are specifically required as part of
any development program for the property, and must include at a minimum, seasonal accommodations for
vessels 65 feet and larger. One or all additional acceptable uses listed below may be accommodated within
a respondent's development scenario, so long as the vision is achieved in a well-balanced plan. Private
clubs shall not be considered an acceptable use.
■ Entertainment
■ Educational and/or Cultural Facilities
■ Hotel (including Convention and/or Conference Facilities)
■ Retail (including sale of equipment and accessories for boats)
• Restaurants
■ Theaters
■ Privately owned and/or operated recreation buildings and facilities, playgrounds, playfields, parks,
beaches, neighborhood centers, auditoriums, libraries, art galleries, museums and the like
■ Ancillary and Support Facilities such as parking and professional offices
Financial Objectives
To maximize the value of the property for the City by providing market rate financial return, increased tax
revenue and other benefits.
Planning and Land Use Objectives
To develop a world -class marina capable of accommodating vessels 65 feet and larger. -
To design a waterfront mixed use development that is worthy of its waterfront setting with emphasis on
human scale and public open space.
To form a compatible link to the neighboring Downtown, Miami Beach, the Port of Miami, and the rest of
South Florida.
To enhance the overall public benefit derived from the property in terms of use, visibility, access, and
financial return.
To develop an array of uses that will attract increasing and varied segments of the local, regional and
visitor population.
15 0,0 10 81
Ciro of Miami. FloriJa Watson Island Reyursr Jor Proposals
Urban Design Principles and Guidelines
GENERAL
0 DRU17 /21072nnn
■ Public access to the water's edge shall be paramount.
Continuous greenway/open space'shall run the entire length of the waterfront.
• Scenic vistas of the bay area shall be respected and enhanced..
■ Frequent and safe pedestrian connections to the waterfront must be assured.
■ The roadway design shall be complimentary to the needs of the waterfront plan.
■ The architecture and landscape architecture shall acknowledge the tropical climate of the region
and contribute to the pedestrian, civic life of the project.
USAGE
■ The marina must provide, at a minimum, seasonal accommodations for vessels of 65 feet and
larger.
■ Private clubs will not be permitted.
Waterfront urban open spaces shall providd opportunities for passive recreation.
VIEWS
• Preserve exceptional views of the port, bay and Miami skyline.
■ Provide optimum waterfront views from open spaces, plazas and parks.
ACCESS
■ Provide continuous pedestrian access along the waterfront.
■ Provide the maximum public access to the waterfront as a marketing opportunity.
■ Minimize pedestrian/vehicular conflict points.
■ Interior and perimeter walkways shall be a minimum of 10 feet in width.
• Uninterrupted paths and walkways along the waterfront shall be a minimum of 15 feet.
■ Provide waterfront overlooks.
• Waterfront promenade shall include seating areas adjacent to the water's edge.
• Creative use of street lighting and distinctive exterior building lighting is encouraged.
■ Pedestrian scale decorative lighting, low level path and landscape accent lighting shall be
incorporated into the development including along the waterfront, public open spaces and marina.
City of Miami, Florida Watson Island Requestfor Proposals DRA FT l 210 ":^_ 000
Allutility, infrastructures shall be placed underground or within chases below grade.
■ Increase access to the waterside environment and provide uninterrupted connection to adjacent
land uses and the MacArthur bridge underpass that includes�a pedestrian pathway leading to the
north side ,of the. island. ,
OPEN SPACES
Provide a continuous variety of public open spaces along the waterfront including:
Parks
Plazas .
Walkways
Edge Treatments
• Open spaces shall acknowledge the tropical climate of the region by providing significant shade
through the use of substantial shade trees and specimen palm varieties.
ARCHITECTURE
■ The setback from the waterfront of all structures shall be a minimum of 100 feet.
■ The height of any structure shall not exceed 65 feet above Federal Emergency Management
Agency ("FEMA") established flood criteria.
■ Buildings shall acknowledge the sub tropical climate of the region.
■ Building's orientation shall address the specificity of the site along the waterfront with focus on
elements such as:
Terraces
Roof Gardens
Entries
PorchesNerandas
Balconies
Wide Roof Overhangs
■ Building intensity, massing and articulation shall respond to human scale and the pedestrian
realm.
■ Building facades shall be varied and articulated to provide visual interest to pedestrians. In no case
shall the waterfront fagade of a building consist of an inarticulated blank wall.
■ Primary ground floor commercial building entrances are strongly encouraged to face the
waterfront, parks, plazas, open spaces, and pedestrian walkways, not parking lots.
• Secondary entries from interior walkways are also encouraged.
17'�1�8�
City of Miami. Florida ® Watson liland Request for Proposals ® DRIFT 12/0"2000
■ Building intensities, orientation, and massing should promote more active commercial centers,
support transit, and reinforce public space.
■ Project, orientation to both the waterfront and MacArthur Causeway, public activity and seating
areas, and outdoor,dining are encouraged as desirable features. Human scale detail in architecture
'U :is also encouraged.
PARKING
■ Parking shall not be allowed along the .Waterfront.
■ Parking- structures shall be articulated in such a way as to conceal the. program..
■ Parking structures shall face the island access road system immediately adjacent to the Mac Arthur
Causeway.
• ' 'Parking Structures shall allow for retail/commercial uses on the ground floor facing the pedestrian
plazas and open spaces
LANDSCAPE
■ Streets and walkways shall be planted with a continuous canopy of shade trees, flowering trees, or
closely spaced specimen palms.
• Landscape shall be designed to compliment the architecture, to emphasize elements such as
entrances, plazas, open spaces, to frame views, and to visually screen service and utility areas...
■ Identify a varied palette of tropical and Florida native plant materials that reflect the landscape of
the region.
SIGNAGE
■ Provide educational and interpretive artistically designed signage along the waterfront and
prominent urban open spaces to create awareness of the environment and bay ecosystems.
• Signage shall be designed to meet compatibility, uniformity and size standards that do not
compete with the architecture of the development or with the island wide signage system.
■ Project shall participate in an island wide signage system.
18 00-1081
0tv of Ahami. Horida ® Watson Island Request.for Proposals ® DR, I FT l _',,07'2000
Required Project Components ..
The City has established a number of program requirements that must be included in any proposed
development project.. All requirements are to -be constructed at the developer's sole expense.
MARINA
A .boat basin that has docks, :moorings, supplies; and other facilities for. boats isrequired. and must .be
designed with specifications consistent with industry standards for a world -class marina. Recognizing
marine manufacturing industry trends towards the expanding production of mega yacht vessels and the
increased sizes of such vessels, the City is, requiring that the marina shall .at.a minimum, seasonally
accommodate vessels sixty.five (65).feet and larger. The current and historic maritime and water -related
uses associated with the island.such as commercial fishing, charter. services, and fresh fish markets may be
included in the marina- design. The mix of.marine-related uses shall be designed to provide the greatest
possible economic impact in the community. Specific marina related objectives include:
■ To develop the highest quality marina facilities, following the highest industry standards for
berthing large vessels, that shall attract international and regional marine interests and optimize
the use of the waterfront.
■ Utilize the available submerged property to maximize the economic potential of the site.
• To develop upland facilities and activities that shall compliment those of the proposed marina, as
well as adjacent parcels within the island, and that serve to connect the various projects and
experiences.
■ To optimize the use of submerged lands to create the maximum number of wet slips, preferably to
accommodate mega yacht vessels.
A preliminary study of a potential mega yacht marina design for the site and a mega yacht economic
impact study have been included on the Appendices CD-ROM.
WATERFRONT OPEN SPACE AREAS
On Watson Island, the public has long enjoyed gathering at the shoreline to watch the world's largest
assemblage of cruise ships on Dodge Island and the sight of Chalk's seaplanes arriving and departing on
Biscayne Bay with the downtown skyline as a backdrop. In this tradition, and as an extension of these
images that are so much a part of Miami's personality, the proposed project objectives shall develop a
waterfront urban design project that provides a network of parks, plazas, walkways, open spaces and
integrated transportation improvements that enhance access, enjoyment and appreciation of the bay and
Government Cut. The successful respondent shall be solely responsible for funding and constructing a
public waterfront urban design project that emphasizes human scale, public open spaces and the pedestrian
realm.
ART IN PUBLIC PLACES
It is well recognized that public works of art are integral, lasting components of a cityscape and add to the
intrinsic value of any new development. Respondents are required to incorporate public art projects within
the development that shall both enhance the value of the site and create enjoyable and compelling public
spaces for people visiting and living in the Greater Miami area.
19 00 11,0 81
City of Aliami. Florida ® Walson Island -Request lor Proposals ® DR.4/T l 2/0 - ; 000
The amount of investment in public art shall be $0.35 per square foot based on the amount of square
footage of the gross floor area dedicated to commercial uses. Artwork shall be unique, produced by a
professional artist, and easily accessible to the public for at least 40 hours each week. Examples of art
projects to -consider: include, tangible creations by artists exhibiting the highest quality of skill and aesthetic
principles,: including but. not limited !to.paintings, sculptures, glass works, statues, bas reliefs, engravings,
carvings, frescoes; mobiles, murals,.mosaics, fiber works, photographs, and drawings.
Building features and enhancements such as gates, benches and monuments, as well as landscape art
enhancements such as fountains and walkways, shall be considered toward this requirement so long as the
elements are designed by professional artists and are not mass-produced.
WATER TAXI LANDING
In South Florida numerous opportunities exist for waterfront dining, entertainment and lodging, many of
which have been designed for convenient waterside access. It is for this reason that a designated water taxi
landing shall be provided by the successful respondent as an amenity to enhance public access to the island
and as a link to such destinations via watercraft. The water taxi landing shall be a minimum of forty (40)
feet in length.
PROPOSED BOULEVARD
A boulevard with a typical 70' cross-section, which includes a center median, adjacent to the southern
boundary of the property offered in this RFP is proposed. The proposed boulevard will provide access to
the western side of Watson Island and will create a substantially landscaped, grand entryway linking the
destinations on this side of the island. The successful respondent may be required to fund a proportionate
share of the road. construction. The successful respondent shall be required to provide substantial landscape
treatments to.the leased area adjacent to the boulevard.
ISLAND SIGNAGE SYSTEM
An island -wide pathfinder signage system is proposed to provide uniform and efficient directions that will
lead visitors to all destinations on Watson Island. The successful respondent shall be responsible to fund a
proportionate share of this system.
20 p 0'. 1081
City of Miami. Florida Wutson Island Rryuestfor Proposals ® D2If /' l_'/q _V00
TERMS ANWCONDITIONS OF -OFFERING
City's Commitment of Funds, Services
The City's participation in ;the- proposed development is limited to a long-term lease of -the property. The
City shall not provide any funds or financing for the development contemplated by this RFP.
The selected respondent shall be required to provide all financing for the construction of improvements and
operating expenses, to pay a return to the City that is equal to fair market value, and to provide deposits or
surety to guarantee required performance and payments.
City's Commitment of Property
The property..and its improvements :are offered `as is" by 'the City for development and long term
management. No representations or warranties whatsoever are made as to its condition, state or
characteristics. Expressed warranties and implied warranties of fitness for a particular purpose or use and
habitability are hereby disclaimed. Existing improvements and facilities located on the property are not
required to be retained as a part of the proposed redevelopment of the site.
Testing, audits, appraisals, inspections, and the like necessary or desired to submit a proposal shall be at the
sole expense of the prospective respondent. Reports regarding the property that the City may have in its
possession are available as public records.
City -owned .property is held in public trust and cannot be mortgaged; pledged, liened or subordinated in
any way as a partof the lease agreement. All leasehold improvements shall become the sole property of
the City upon the expiration of the lease agreement.
Substantial Increase
In addition to any other right of termination available, any substantial increase in the City's commitment of
funds, property, or services, or any other material alteration of any contract awarded for a Unified
Development Project shall entitle the City Commission to terminate any contract including the lease after a
public hearing. Prior to such public hearing, the Commission shall seek and obtain a report from the City
Manager and from the Review Committee that evaluated the proposals for said project, concerning the
advisability of the City exercising its right. The City shall have no liability with regard to its exercise of
said right and the selected respondent shall bear all of its own costs with respect thereto.
As stipulated in Subsection (e)(4) of Charter Section 29-A(c), "substantial increase" shall be defined as a
10% or more increase to the City's proposed commitment of funds, property and/or services, and "material
alteration" shall be defined as a failure to comply with all aspects of the proposal except as may be
specifically permitted in writing by the City Manager. Charter Section 29-A(c) can be found on the
Appendices CD-ROM.
Form of Lease Payments, Escalation
Proposals shall include annual lease payments in the form of a minimum annual guaranteed rent and a
percentage of gross receipts. Proposals must include a provision for periodic escalation in the minimum
21 00-1081
0tv of Miumi. Florida is Watson lalund Reyuest,%r Proposals • DkaFT 1 _/07,_ 000
rent.: Different percentages of gross receipts may, be offered for the different operations included in the
proposal. Percentages may be increased over time. '
The successful development team shall also be required to provide the City with the following rents:
Prepossession rent shall be, paid during any due.diIigence,period prior to taking possession of the property;
Construction period rent shall be paid for the appropriate period.prior to project completion;
Placeholder rent shall be paid to maintain lease and development rights to any parcels to be developed
following the initial phase of development, if phased development is proposed.
Fair Market Value
In accordance with Miami City Charter Section 29-13, the lease must provide the City with at least fair
market value. Proposals shall include sufficient analysis of revenues and development and operating costs
to justify the proffered figure as providing the City with at least "fair market value" based upon the
proposed project. Each respondent shall specifically state in its proposal that it agrees that annual lease
payments shall meet fair market value, if its proposal is accepted by the City.
Upon selection of a proposal by the City Commission, fair market value and rent shall be determined by an
appraisal of the proposed project as performed by two Members of the Appraiser Institute ("MAI")
qualified appraisers. Transaction rent shall not be considered in the appraisal of fair market value, given its
variability. The nature of such rent shall, however, be an important consideration in the competitive
evaluation of alternative financial proposals.
Lease Agreement
Upon the selection of a development proposal by the Miami City Commission, the City shall negotiate a
lease and development agreement with the designated respondent for the use and development of the
property according to the parameters of its proposal and this RFP. The City shall not consider a sale of the
property. In their submittals, development teams shall be required to indicate acceptance of the basic
business terms, or identify areas of disagreement with an explanation and suggestion of an alternative way
to address the issue. The actual terms of the lease shall be negotiated with City staff and are subject to final
approval by the City of Miami Commission and the State of Florida Emergency Financial Oversight Board.
The selected respondent shall have no vested rights, nor title or interest in the property or in the
development proposed thereon until such time as a lease agreement is fully executed, and then only in the
manner stipulated therein.
In order to provide some background information for prospective developers, the following section briefly
describes some key lease terms.
LEASE TERM
The term of the lease shall be appropriate to the types of uses approved by the City and to the level and
form of investment, not to exceed forty-five (45) years with two (15) fifteen -year renewals. City of Miami
lease agreements generally provide for a period of time under which the City retains possession of the
property until the lessee has completed due diligence and has fully secured financing sufficient to
undertake the proposed development.
22
00-1081
Ory of ,Miami, Florida Watson island Requestfor Proposals DP_-1FT 1 _10- 000
CONDITIONS PRECEDENT
Conditions that.must be met prior to deliveryof possession:of the.property to the lessee. These conditions
in but are not: limited to, review by developer of City's title to the property, approval of the lease by
the State of Florida Internal Improvement Trust Fund, receipt; and approval; by :the City Manager of
financing commitment(s) for construction of the lease hold.. improvements, receipt by the City of an
environmental condition acceptance notice, and approval by .the. City Manager of the development plans
for the project.
PROPERTY ,.
The property will' be comprised of approximately' l l acres'of upland and 14_ acres of submerged land as
identified in the Survey found on the Exhibits CD-ROM.
PROPOSED USES
All proposed uses shall be consistent with and responsive to this RFP.
MAINTENANCE/REPAIRS
During the lease term, the developer shall be responsible for all expenses associated with the property,
including, but not limited to, maintenance, repairs, replacements, and operating expenses.
LEASEHOLD MORTGAGE
The lessee shall have the right during the lease term to encumber its leasehold estate by leasehold mortgage
for the sole purpose of securing financing for construction of the leasehold improvements and/or for long-
term financing or refinancing of any such leasehold improvements. The lessee shall have no right to
encumber the fee simple title of the City in and to the property or to the City's remainder or residual
interest in the leasehold improvements.
SUBORDINATION
The City's fee ownership and rental income stream shall not be subordinated.
TAXES AND IMPOSITIONS
The developer shall be required to pay all governmental assessments, including assessments imposed by
the City, franchise fees, excises, license and permit fees, levies, charges and taxes, including ad valorem
real estate taxes on the land under the property and the leasehold improvements, general and special,
ordinary and extraordinary properly levied against the property and the improvements and/or the lessee's
leasehold estate which constitute a lien on the property or the improvements. The developer shall also be
required to pay other applicable sales, parking and payroll taxes. In compliance with the City Charter,
should a tax exemption be obtained for either the property and/or improvements, the lessee shall be
responsible to pay an amount equal to what the City's portion of the ad valorem real property taxes would
be if the property and/or the improvements did not obtain an exemption. The City's portion of real property
23
0'0-1081
Uin of Ahami. Florida ® Watson Island Request for Proposals 0 DR. UFT I 2/0 _,`000
taxes or other governmental assessments shall be due non -withstanding any incentives received from the
County, State, or Federal Government.
SECURITY DEPOSIT .
A security deposit will be required in an amount equal to six month's base rent, or as negotiated.
INSURANCE AND BOND REQUIREMENTS
The lessee shall be required to maintain throughout the lease term insurance typical to the approved project
(in amounts and with limits determined appropriate by the City, in a form and with carriers acceptable to
the City),. including, but not limited to, comprehensive general liability, .workers' compensation, all risk
property insurance, -automobile liability, personal property, business. interruption, builder's risk,. liquor
liability, food and products liability, and any other insurance required by .law. The City of Miami must be
named as an additional insured.
The lessee shall provide, or cause to be provided, to the City a performance bond issued by a responsible
surety company licensed to do business in Florida and satisfactory to the City, in the City's reasonable
discretion, or other such instrument. Such bond shall guarantee construction of the leasehold
improvements at the property and shall be in an amount not less than 100% of the cost of said
improvements.
ENVIRONMENTAL
During the "due diligence" period, the developer shall be required to conduct environmental site
assessments, including sampling and testing of the soils, sediments and possibly the groundwater. The
developer shall be responsible for the removal or remediation of hazardous materials that are required by
law to be removed or remediated for the project. Requirements for removal and remediation, if any, will
depend on the construction plans proposed. The City may participate in the cost of any required removal
of hazardous materials and the parties shall negotiate the amount of this participation.
ASSIGNMENT
The City shall have the right to approve any assignment or transfer of the lease and intends to participate in
any proceeds from any such assignment or transfer. No assignment or transfer of the lease, or any transfer
of more than 15% of the stock, membership interest or beneficial interest of the lessee shall be permitted
during the first five years of the lease agreement. The lease shall provide that at all times during the lease,
the property shall be managed by a qualified person, firm or corporation.
NON-EXCLUSIVE USES
All uses provided shall be non-exclusive uses. Development of the property into a mixed -use commercial
venture shall not preclude the development of similar or the same uses by the City on any of its other
properties.
24 00-1081
On. of :Miami. Florid( . Watson Island Request for Proposals � Dk4bT 1_'/0- 2000
REGULATORYTROCESS
The specific plans for the site will require various permits and approvals, and each respondent to the RFP is
responsible for determining' which permits and approvals will be required for the construction and
operations at the site. The selected respondent, at its sole cost and expense, shall be responsible for
acquiring all required permits, licenses, and -approvals from ,all -agencies with, jurisdiction, including, but
not limited to,�the City,: Miami -Dade County, the State of Florida; :federal agencies and all public utilities.
Additionally, all improvements must comply with all applicable building, fire, zoning, health and other
code: requirements.
The following -.information is intended to help the respondent determine the applicable requirements and is
not meant to be an exhaustive summary of all permits, licenses and approvals required. The City will assist
the selected development team through expedited review procedures for City issued permits and approvals,
to the extent permitted by law and regulations.
Public Referendum Approval
City of Miami Charter "Section 29-C — Watson Island" provides that before any lease of lands on Watson
Island can be entered into, the proposed transaction shall be approved by voters at a referendum. It is our
intention to submit the proposed transaction to a referendum vote on November 6, 2001, or at the earliest
convenient, regularly scheduled, general election. If the proposed transaction is rejected by referendum
vote, the project shall be terminated. In the event of such a termination, the developer has no vested rights,
or title or interest in the property or to the development proposed thereon, or a claim upon the City for any
expenses incurred in the proposal process.
Leasehold Contract
Pending public approval of the project at referendum, exclusive negotiations with the selected developer
and the City will commence. The City Commission then must approve the negotiated lease and
development agreement for the project.
State of Florida Internal Improvement Trust Fund Deed
Following the execution of the negotiated lease and development agreement for the project, and as a
condition precedent of the lease, a finding of public purpose or a waiver of the deed restriction must be
obtained from the State of Florida Internal Improvement Trust Fund Board of Trustees. The City willswith
the support of the successful development team, and on behalf of the project, petition the Board of Trustees
for such a finding or a waiver of the deed restriction.
Development of Regional Impact
A Development of Regional Impact ("DRI"), as defined in Section 380.06, Florida Statutes, is any
development that, because of its character, magnitude, or location, would have a substantial effect upon the
health, safety, or welfare of citizens of more than one county. If it is determined that the proposed
development is subject to DRI review and procedures (or a successor or similar law), the selected
respondent shall be solely responsible for making all applications and/or seeking all authorizations required
by law, at the respondent's sole cost and expense.
25 00-1081
Oty of Jliami, Florida ® warson Island Request for Proposals DRAT 71210-: 2000
Design Review
The design of the project shall be subject to review and approval by appropriate City departments and/or
agencies until such .time that building permits .are issued. Such=agencies-may include the Waterfront
Advisory Board and the Parks Advisory. Board.
Special Permit(s)
Development of the site may require a Major Use Special Permit ("MUSP") to be issued from the City of
Miami. The MUSP shall require traffic studies, environmental impact as well as all design specifications.
The MUSP process will take the project through several public meetings and advisory boards including:
Large Scale Development Committee
Zoning Board and/or Planning Advisory Board
Urban Development Review Board
City Commission Meeting — Planning & Zoning Agenda
Miami -Dade County Shoreline Review (Required for Waterfront Projects)
Building and' Environmental Permits
To the extent that it is able, the City will expedite all City planning and building permitting for the
development team due to the City's involvement as a partner in the project and its location in the
Empowerment Zone. The City will, if necessary, apply as a co -applicant to appropriate local, state, and
federal agencies for marina or other regulatory permits. Environmental permits may be required from the
following agencies:
Miami -Dade County Department of Environmental Resources Management (DERM) Permit
State of Florida Department of Environmental Protection (DEP) Site Assessment
U.S. Army Corps of Engineers
26 00-1V81
Ciry of,thami, Honda Wasson Bland Reyuesl for Proposals DRAFT I 'ill - :000
REVIEW AND SELECTION PROCESS
This project has been identified by the City to be a Unified Development Project, for which review
procedures and the selection processes are established in the City Charter and Code. In accordance with
those guidelines; the City Commission appoints a Review Committee from recommendations submitted by
the City 'Manager and selects a Certified Public Accounting (CPA) firm, both to evaluate submitted
proposals.
City Staff
City staff shall initially review proposal submissions for completeness and compliance with all formatting
and content requirements set forth in the RFP. During this initial review, and prior to the start of
deliberations by the Review Committee, respondents may be contacted to cure proposals that contain non-
material, non -substantive defects as determined solely by staff. If notified of such a deficiency, the
respondent shall correct such deficiency within five (5) working days of receipt of notification. Those
submissions that comply with requirements will be deemed responsive.
THRESHOLD REQUIREMENTS AND STANDARDS
The City has identified five (5).factors that shall serve as threshold qualification standards for this UDP
process. All respondents are required to meet these standards to receive further consideration of their
proposals. Respondents must form appropriate development teams in order to assemble the requisite
expertise, experience, financial and management capability to meet these threshold requirements. As such,
where applicable, these standards will be applied to the development team as a whole, in a manner that is
commensurate with the allocation of responsibility within the team.
Each respondent is expected to meet the following five (5) minimum requirements:
A minimum of 10 years experience managing and operating a marina of similar size and
complexity.
2. A minimum of 10 years experience in the management and operation of each use being proposed
for the upland.
3. A leading role of principal responsibility or other demonstrated experience in the design of a
project(s) of similar size, complexity and constraints as the facilities and uses proposed.
4. The successful development and financing of at least one project of similar size, complexity and
uses with similar constraints.
5. At least one single project for which $20 million in debt financing was secured.
Certified Public Accountants
A Certified Public Accounting ("CPA") firm has been selected by the City Commission to evaluate each
proposal, specifically assessing the following elements:
■ The financial viability of the proposing entity, including prior record and experience.
• The viability of the proposal's financial plan, sources and structure.
• The comparative short term and long range economic and fiscal return to the City.
• The proposal's market analysis and marketing plan.
27 p®-1081
04' of Aliami. Honda 9 11'armn Island Re luesl jor Proposals 0 DR. I FT l'/D - _'IMO
The economic feasibility of the proposed development.
■ Viability and appropriateness of management plan.
• Credit worthiness of principals/partners of the proposing entity, including prior bankruptcies, if any.
During the course of its analysis, .the CPA shall examine all materials provided by respondents and will
conduct a full investigation of the financial background of the individual members of the development
team, including materials that may be available from other sources such as Dunn & Bradstreet. The CPA
shall . present its 'finding . s regarding each proposal to the Review Committee prior to said Review
Committee completing its deliberations. The CPA shall render an independent report of its findings to the
City Manager.
Minority and Women Business Affairs Policy Review
The City of Miami will review the materials provided by the respondent to verify the extent to which the
development team encourages Female, Hispanic, and African American participation on the development
team and in the management and operations hiring procedures proposed for the project.
Review Committee
Subsequent to staff review, the Review Committee shall evaluate each proposal deemed responsive. In this
process, the Review Committee shall rely primarily on the documentation submitted in the proposal, but
may also obtain critical information through a presentation by and interview of the development team.
The Review Committee shall use the specific evaluation criteria and their respective assigned weights for
purposes of rating and ranking the proposals, as defined below. Each Committee Member shall review
each proposal specifically noting the level of detail given to criteria of critical importance to the City and
assign a numerical score accordingly. Each Review Committee Member shall determine a rank order
based upon the numeric score achieved. The Review Committee shall arrive at a rank order of proposals
based on the individual member's vote of its rank order.
The Review Committee shall render a written report to the City Manager of its evaluation of all responsive
and responsible proposals. The Review Committee has the authority to recommend one or more, or none,
of the proposals as it deems to be in the best interest of the City. The Committee's recommendation is
accompanied by written justification of its findings.
The City encourages all respondents to form appropriate development teams in order to assemble the
requisite expertise, experience, financial and management capability to meet the evaluation criteria. As
such, where applicable, these standards shall be applied to the development team as a whole, in a manner
that is commensurate with the allocation of responsibility within the team. Each development team is
expected to address the following requirements:
Evaluation Criteria
OVERALL PLAN & DESIGN OF THE PROPOSED DEVELOPMENT
• Fulfillment of the City's established development objectives, design guidelines and program
requirements.
• Range and mix of uses and amenities; extent of public access and amenities.
■ Extent and commitment to public use objectives and goals.
28 00=1081
Crory of.tliami. Horida 49 Watson Island Request for Proposals ® DRAFT 1210-,2000
• Demonstrated commitment to public access and water -related uses.
■ Appropriateness and quality of the design.
• Quality of the marina design as it relates to the berthing of large vessels.
• Appropriateness and relationship of upland facilities to -the marina.
■ Harmonious and/or complementary integration of uses into the site.
■ Successful, harmonious interface and/or connection to adjoining public property, projects, and uses.
■ Imaginative and creative treatment of: public access, particularly -at waterfront, other- public spaces,
exterior space, circulation; view corridors, -landscaping, graphics and lighting. -
• Creative and effective integration of art -in -public places component.
• Quality and sound principles or urban design proposal.-''
■ Efficiency of site design and organization, and compatibility of uses.
MANAGEMENT AND OPERATIONS OF THE PROPOSED DEVELOPMENT
Appropriateness and practicality of stated goals, objectives and policies of management plan.
■ Viability, practicality and comprehensiveness of management plan, including such elements as
mission, operating parameters, operating budget, revenue projections, cash flow analysis, -personnel
organization and staffing plan.
• Extent and feasibility of marketing plan, familiarity with primary and secondary markets for proposed
facilities and services, and appropriateness of strategies to be utilized for attracting and strengthening
those markets.
■ Management approach to ancillary operations and businesses, particularly relative to stated experience
and capabilities, and to the City's objectives.
■ Extent and quality of programs for maintenance, security, public access, cultural/educational
programs, and public and customer services, as applicable.
RETURN TO THE CITY
■ Annual lease payment including a guaranteed minimum annual rental payment
■ Payment of a percentage of gross revenues.
■ Dollar value, extent, and timing of capital improvements.
• Any additional financial benefit to the City.
■ Other non -financial benefits to the City.
EXTENT OF MINORITY PARTICIPATION
• Significant minority/women participation within the proposing entity.
• Significant minority/women participation within the consultants to the proposing entity.
• Subcontracting and hiring practices during construction.
■ Opportunities for minorities/women, hiring outreach and training opportunities in.relation to leasing,
management, operation and maintenance of facilities.
■ Affirmative action plans of development entity members.
29 00 - i081
City of ;Miami. Florida
® Watson Island Revues! for Proposals 0 DRAFT 1210-i_1000I
SCORING VALUES
Criteria
Weighted Value
Overall Plan & Design of the Proposed Development
35
Management & Operations of the Proposed Development
25
Returri'to the City
35
Extent of Minority Participation
'5
Total
100
CityManager
The City Manager shall take into consideration the findings of both the CPA firm and the Review
Committee, and shall then recommend one or more, or none, of the proposals to the City Commission.
The City Manager shall state in writing the reasons for his recommendation.
City Commission
The City Commission may then accept the recommendation of the City Manager, may reject all proposals,
or may seek a recommendation directly from the Review Committee. Should the Commission select a
proposal and authorize exclusive lease negotiations, ballot language. shall be drafted and submitted for a
citywide public referendum vote.
Anticipated Selection Schedule
Issuance of RFP
January 8, 2001
Proposal Pre -Submission Conference and Site Tour
February 20, 2001
Proposal Submission Deadline
June 4, 2001
Conclusion of Proposal Review
August 10, 2001
Recommendation from the City Manager to the City Commission
September 13, 2001
Adoption of Legislation Placing Selected Proposal on Ballot for Public Referendum
September 13, 2001
Public Referendum
November 6, 2001
Begin Lease Negotiations, Pending Approval of Referendum
December 7, 2001
Begin Negotiations with State Board of Trustees for Waiver of Deed Restrictions
January 7, 2002
30
00-1081
City of Miami. Florida � Watson Island Rryuesi for Proposals • DRAFT lI/07`20 0
SUBMITTAL REQUIREMENTS
Required Proposal format
Proposals should be submitted in a bound format with tab dividers separating each section. Prospective
developers shall utilize the following outline to prepare their proposals, adding tabs and sub -tabs as needed.
TABLE OF CONTENTS
EXECUTIVE SUMMARY
PROJECT'S PUBLIC PURPOSE
VISION, GOALS AND OBJECTIVES OF PROJECT
PROJECT PLAN
OPERATING PLAN
MARKETING PLAN
FINANCIAL PLAN
DEVELOPMENT TEAM
FINANCIAL CAPACITY
DEVELOPMENT SCHEDULE
REQUIRED CITY FORMS
ATTACHMENTS
Cilv of,tliami. Florida ® Watson Island Request for Proposals 0 DRAFT l 2/0-i7000
Required Proposal Content
Proposals should be submitted in a bound format with tab dividers separating each section. Prospective
developers shall utilize the following outline to prepare' their -proposals, adding tabs and sub -tabs as needed.
All required drawings shall be submitted in the scale 'noted •with one (1) original mounted on boards no
larger that 24" x 36"°and•.19 copies'reduced proportionately to an l I x -17" format. A total of 14 boards
will be accepted. Models and photographs of models will not be accepted.
TABLE OF CONTENTS ' .
Table listing sequential page location of Contents,. Charts, Graphs and Illustrations
EXECUTIVE SUMMARY
Respondent must summarize the proposal providing an overview of the proposal document.
PROJECT'S PUBLIC PURPOSE
Respondent must demonstrate the range of public purpose(s) that the proposed project will achieve.
VISION, GOALS AND OBJECTIVES OF PROPOSED PROJECT
Respondent must summarize the vision, goals and objective of the proposed project.
PROJECT PLAN
The project plan shall be prepared by a team of specialized, registered design professionals. The design
professional must strive to create a development with a meaningful sense of place. The project plan shall
take into account the Urban -Design Principles and Guidelines that focus on a mixed -use waterfront
development that emphasizes human scale, the pedestrian realm and public open spaces. The plan shall
include:
1. Narrative Description
2. Site Program Analysis including:
■ Overall site development including marina.
■ Number of buildings, and use, square footage, height of each.
■ Number, type, size and construction of specific uses.
■ Number, size,. type and description of recreational, educational, and/or other ancillary or public
amenities. -
■ Description of proposed operations by category (convention/conference, hotel, marina, marine
facilities, restaurant, retail, etc.) and approximate square footage or number.
■ Architectural features.
■ Landscape architectural features.
■ Permitting and environmental issues.
3. Watson Island Site Plan
Plan should illustrate the relationship and connectivity of the proposed project to other existing and
planned projects on the island.
Required scale = 1" : 200'
4. Proposed Project Site Plan including:
■ Land Use
• Building Locations
32
00- 1081
Cin, o/ Miatni. h7orulu Watson Island Request for Proposals ® DR4b7 12/072000
■ View Corridors
Vehicular/Pedestrian Access (public and private)
■ Marina Layout
Required scale = 1".: 40'
5. Proposed Landscape Plan
Required scale= 1" : 40'
6.' Proposed 'Marina Plan
'.Required scale 1" 40'
7. Renderings of Overall Site
From Biscayne Bay
From MacArthur Causeway
■ From Within Project (3 different renderings from this view will be accepted)
Illustrating:
■ Context
Landscape
■ Building Heights
■ Architectural Elements
■ Architectural Features
■ Landscape Features
■ Parks/Plazas/Greenways/Open Spaces/Waterfront Promenade
Signage
8. Elevations
5 different project elevations will be accepted
OPERATING PLAN
The proposal must include a narrative describing the management and operation of the entire proposed
development. Respondents are reminded that the City intends that the property be maintained and operated
in a manner consistent with the highest industry standards for facilities of its type.
The description shall include, at minimum, mission statement, an organizational chart, brief outline of
operating procedures, indication of which businesses are intended to be operated by development team and
which businesses are intended to be subleased or to be operated under a management contract, sublease
requirements (if any), operating schedule, and maintenance program, including planned major maintenance
schedule. Additionally, a copy of the respondent's currently effective Affirmative Action program, in
accordance with City Code Sections 2-778 and 18-136 et seq., included on the Appendices CD-ROM. If
independent management services are to be involved, then the applicable forms included on the Exhibits
CD-ROM must be completed by management contractors.
■ Mission Statement
• Organizational Chart
• Operating Procedures
• Management Plan
■ Management Team
■ Staffing Plan
■ Operating Schedule
■ Maintenance Program
• Affirmative Action Program
M
33Og�
City of Miami. Florida ® Watson Island Reyttesl for Proposals URA FT 1210-"000
MARKETING PLAN
Proposals shall include a market plan and feasibility study that shall identify primary and secondary
markets for each type of facility and/or service proposed and a description of the strategies to be utilized
for attracting and strengthening those markets such as how and where the activities/operation will be
advertised. This analysis should be sufficient to address the economic feasibility of the development as
proposed. Specific discussion shall be presented as to marketing strategies to attract the seasonal large
vessel market. Similarly, the feasibility study should provide the rationale for the proposed mix of piers,
dockage, wet slips and marina amenities.
Marketing Plan
Feasibility Study
Advertising Budget
FINANCIAL PLAN
The respondent shall provide, as part of the proposal, a description of the financing plan for all building
improvements, site improvements, and program requirements associated with the development, including
public spaces and amenities, as well as that required for all start up costs and initial operating expenses.
Prior to its execution of a lease agreement, the City shall require written evidence that the successful
respondent has received a firm and irrevocable commitment of all funds necessary to construct, equip, and
initiate operation of the proposed Project for a stabilization period determined by the City. The City
reserves the right to further evaluate and/or reject financing commitments when the term, the identity of the
financing source or other aspect of such financing is deemed not in the best interest of the City or the
project '
Financial Plan and Pro Forma
Proposals shall include a description of the financing plan and a pro forma to be utilized for capital
construction and initiation of operations, to be accompanied by revenue projections covering, at minimum,
the first 10 years of operation. This shall identify all sources and uses of funds involved in the
development.
Capital Investment
Proposals shall include a written statement indicating the total dollar amount to be spent on permanent
physical improvements to the property, and an itemization of those improvement costs presented as an
inventory or schedule of improvements.
Financial Return to the City
Proposals shall include a stated commitment of annual lease payments to the City in the form of a
minimum guaranteed rent and percentage(s) of gross revenues, as well as a stated commitment to adhere to
the City Charter requirement for compensation equal to fair market value. Proposals shall also include a
stated specific dollar commitment that shall be provided as prepossession rent, construction period rent and
placeholder rent. Proposals shall detail other financial benefits to the City such as estimated property taxes,
and other non -financial benefits such as new jobs created.
34
00-1081
City t?f Miami, Flnrulu 0
Watson Island RequestJbr Proposals ® DRAI`711/0"12000
DEVELOPMENT ENTITY
Respondent's must form a development entity that assembles the requisite expertise, experience, financial
and management capability to develop a world -class marina and mixed use destination. For the purpose of
this RFP "development entities" are defined as the legal entity submitting the proposal and with whom the
City would enter into the leasehold agreement for the property, if awarded. The City of Miami reserves the
right to conduct a complete background investigation of the development entity and all involved principals,
consultants, and sub -consultants prior to the final selection or execution of the lease. Further definition of
the development entity/team is located in "Definitions", located on the Appendices CD-ROM.
Table of Organization for Development Entity
The organizational structure presented in graphic form depicting the proposing entity and its professional
consultants, including the names, affiliation and addresses of all principals. This includes any and all
general partners, stockholders owning 5% or more of the corporate stock, corporate officers, and
executives and top management of the development entity. A Certificate of Good Standing from the State
of Florida shall be submitted for the development entity formed for the project.
Resumes
Resumes shall be included for key individuals to be involved in the proposed development.
References for All Development Team Members
Respondents shall provide not less that four (4) current references for each principal development team
member who can attest to the. members' relevant capability and experience. These references shall be
contacted by the City.
Licenses and Corporate Registrations
Individual Engineers, Architects and Landscape Architects must submit current Certificates of Registration
or Licenses, and corporations or partnerships in those fields must submit current Certificates of
Authorization. Proposals shall also include for each firm a copy of the fi m's current corporate registration.
Other Documentation as to Experience and Capability
Proposals shall include a narrative or outline that provides sufficient detail to describe the development
team's and consultants' considerable past experience in the development and management of projects of
similar scope and complexity within the same or clearly similar sphere of endeavor. Respondent's shall
provide a detailed list of completed projects, indicating the time required for completion, the completion
date, the amount invested and financed for the project, a description of the project's elements and the
role(s) played by each development team member that was involved.
35
00-1081
City of ,lliami. F7ornla 0 Watson Wand Request for Proposals 0 DX-1 FT 1210' 20W)
FINANCIAL CAPACITY
Evidence of access to equity capital and financing resources to carry out proposed project, supported by:
I. The most recent available credit report and an audited financial statement for the past four years of
each principal and joint venture participant, including statement of changes in financial position and
statements of any parent organizations and any materially relevant subsidiary units, identifying any
projects with negative cash flows, amount of developer's resource debt, any non -performing loans, and the
amount of guarantees and/or contingent liabilities.
2. Composition of current real estate portfolio, listing the following for each project: project name, type
location (city, state), date completed, project size (rentable area), value, debt, role (developer, operator,
property manager, etc.), ownership interest, and occupancy rate.
3. Recent history, preferably within the last 2-3 years, in obtaining financing commitments, detailing type
of project, financing source, amounts committed, etc.
4. List and description of all projects in the pipeline including status, development schedule and financial
commitment required of developer/operator, a detailed description of the project financing methods,
sources and amounts, and any working relationship (on other projects) with members of the proposed team
(on this project).
5. Identification of specific relationships (and contact information) with sources of equity/debt capital
and their indication that the project outlined by the City and the respondent is consistent with their
investment criteria for a project of this size and type:
6, A written statement from each financing source that the equity or subordinate mortgage capital is
available or will be made available for funding the proposed project and that the project outlined by the
City and the respondent is consistent with the sources investment criteria for a project f this size. In lieu of
a letter of commitment, respondents may submit a written statements from their financing sources
describing past projects which said source has financed for said respondent, detailing the amount of capital,
the size of the project and any other pertinent information that will assist the City of Miami in determining
the availability of equity or subordinate capital to fund the project.
7. Address whether the respondent or any participating team members have been involved in any
litigation or other legal dispute regarding a real estate venture during the past five years. In the explanation,
include information regarding the outcome of any material litigation or dispute. Also, indicate if the
respondent or any participating team members have ever filed for bankruptcy, or have owned or controlled
projects that have been foreclosed, or have had fines levied by governmental agencies. Include the date f
occurrence, contact person, telephone number and address.
DEVELOPMENT SCHEDULE
Respondent must provide a narrative accompanied by a graphic time line or schedule detailing all phases of
the development including developer due diligence, planning and design, permitting, construction, and
operations. The schedule must include an explanation of how the phasing of the project was determined
and a projection of the project completion time required following the development team receiving control
of the site.
36 00-1081
City of Aami. Florida 0
Watson Island Request for Proposals 0 DRAFT 1210712000
REQUIRED CITY FORMS
Minority/Women Business Affairs Registration Affidavit
Completed Minority Participation Documentation forms included on the Exhibits CD-ROM, as evidence of
minority participation pursuant to the goals set forth in the City's Minority and Women Business Affairs
and Procurement Program.
Declaration
Development Team Questionnaire
Partnership Statement
Corporation Statement
Primary Office Affidavit
ATTACHMENTS
Tabbed section to be utilized by development team as needed.
37
�t :IfR_1
• City of Aliami. Florida Watson Island Rryuest for Proposals ` DRAI-T 12/0-'2000
Submittal Procedures and Deadline
Submissions received in response to the RFP shall meet all requirements specified in this section.
Submissions deficient in providing the required information shall be determined non -responsive by the
City and shall be ineligible for further consideration. A complete proposal submission package shall be
delivered to the City as follows:
1. One (1) original and nineteen (19) copies of bound proposals in an 8-1/2"x 11" format and one set of
board -mounted illustrative drawings not to exceed 24" x 36". The Financial Capacity portion of the
proposal must be submitted as one (1) original and two (2) copies bound, sealed and clearly marked.
2. Proposal submissions must be marked "Unified Development Project Proposal for "WATSON ISLAND
NORTHWEST QUADRANT AND MARINA REDEVELOPMENT" and addressed to:
City of Miami
Department of Real Estate and Economic Development
3. Proposals must be received at:
Office of the City Clerk
City of Miami, City Hall
(First Floor Counter)
3500 Pan American Drive
Miami, Florida 33133
June 4", 2001 by 4:00 PM
The time deadline and proposal receipt location shall be strictly adhered to by the City. No proposals shall
be received or accepted after 4:00 p.m., June 4th, 2001 or at any other City office location, other than the
City Clerk's Office (First Floor Counter).
4. Proposal submissions must be accompanied by a deposit in the form of a cashier's check, money order,
or official bank check in the amount of $100,000 made payable to the City of Miami, refundable to
developers not selected.
38
00-10�
City of Aliami. F7onda Watson Island Request for Proposals l )k I FT l '/071200I)
Contact Information
OFFICIAL LIST OF POTENTIAL RESPONDENTS
Anyone bidding must appear on our official list of those who picked up a copy of the RFP. This further
ensures that all potential respondents are advised of any changes made, and receive all notices, addendums,
advisories, etc. regarding the RFP during the bidding period. Upon submission of the $300 cashier's check,
money order, or official bank check for purchase of the RFP document, the contact name provided by the
check issuing entity will be placed on the official list.
PRE -PROPOSAL SUBMISSION CONFERENCE
A "Pre -Proposal Submission Conference" and tour of the Site shall be held at 10:00 AM, Tuesday,
February 20, 2001 in the City Manager's conference room at the Riverside Center, 10' Floor. Questions
from potential developers may be addressed to City Staff at this meeting. Any questions answered at the
meeting shall also be answered in writing. All written responses shall be made available to all potential
respondents who register at this meeting or who purchased the RFP.
"CONE OF SILENCE"
Except for public hearings and scheduled presentations, contact with the City regarding this RFP or any
aspect of a proposal by a respondent or any representative of a respondent shall be limited to the City
Manager or his designee until such time that a successful development team is selected by the City
Commission. All questions, or requests for additional information must be asked and answered in writing
by certified mail. The City will respond within 10 days. Any responses to such questions or requests that
could potentiallyimpact proposals shall be furnished to all respondents in the form of an addendum to this
RFP.
CITY MANAGER'S DESIGNEE FOR ADDITIONAL INFORMATION
Department of Real Estate and Economic Development
City of Miami
444 SW 2"d Avenue
Miami, FL 33130
39
00-1081
TO
FROM:
CITY OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
The Honorable Mayor and Members
of the City Commission
DATE : DEC -% 2000 FILE
SUBJECT:
RFP Revisions Following Waterfront
Advisory Board Workshops
REFERENCES.
ENCLOSURES: Summary of RFP, Resolution, Revised
RFP
In response to the request made at the November 16'', 2000 City Commission meeting, two
workshops were held with the Waterfront Advisory Board for the purpose of revising the draft
Request for Proposals for the Northwest Quadrant of Watson Island Marina and Redevelopment
Site. The attached document reflects this effort.
Also attached is a summary of the Request for Proposals document
CAG/DB/A�W/MJN
c: Robert Parente, Chairman, Waterfront Advisory Board
u-10
CITY.OF MIAMI, FLORIDA
INTER -OFFICE MEMORANDUM
TO: Walter J. Foeman
City Clerk
FROM: ee Weintraub, Acting Director
ep ment of Real Estate
an Economic Development
DATE : November 17,2000
SUBJECT: Public Hearing Notice
REFERENCES:
ENCLOSURES:
FILE:
Attached please find the public hearing notice for the legislation relating to the draft
request for proposals for the redevelopment of the northwest quadrant of Watson Island.
This item is scheduled for the Commission meeting of 7� P.� ( y , 700a rj: 3Ck . irr,
Approved:
vi Alonso, Ag nda Coordinat Date le
W/mjn
•
0
CITY OF MIAMI
NOTICE TO THE PUBLIC
WATSON ISLAND NORTHWEST QUADRANT AND MARINA REDEVELOPMENT
A public hearing will be held by the Miami Commission of the City of Miami,
Florida, on December 14, 2000, at 9:30 a.m. in the City Commission Chambers at
City Hall, 3500 Pan American Drive, Miami, Florida, for the purpose of hearing
any comments from any interested parties regarding the contents of a draft request
for proposals for redevelopment of the "WATSON ISLAND NORTHWEST
QUADRANT AND MARINA", and for the purpose of appointing members to a
Review Committee and selecting a certified public accounting firm to evaluate the
proposals received for a proposed unified development project to develop
commercial, entertainment, marine, and ancillary related improvements on
approximately 25 acres of city owned property, consisting of 11 acres of upland
and 14 acres of submerged lands, including the Watson Island Marina, located at
1040 MacArthur Causeway, Miami, Florida. The facilities to be developed must
include a marina, with a preference for a mega yacht marina, and may include
related marine facilities, recreational, entertainment, educational, cultural,
entertainment destination, conference, convention, hotel, retail, or other ancillary
related uses.
All interested persons are invited to appear and may be heard concerning this
matter. Should any person desire to appeal any decision of the City Commission
with respect to any matter considered at this hearing, that person shall ensure that
a verbatim record of the proceedings is made, including all testimony and
evidence upon which any appeal may be based.
(City Seal)
Walter J. Foeman
City Clerk
20011 DEC - 6 AN H : D D
ISCI1.I -ipSO?1
CITY OF , i, M1, FL
MIAMI DAILY BUSINESS REVIEW
Published Daily except Saturday, Sunday and
Legal Holidays
Miami, Miami -Dade County, Florida.
STATE OF FLORIDA
COUNTY OF MIAMI-DADE:
Before the undersigned authority personally appeared
Octelma V. Ferbeyre, who on oath says that she is the
Supervisor, Legal Notices of the Miami Daily Business
Review We Miami Review, a daily (except Saturday, Sunday
and Legal Holidays) newspaper, published at Miami In Miami -
Dade County, Florida; that the attached copy of advertise-
ment, being a Legal Advertisement of Notice in the matter of
CITY OF MIAMI
PUBLIC HEARING OF WATSON ISLAND
FOR MAY 10, 2001
Amendment of Res. No. 00-1.081,
in the ........... X X X ... Court,
............................
was published in said newspaper in the issues of
May 1, 2001
Affiant further says that the said Miami Daily Business
Review is a newspaper published at Miami in said Miami -
Dade County, Florida, and that the said newspaper has
heretofore been continuously published in said Miami -Dade
County, Florida, each day (except Saturday, Sunday and
Legal Holidays) and has been entered as second class mail
matter at the post office In Miami in said Miami -Dade
County, Florida, for a period of one year next preceding the
first publication of the attached copy of advertisement; and
affiant further says that she has neither paid nor promised
any person, firm or corporation any discount, rebate, com-
missio or refund for the of securing this advertise-
menypublication i said n wspaper.
Swor to an subs ribed fore me this
Vday .......... .mbe�........., ..2004
.
(SEAL)
Octelma V. Ferbeyre personally known to me.
CITY OF IIINAlll11 - -
NOTICE TO THE PUBLIC OF
WATSON ISLAND PUBLIC HEARING.:,_
A public hearing will be held by the Commistion_of the City of. Miami,
Florida, on May 10, 2001, at 9.30 ok in the City Commission Chambers
at City Hall, 3500 Pan American Drive, MiAm), Florida: for dw purpose of
discussing an amendment to Resolution No. 00-1081, adopted December
14, 2000 which was the au9torizadon to issue a Request For Proposals
('flFM-The purpose of the hearing -is to discuss whether a fish market
shag be"a-required use.
-AN interested persons are invited to appear and may be heard concern -
Ina this.item. Should any person desire to appeal any decision of the City
Commission with. respect to any matter considered at this hearing; that
person shall enswe that a verbatim record of the proceedings is made, in -
all - testimony and evidence, upon which any appeal may be
based
e Maria I. Mesa
My Commission DD293855
or r~ Expinn March 04, 2008