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HomeMy WebLinkAboutItem #46 - Discussion ItemCITY OF MIAMI, FLORIDA INTER -OFFICE MEMORANDUM 52 TO : Honorable Mayor and Members of the City Commission FROM : Ci DATE : ,AAY _ 3 100;� FILE 11111T Resolution appointing Review Committee and Selecting a CPA firm for the Mega Yacht Marina RFP REFERENCES: Commission Meeting of 5/11/95 ENCLOSURES: Resolution RECOMMENDATION: It is respectfully recommended that the City Commission adopt the-'-tached Resolution wluch selects a Certified Public Accounting ("CPA") firm and apl..:nts members to a review committee t. evaluate all proposals received in connection with the Request For Proposals for the development of a Mega Yacht Marina and ancillary facilities on Watson Island. BACKGROUND: On April 27, 1995 the City Commission authorized the issuance of a Request for Proposals (RFP) for a Unified Development Project (UDP) for the development of a Mega Yacht Marina, with marine -related retail and ancillary facilities, on Watson Island. The City Charter requires, as part of the UDP process, that both a review committee and an independent CPA firm be selected to evaluate proposals received in response to the RFP. A competitive selection procedure was initiated by the Department of Development which solicited proposals for evaluation services from minority CPA firms certified by the City of Miami Office of Minority and Women Business Affairs. Two proposal were received and evaluated by a committee made up of City staff, according to established criteria and a value point system. The committee recommended the top ranked proposal received from Goldstein, Pastroff, Barja and Company, a female owned business entity fully certified with the City's Office of Minority and Women Business Affairs. The proposal received from Freeman Dawson and Associates, P.A. was ranked second by the committee., Furthermore, the following individuals are recommended for appointment to the review committee for this UDP project: 9 5 — 387, 1 Members of the Public • Manny Fernandez (nominated by Mayor Clark) • Captain Bob Lewis (nominated by Vice Mayor Plummer) J-;2 �/ M Honorable Mayor and Members of the City Commission page 2 • Matthew Cicero (nominated by Commissioner DeYurre) • Oscar DeLaguardia (nominated by Commissioner Gort) • (nominated by Commissioner Dawkins) Cily Employees • Carlos Gimenez, Chief, Fire -Rescue Department • Allan I. Poms, Chief Architect, Public Works Department • Laura Lutes, Office of Asset Management and Capital Projects • Courtney D. Allen, Department of Development and Housing Conservation It is recommended that the Commission take action at this time in order to assure adequate time for staff to negotiate an agreement with the CPA firm and return to the Conanission for authorization to execute the contract prior to the August 1,1995 receipt of proposals. 95- 38'7.1 PA CITY OF MIAMI, FLORIDA �� INTER -OFFICE MEMORANDUM TO : Honorable Mayor and Members of the City Commission FROM : Ci DATE : MAY - 3 1995 FILE SUBJECT Resolution appointing Review Committee and Selecting a CPA firm for Virginia Key Campground RFP REFERENCES: Commission Meeting of 5/11/95 ENCLOSURES: Resolution RECOMMENDATION: It is respectfully recommended that the City Commission adopt the attached Resolution which selects a Certified Public Accounting ("CPA") firm and appoints members to a review committee to evaluate all proposals received in connection with the Request For Proposals for the development of a campground. and related recreational facilities on Virginia Key. BACKGROUND: On April 27, 1995 the City Commission authorized the issuance of a Request for Proposals (RFP) for a Unified Development Project (UDP) for the development of a campground and related recreational facilities on Virginia Key. The City Charter requires, as part of the UDP process, that both a review committee and an independent CPA firm be selected to evaluate proposals received in response to the RFP. A competitive selection procedure was initiated by the Department of Development which solicited proposals for evaluation services from minority CPA firms certified by the City of Miami Office of Minority and Women Business Affairs. One proposal was received and evaluated by a committee made up of City staff, according to established criteria and a value point system. The committee recommended the proposal received from Freeman, Dawson and Associates, P.A., a female owned business entity fully certified with the City's Office of Minority and Women Business Affairs, and located within the City of Miami at 3250 Mary Street, Miami. Furthermore, the following individuals are recommended for appointment to the review committee for this UDP project: 9 5 _ 3 8 7. ;L Members of the Public • John Kiskinis (nominated by Mayor Clark) • Gene Hancock (nominated by Vice Mayor Plummer) • Rolando Delgado (nominated By Commissioner DeYurre) M Honorable Mayor and Members of the City Commission page 2 • Betty Simes, Mayor, Village of Key Biscayne (nominated by Commissioner Gort) • (nominated by Commissioner Dawkins) • Don Chinquina, Executive Director, Tropical Audobon Society • Danielle Bazin, MAST Academy Student • Amy Fleisher, MAST Academy Student -- alternate City Employees • Sergio Rodriguez, Assistant City Manager, Planning Building and Zoning • Herbert J. Bailey, Assistant City Manager, Department of Development and Housing • Eduardo Rodriguez, Director, Asset Management and Capital Projects • Frank May, Assistant to the City Manager • Terrence Griffin, Assistant Director, Parks and Recreation Department • Ana Gelabert, Landscape Architect/Planner, Neighborhood Enhancement Teams It is recommended that the Commission take action at this time in order to assure adequate time for staff to negotiate an agreement with the CPA firm and return to the Commission for authorization to execute the contract prior to the August 4,1995 receipt of proposals. 95— 387,�, I TARIJ of �ffiian_l HERBERT J. BAILEY Assistant City Manager (�"•, "� I j CESAR N. ODlO ; ; City Manager NOTICE 0 May 5, 1995 --D� TO: ALL RECIPIENTS OF CITY OF MIAMI REQUEST FOR PROPOSALS ("RFP"j for Virginia Key Campground Original Issue Date: March 7, 1995 RE: CANCELLATION OF RFP DATED March 7, 1995 ISSUANCE OF NEW RFP On April 27, 1995, the Commission of the City of Miami canceled and rescinded the RFP for Virginia Key Campground dated March 7, 1995, due to its need for modifications deemed substantive by the City Attorney. The City Commission further authorized the issuance of a new RFP for the same project based on those modifications to the prior RFP. The new RFP issued this date, May 5, 1995, incorporates those changes, clarifications and additions. Accordingly, the time table for the RFP has also been changed: the Pre -Submittal Conference is scheduled for Wednesday, June 7, 1995, and the proposal submittal date is now August 4, 1995 Included as an attachment to this Notice are all pages from the previous RFP dated March 7, 1995 that have been revised for the new RFP dated May 5, 1995. On this attachment, all additions to the original text appear double underlined, and all deletions are s*ri^1-en- 411-rough. These modified pages may be inserted into the RFP dated March 7, 1995 which you currently hold. Should you additionally require a clean (unmarked) copy of the new May 5, 1995 RFP, please contact the project manager, Dianne Johnson, or Sophie Guerra at the Department of Development and Housing, (305) 579-3366. Your continued interest in development opportunities in the City of Miami are greatly appreciated. Sincerely, I-f erbert J. Bailey v' 9 — 387.2. Assistant City Manager DEPARTMENT OF DEVELOPMENT AND HOUSING CONSERVATION/DUPONT PLAZA CENTER 300 Biscayne Boulevard Way, Suite 400-401/Miami, FL 33131 DEVELOPMENT DIVISION (305) 579-3366 / HOUSING DIVISION (305) 579-3336/Telecopier: (305) 371-9710 i REQUEST FOR UNIFIED DEVELOPMENT PROPOSALS FOR THE VIRGINIA KEY CAMPGROUND VIRGINIA KEY BEACH MIAMI, FLORIDA ISSUE DATE: MAY 5AIARC '', 1995 CITY OF MIAMI Stephen P. Clark, Mayor J.L. Plummer, Jr., Vice -Mayor Miller J. Dawkins, Commissioner Victor H. De Yurre, Commissioner Wifredo (Willy) Gort, Commissioner Cesar H. Odio, City Manager A. Quinn Jones III., City Attorney Prepared by: Department of Development & Housing Conservation Development Division 300 Biscayne Boulevard Way Suite 400 Miami, Florida 33131 Tel. (305) 579-3366 Proposals Due: 2:00 p.m. FRIDAY, AUGUST 4 ,1995 95- 387,-4 k__ May 5MaFe1+4, 1995 Ladies and Gentlemen: Thank you for your interest in the Unified Development of a campground facility, and ancillary campground -related services on approximately 153.82 acres of City -owned, waterfront property located at Virginia Key Beach, Miami, Florida. 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, the submission requirements and selection procedure pertinent to this Unified Development Project. Responses to this RFP are due no later than 2:00 p.m., Friday, August 4Ame46, 1995. The City retains the option to require a more extensive and detailed submission prior to final selection of a developer should the selection process warrant a second stage review, as well as the right to reject all proposals at any time prior to entering into a lease agreement as contemplated by the RFP. Please carefully review all of the enclosed documents. Proposals must comply with all requirements of the submission detailed in the RFP to be eligible for consideration. All information and material submitted will be carefully analyzed and independently verified. In accordance with the City Charter and Code sections for Unified Development Projects, any proposal deemed to be non- responsive or not responsible by not substantiating the financial capability of a selected proposer, or not meeting the minimum requirements of this RFP at any time prior to the completion of the Unified Development Project process and the signing of a lease agreement, may be rejected. In making such determination, the City's consideration shall include, but not be limited to the proposer's experience, capability of the development entity and its consultant(s), the dollar amount return offered to the City, the proposer's financial qualifications, the overall design of the proposed development, the extent of minority participation, and the evaluation by the City of all information submitted in support or explanation of the proposed development of the property. Furthermore, until such time as a lease agreement is executed, the selected proposer shall not have any vested rights, nor title, or interest in the property or in the development proposed thereon. Proposals must present a definitive development program, completion schedule, financial strategy, and management plan respecting all requirements of this Request for Proposals to form the basis for selection by the City. 95- 387.E No additions or modifications may be made to the proposals and the entities they represent subsequent to the submission deadline. New and/or current personnel who are not identified in the proposal may not be introduced as part of the proposal entity or its consultants subsequent to the submission deadline. Contact with the City, except for public hearings and presentations, regarding this RFP or any aspect of a proposal by a proposer or any representative of a proposer shall be limited to the City Manager or his designee, Herbert J. Bailey, Assistant City Manager, until such time as the selected proposer is determined by the City Commission. All questions or requests for additional information should be addressed in writing to Herbert J. Bailey, Assistant City Manager, City of Miami, Department of Development & Housing Conservation, 300 Biscayne Boulevard Way, Suite 400, Miami, Florida 33131. Any response to such questions or requests that could potentially impact proposals will be furnished to all proposers in the form of an addendum. The City will conduct a Proposal Pre -Submission Conference on Wednesday. June 7esda3 ; "-�, 1995, 10:00 a.m., at the Department of Development offices to explain the requirements of this RFP and provide an opportunity for prospective proposers to raise questions and/or issues pertaining to this RFP. While attendance at the Pre -Submission Conference is not a condition for offering proposals, all prospective proposers are invited to attend. The City will conduct an on - site inspection tour of the Property immediately following the Pre -Submission Conference. Proposals must be delivered to Matty Hirai, City Clerk, (First Floor Counter), City Hall, 3500 Pan American Drive, Miami, Florida 33133 by 2:00 p.m. Friday, August 4, 1995. A list of proposers will be made public on that day. Sincerely, Cesar H. Odio City Manager 95- 387,;, TABLE OF CONTENTS I. PUBLIC NOTICE....................................................................................................................................................I II. OVERVIEW............................................................................................................................................................2 A. INTRODUCTION ......................................................................................................................................I...................2 B. LOCATION AND CHARACTERISTICS............................................................................................................................3 C. SITE DESCRIPTION.....................................................................................................................................................3 FIGURE]. REGIONAL LOCATION AIAP...............................................................................................................4 FIGURE2. AREA LOCATION MAP.........................................................................................................................5 FIGURE3. SITE LOCATION MAP........................................................................................................................... 6 FIGURE4. SITE CONDITIONS................................................................................................................................8 FIGURE5. ENVIRONMENTAL CONDITIONS ................................ ...................................... ........... I .... .............. I... 9 FIGURE6. FLOOD INSURANCE RATE MAP.......................................................................................................10 FIGURE7. EXISTING UTILITIES..........................................................................................................................12 D. APPRAISED VALUE.................................................................................................................................I................13 E. LEASE TERM............................................................................................................................................................13 F. FINANCIAL RETURN TO THE CITY.............................................................................................................................13 G. TAXES......................................................................................................................................................................14 H. ZONING....................................................................................................................................................................14 FIGURE8. PROPERTY ANNEAA TION .................................................................................................................15 I. UNIFIED DEVELOPMENT PROJECT PROPOSAL SELECTION PROCESS..........................................................................16 J. UNIFIED DEVELOPMENT SCHEDULE (TENTATIVE)....................................................................................................17 III. REQUEST FOR PROPOSALS - GENERAL REQUIREMENTS.................................................................18 A. DECLARATION AS A UDP........................................................................................................................................18 B. COMMITMENT OF FUNDS.........................................................................................................................................18 C. COMMITMENT OF PROPERTY...................................................................................................................................19 D. COMMITMENT OF SERVICES AND MATERIALS.........................................................................................................19 E. EXECUTION OF CONTRACTS.....................................................................................................................................19 F. RIGHT OF TERMINATION..........................................................................................................................................20 IV. REQUIRED ELEMENTS OF DEVELOPMENT PROPOSALS...................................................................21 A. DEVELOPMENT OBJECTIVE......................................................................................................................................21 B. USE..........................................................................................................................................................................21 C. PROPOSED SITE IMPROVEMENTS..............................................................................................................................25 D. PROPOSED CUSTOMER AND PUBLIC SERVICES........................................................................................................27 E. PERMITTING AND LICENSING...................................................................................................................................27 FIGURE8. PROPERTY ANNEXA TION .................................................................................................................29 FIGURE5. ENVIRONMENTAL CONDITIONS......................................................................................................30 F. ESTIMATED CONSTRUCTION COST...........................................................................................................................31 G, FINANCING STRATEGY.............................................................................................................................................31 H, DEVELOPMENT SCHEDULE......................................................................................................................................31 I. COMPOSITION AND QUALIFICATIONS OF THE DEVELOPMENT (PROPOSING) ENTITY AND CONSULTANTS .................32 J. DEVELOPMENT PROPOSAL CONTENTS......................................................................................................................33 K. METHOD OF OPERATION..........................................................................................................................................35 L. MINORITY PARTICIPATION.......................................................................................................................................35 V. PROPOSAL SUBMISSION REQUIREMENTS...............................................................................................37 A. SUBMISSION PROCEDURES.......................................................................................................................................37 95- 387.it VI. EVALUATION CRITERIA...............................................................................................................................38 A. INITIAL REVIEW OF PROPOSALS FOR COMPLIANCE WITH THE RFP..........................................................................38 B. REVIEW COMMITTEE EVALUATION CRITERIA.........................................................................................................38 C. CPA FIRM EVALUATION CRITERIA..........................................................................................................................42 VII. TERMS AND CONDITIONS OF PROPOSED LEASE AGREEMENT.....................................................43 A. AUTHORIZATION......................................................................................................................................................43 B. TERMS AND CONDITIONS.........................................................................................................................................43 APPENDIX A. APPENDIX B APPENDIX C. APPENDIX D EXHIBIT I EXHIBIT II City of Miami Charter and Code Sections; Pertinent Legislation City of Miami Minority and Women Business Affairs and Procurement Program: Article IV.5., Sections 18-67 - 18-77 of the Code of the City of Miami; Ordinances 10062 and 10538 Virginia Key Master Plan (selected excerpts) Coastal Construction Regulations (selected excerpts) Sketch of Survey (includes Legal Description) Declaration, Professional Information, and Financial Disclosure Forms EXHIBIT III. Minority Participation Forms; Office Location Affidavit EXHIBIT IV. Letter from Water & Sewer Authority EXHIBIT V. Letter from Development Impact Committee Office EXHIBIT VI. Source List k ✓- I. PUBLIC NOTICE The City of Miami is seeking Unified Development Project Proposals for the development of a commercial campground facility, and ancillary campground -related retail use on approximately 154 acres of City -owned, waterfront property located at Virginia Key Beach, Miami, Florida. The City through this offering is procuring from the private sector an integrated package of services consisting of planning and design, construction, leasing and management of the proposed commercial development. The property being offered for development includes approximately 149 acres of upland contiguous to the Atlantic Ocean and 5 acres of submerged lands in Lamar Lake (a.k.a. "Shrimpers Lagoon"). All proposals shall be submitted in accordance with the Request for Proposals document (RFP) which may be obtained from the City of Miami Department of Development and Housing Conservation, 300 Biscayne Boulevard Way, Suite 400, Miami, Florida 33131, (305) 579-3366. This document contains detailed and specific information regarding the parcel of land contemplated for development, the uses the City is seeking, the submission requirements and selection procedures pertinent to this Unified Development Project. The City will conduct a Proposal Pre -Submission Conference on Wednesday, June 7 a3 , April 4, 1995 at 10:00 a.m. at the Department of Development offices. While attendance at the Pre -Submission Conference is not a condition for offering proposals, all prospective developers are invited to attend. The City will conduct an on -site inspection tour of the Property immediately following the Pre -Submission Conference. Proposals must be delivered to Matty Hirai, City Clerk, City Hall, 3500 Pan American Drive, Miami, Florida 33133 by 2:00 p.m., Friday, August 4Aine-4-6, 1995 and will be publicly opened on that day. The City of Miami reserves the right to accept any proposals deemed to be in the best interest of the City, to waive any irregularities in any proposals, or to reject any or all proposals and to re - advertise for new proposals, in accordance with the City Charter and Code sections regarding Unified Development Projects. Furthermore, until such time as a lease agreement is executed, the selected proposer shall not have any vested rights, nor title or interest in the subject property or in the development proposed thereon. Adv. No. 27:72 Cesar H. Odio City Manager �� 95- 387.X Ii. OVERVIEW A Introduction The City of Miami (the "City") is seeking Unified Development Project Proposals from qualified and experienced developers for the development of a commercial campground facility. Proposals may include ancillary campground related services and an optional water park facility. The property located at Virginia Key Beach, Miami (the "Property"), is comprised of a total area of 153.82 acres (148.82 upland acres and 5 submerged acres). On July 26, 1994 the City Commission adopted Resolution No. 94-571 declaring that the most advantageous method to develop certain improvements at the Property is through the Unified Development Project (the "UDP") process that seeks to procure an integrated development package from the private sector including planning and design, construction, leasing and management of the Property. On r' 2 Fe1maff-9, 1995, the City Commission adopted Resolution No. 95-2g.--$3 authorizing the issuance of this Request for Proposals (the "RFP") on day 5N4afeh4, 1995 as required by the City Charter and Code sections regarding UDPs. Pertinent legislation referenced herein is included in Appendix A. The City Commission appointgd members to a selestien review committee and selected a Certified Public Accounting firm to evaluate proposal submissions and report findings to the City Manager as required by the City Charter and Code sections regarding UDP's. Proposals submitted in response to this RFP shall include planning and design, financing, and construction of proposed improvements appropriate to the character of the site and the Virginia Key waterfront. The Property, owned by the City, is to be developed, leased, operated, managed, and maintained at no cost to the City by the selected proposer who is chosen by the City Commission to develop the Property under a property lease agreement with the City. Any lease agreement entered into for the development of the Property must comply with the requirements of Section 3 (f) (iii) of the City Charter included herein for reference in Appendix A. The City will conduct a Proposal Pre -Submission Conference on Wednesday,_ June 71--es,a,.• pr-il 4, 1995, 10:00 a.m. at the Department of Development offices for the purpose of providing an opportunity for prospective proposers to personally raise questions or issues to City Staff pertaining to this RFP. While attendance at the Pre -Submission Conference is not a condition for offering proposals, all prospective proposers are invited and encouraged to attend. The City will conduct an on -site inspection tour of the Property immediately following the Pre - Submission Conference. Proposals must be delivered to the Office of the City Clerk, (First Floor Counter) City Hall, 3500 Pan American Drive, Miami, Florida 33133 by 2:00 p.m., Friday, August 4 me46, 1995. A list of proposers will be made public on that day. The City of Miami reserves the right to accept any proposals deemed to be in the best interest of the City, to waive any irregularities in any proposals, or to reject any or all proposals and to re -advertise for new proposals, in accordance with the City Charter and Code sections regarding Unified Development Projects. Any proposal deemed to be non- responsive or not 2-�4 95- 387.a k_� I Existing Facilities: • A public beach approximately 8,630 lineal feet in length with elevated lifeguard stations, • Entrance guard house (approximately 100 sq. ft of enclosed floor area). • A public bathroom and food service concession facility of approximately 400 square feet of enclosed floor area with kitchen space and serving area in the southern park area. • A second public bathroom facility with public phones at the northern beach area. • Two covered outdoor picnic shelters (open grills) with bench seating in southern section of park. • Carousel building with side door flaps to open to outside, with approximately 1500 square feet of enclosed floor area. 2. Environmental Conditions: The natural environment of Virginia Key includes diverse ecosystems that support large numbers and types of wildlife. A Critical Wildlife Area established by the State of Florida on the west side of the island supports migratory birds and waterfowl that are comparable in diversity to those found in Everglades National Park. Turtle nesting areas on ocean beaches and upland habitats for West Indian Hardwood and subtropical flora add to the unique natural character of the island. The island is flat with little more than six (6) feet of natural variation in elevation above sea level. Within the Property, a small pond exists approximately 2 acres in area in the southern end of the site (see aerial photo, Figure 4, Site Conditions). Open meadows occupy approximately 40 acres with the remaining 109 acres of the Property heavily wooded. The accompanying Figure 5, Environmental Conditions, describes several areas within the property that are considered sensitive or protected habitats including wetland, coastal strand (hammock).and mangrove areas, and beachfront dune areas. In total, these areas cover approximately 60 acres of the Property reducing the developable site area to approximately 95 acres. Conditions within developable areas vary in suitability for development of campground facilities. 3. Post Hurricane Andrew Conditions: Although impacted by Hurricane force winds in August of 1992, (see Figure 6, Flood Insurance Rate Map) little beach erosion occurred due to the existing protective groins. Substantial loss of Australian Pine trees (considered an undesirable exotic) however resulted from the storm. The City is currently engaged in a major rehabilitation of the property utilizing $340,000 in FEMA funds to clear and remove fallen trees and debris. In addition, the State of Florida has funded an estimated $950,000 tree replanting and exotic pest plant removal program for the property as well as a $150,000 beach renourishment program that will place additional beach grade sand along 3,000 lineal feet of shoreline. All work under these programs is patedsehed*led to be completed by January 1, 1996 with follow-up exotic plant removal programs in subsequent years. 244 95- 3Or! . k. - FIGURE 5. ENVIRONMENTAL CONDITIONS Areas of Restricted Development Note: all depicted boundaries are approximate. More precise locations to be determined by biological field surveys. Wetlands or Mangrove No Development High Quality Hammock No Development Disturbed Hammock No R.V. sites Development only with DERM pennit Degraded Wetland Development only with DERM permit Coastal Dune Development only with DERM permit Coastal Construction Control Line Environmental Conditions Figure 5 9 95— 38 .;L s r- 4. Existing and Historical Uses The northeastern portion of the Property with its sandy beach front and granite erosion control groins has been operated as a supervised (life guarded) public beach continuously since 1985 by the City of Miami Parks and Recreation Department, except for a brief interruption after Hurricane Andrew in 1992. The facility is used as swimming and wind surfing beach, with picnicking, nature walks/observation as ancillary recreational activities in the adjacent densely wooded hammock. An entrance fee is presently charged for access to the beach on a "per vehicle" basis. It should be noted that the northeasternmost edge of the Property is nationally regarded as a top quality wind surfing beach, due to its strong winds and calm waters. Proposers are encouraged to not only continue but enhance this recreational use through added amenities and support facilities. The southern portion of the Property, characterized by open meadows and scattered park structures, as well as a sandy beach with wooden groins, was originally operated as a public beach by Dade County. Since 1985, this portion of the site has been available to the public on a permit basis, primarily as a festival, large group picnic and group camping ground, with an estimated 45 events of this type held annually. The ball diamond is also available by permit, and is used regularly by local schools. In historical terms, the southern portion of the site is holds keen interest in the community as a mile marker in local civil rights struggles. After considerable pressure from the black community, the southern beach was opened by Dade County in the 1940's as the first and only designated black beach. The 1960's desegregation rulings ultimately opened the site to the entire community, but decreasing use and less than optimal swimming conditions led to the eventual decline of this public recreational facility. The County later deeded the site to the City of Miami as part of a land exchange in 1981. From 1981 to 1985, the northern site was open for unsupervised public use, while the southern portion remained closed and used primarily for police training activities. Recognition of this site as a former segregated beach is an important community concern. 5. Existing tilities: As shown on Figure 7, Existing Utilities, bordering the westerly edge of the site are two water mains, 20" and 8" mains, with extensions of the 8" main into the site to the northern and southern sections of beach. A new 102" sanitary sewer force main has recently been installed adjacent to 24" and 12" force mains along the southwesterly edge of the property. Full electric and telephone service from the southwestern corner of the site currently exists. 6. Adjacent Uses & Condition : The subject Property is bordered to the immediate west by the Central Sewage Treatment Plant operated by Metropolitan Dade County. While past conditions within the plant have created odor problems that occasionally affected surrounding properties, recent and continuing improvements to the facility have substantially reduced these problems (see Exhibit IV - Letter from Water & Sewer Authority, dated June 14, 1994) and are expected to resolve w the problems completely by 1996. Truck traffic to and from the plant will be rerouted to a new access road thereby removing traffic from the roadway abutting the campground site. 95-- 387. 11-�4 A municipal landfill, closed in 1976, occupies 100 acres of land immediately west of the campground site and cannot be developed. The only landfill impact on the campground site will be the prohibition of ground water wells. Immediately south of the Property is a complex of Marine Research facilities including the National Marine Fisheries, the National Oceanographic and Atmospheric Administration, and the University of Miami Rosensteil Marine Science Institute. Two major public marine attractions share Virginia Key southwest of the campground site, including the Seaquarium, a marine entertainment park, and the Miami Marine Stadium. Marine Stadium is now closed due to structural damage but is the subject of a Request for Proposals by the City of Miami, (due mid 1995) for refurbishment as a spectator facility for marine events. The Property and facilities will be open for inspection to prospective proposers by appointment only. Contact Eduardo Rodriguez, Director of Asset and Capital Projects, at telephone (305) 372-4640 for an appointment. D. Appraised Value City Charter Section 29-B prohibits the City Commission from favorably considering any sale or lease of property owned by the City unless there is a return to the City of fair market value under such proposed sale or lease. For the purposes of this RFP, the City obtained two (2) appraisals of the subject Property for the . The appraisal dated December 1, 1994 yielded the following results: an estimated market value of $9,300,000, and a recommended annual market rent of a guaranteed minimum annual base rent of $300,000 or 7% of gross annual income, whichever is greater. The appraisal dated October 5, 1994 yielded the following results: an estimated market value of $1,700,000, and a recommended annual market rent of a guaranteed minimum annual base rent of $162,000 or 7% of gross annual income (assuming real estate taxes on both land and improvements), whichever is greater. The appraisals are available for public inspection by appointment only. Contact Eduardo Rodriguez, Director of Asset Management for an appointment at (305) 372- 4640. E. Lease Term The City will enter into a lease agreement with the selected proposer for the development of the Property described herein for a maximum term of fQtrty-five thiFty-(1�38) years, With Up to t five (5) �a,- r-e., al options, subje t + t' toa�sr Proposals for shorter lease terms are preferable._ The ultimate term of the lease shall be a matter for negatiations with the successful F. Financial Return to the City Annual lease payments to the City shall be not less than $300, 000 as a minimum annual guarantee (which may be adjusted annually subject to Consumer Price Index increases over the lease term) or 7916, whichever is greater. The City is seeking an offering of 10% of gross revenues (including all commercial sublease revenues) as the preferred return Proposers are advised that the above listed amounts are the minimum required for proposal submissions, and 95- 387.3. will be subject to negotiated increases in the final lease terms, depending on the extent and quality of improvements proposed. Proposals offering less than the stated minimum shall not be considered. All entities contracting with the City under the UDP process shall be obligated to pay whichever is the greatest of the following: (1) all applicable ad valorem taxes that are lawfully assessed against the Property, or (2) an amount equal to what the ad valorem taxes would be if the Property were privately owned and used for a profit -making purpose. Such taxes shall not be credited against any revenue accruing to the City under any contract that may be awarded under the UDP process. Pat u.: TMKoff-MOTWOUNIV.. asPRIEWORnam, WIN 11 1II H. Zoning Pursuant to City of Miami Zoning Code, approximately 140 acres of the Property is zoned PR - Parks and Recreation. The balance of approximately 13 acres, located in the vicinity of Shrimpers' Lagoon, is zoned CS - Conservation. It is the City's intent to amend the Zoning Atlas to change portions of this particular CS -zoned site to PR - Parks and Recreation so as to conform with the adopted Citywide Comprehensive Land Use Plan Map, thereby permitting limited marina and recreational uses and improvements as called for in the Plan. As described in the official City of Miami Zoning Code Regulations and as delineated on the official Zoning Atlas of the City of Miami, allowable uses in Parks and Recreation zoned areas include: aLpublic or private narks b) living quarters for caretakers, watchmen or other necessary personnel. c) recreational facilities with Commission approval at a public hearing: c) boat rental and charters. d) supporting entertainment services such as restaurant and retail e) recreational marinas f) retail sales of boating, diving and recreational equipment. On November 1, 1994 the southernmost 40 acres of the site was annexed to the City of Miami (see Figure 8 - Property Annexation). As of the publication of this document there is no official zoning classification yet applied to these newly annexed 40 acres. It is, however, the intention of the City to apply the PR District to the annexed site in conformance with the existing zoning for the balance of the site. All prospective proposers must ensure that their proposed development complies with all applicable zoning laws. For details of allowable uses and applicable requirements of the PR zoning district, refer to the City of Miami Planning, Building and Zoning Department at 275 NW 2nd Street, 579-6086. 1424 95- 38'7.7- 0 ,- Issuance of the RFP Tuesday, Mav 5-7, 1995 Proposal Pre -Submission Conference/Site Inspection Wednesday, -June 7. Location: Department of Development Tuesday April 45 1995 300 Biscayne Blvd. Way, Suite 400 10:00 a.m. Miami, Florida 33131 Proposal Submission Deadline Friday, august 4junt-U, Location: Office of the City Clerk 1995 Miami City Hall - First Floor Counter 2:00 p.m. 3500 Pan American Drive Dinner Key Miami, Florida 33133 Initial Review of Proposals (by staff) August Anw-1995 Review Committee Meeting for Instruction August Ame-1995 CPA Firm's initial evaluation of Proposals made available to August AAY-1995 Committee Review Committee Meeting(s): CPA Firm presents its Findings to August Agy-1995 Committee, Committee Interviews Qualified Proposers Recommendations from the Review Committee and CPA Firm to u u 4u1y-1995 the City Manager Recommendation from the City Manager to the City Commission September 1995 for Selection of One or More Proposals and Authorization to Negotiate Lease - or - Rejection of all Proposals City Commission Scheduling of Referendum Ballot item if necessary September 1995 Begin Lease Negotiations with Selected Proposer September 1995 Referendum of Voters (if necessary-) November 1995 City Commission Authorization to Execute NegotiatedLease and, if aeressai5,, Refer-endum Ballet Item December November- 1995 Execution of Lease January Mam-h-1996 95-- 387.E s24 III. REQUEST FOR PROPOSALS - GENERAL REQUIREMENT'S This RFP is being issued in accordance with City of Miami Charter Section 29 and City Code Section 18-52.9, which are incorporated herein by reference and included as Appendix A. The following information highlights certain requirements for UDPs include: A Declaration as a UDP The City Commission determined and declared by Resolution that for the development of improvements on City -owned property or property to be acquired by the City, it is most advantageous to the City to procure from the private sector one or more of the following integrated packages: (1) planning and design, construction and leasing; or (2) planning and design, leasing, and management; or (3) planning and design, construction, and management; or (4) planning and design, construction, leasing and management from a private entity. On July 26, 1994, the City Commission adopted Resolution No. 94-571 declaring that the most advantageous method to develop certain improvements on the Property is by a UDP process that seeks to procure an integrated development package from the private sector including planning and design, construction, leasing and management of the Property. B. Commitment of Funds 1. City The City shall not provide funds or financing for the development contemplated by this RFP. 2. Selected proposer The selected proposer is required to provide adequate equity and debt capital to finance all aspects of the proposed Unified Development of the Property. The selected proposer is required to provide the City with a minimum guaranteed annual rent as specified in Section II. F. Financial Return to the City. Upon execution of the lease agreement, the selected proposer shall reimburse the City for any and all direct costs incurred in evaluating all proposal submissions, including but not limited to: appraisal fees, the professional services of the certified public accounting firm selected by the City Commission, and all advertising and printing related to this UDP as well as any costs incurred by the City in relation to the permitting process. (Refer to Section IV.D.). The City shall deposit in local banking institutions all monies collected as a result of this UDP/RFP. Upon execution of the lease agreement, the selected proposer shall be required to furnish the City with a Performance and Payment Bond in the amount equal to the total estimated cost of the PROJECT improvements, but not less than $2,000,000 as stated in Section IV.E. of this RFP. In addition, upon execution of the lease agreement the selected proposer shall be required to furnish the City a security deposit equal to the one half (50%) of the first year's negotiated minimum rent. Submission of the proposal shall include as evidence of the proposer's creditworthiness and ability to meet its proffered financial commitments for the proposed development- either -an 1924 95- 387.;L irrevocable -letter of credit erbid -bond in fliv, a minimum amount of 5100 000• 000,000 fe. all work Fequired to eomplete the proposed developme The City of Miami reserves the right to accept or reject any and all tenders said The letter of credit being shall be subject to the review and acceptance_ of the City's Finance Director and the Director of the Office of Asset Management and Capital Improvements. 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. Express warranties and implied warranties of fitness for a particular purpose or use and habitability are hereby disclaimed. Testing, audits, appraisals, inspections, etc., desired or necessary to submit a proposal shall be at the sole expense of the prospective proposer. Reports regarding the Property, including appraisal reports, that the City may have in its possession are available as public records. The City intends to enter into a lease agreement for the Property with the selected proposer. (Refer to Section II.E.) The term of the lease agreement to be entered into between the selected proposer and the City shall be a maximum of thirty (30) years with two (2) five (5) year renewals. The lease agreement shall be structured to provide the City with a minimum guaranteed annual rent or a percentage of gross revenues, whichever is greater. City -owned property is held in public trust and cannot be mortgaged, pledged, liened or subordinated in any way as a part of the lease agreement. All leasehold improvements shall become the sole property of the City upon the expiration of the lease agreement. DD Commitment of Services and Materials All City services such as police and fire protection, which are routinely provided to any private development within the City, shall be provided to the selected proposer by the City. The City possesses a substantial amount of clean fill material suitable for elevating proposed site improvements that is available on Virginia Key within one mile of the Property. Subject to the design and development requirements of the selected proposal and negotiation of the terms and conditions of the lease, the City will make available, subject to the negotiated lease terms, such fill as may be reasonably needed to accomplish the Project improvements. E. Execution of Contracts Upon the conclusion of the UDP process as recuired by applicable City Charter and Code provisions, including any required voter approval., the lease agreement for the property shall be 95- 38 , �. signed by the City Manager or his duly authorized designee after approval thereof by the City Commission. The selected proposer shall not have any vested right, title or interest in the property until such time as the leasehold agreement is executed. E. Right of Termination • • _ � iT i 1' T��I3� • n n • • 11 a; iirlliI . • • - • • rN •M+�•'.L4�A • ••• • "1!! "• !! • !."nIA M - 95- 38 7. a 2Q24 IV. REQUIRED ELEMENTS OF DEVELOPMENT PROPOSALS Respondents to this RFP are advised that the following factors must be addressed in the proposals and will be critically evaluated. Additionally, proposals shall include a market analysis of all development components to assess the economic feasibility of the proposed development. A. Development Objective Proposals must provide and maintain a full -service destination recreation campground, including the operation and maintenance of a public oceanfront beach, and ancillary recreational services and amenities. The Campground is intended to serve all socio-economic segments and cgm,ping interests of the local resident and tourist population including youth groups, environmental associations, educational groups, novice and serious campers, disadvantaged and inner-city residents, and touring campers following extended itineraries through North America.. To that end campground developments that offer a broad vet balanced r ge of camping opportunities and amenities are preferred. Given the unique and diverse environmental attributes within the Campground site and the surrounding lands and waters of Virginia Key, the City believes that an extraordinary opportunity exists to develop a camping facility that responds especially to the environmental or "Eco- Tourism" market. As such, the overall objective of the campground is to provide a traditional recreational camping experience that is enriched by on -site educational and programmatic linkages to the island's unique resources. Aesthetics of the development will be an important consideration in the evaluation of proposals. The City expects the improvements to respect and enhance the local environment and be responsive to the waterfront setting. Proposals must meet the City's development objective of compatible public/private utilization of the Property. The principal use of the Property shall be a commercial campground. Ancillary uses of the facility include campground -related services for the use of the campers and general public. All uses provided for shall be non-exclusive uses. Note that the City reserves the right to review and approve any subleases that may arise from this RFP and a clause to that effect may be included in the lease agreement. 1. Principal Use (a) Campground Facility A campground facility shall be developed as a destination attraction which offers varied types of camping experiences including primitive (soft tent), recreational vehicle, trailer, fixed platform tent, fixed cabin, general group camping area and resident group camping facilities. The mix of camping 2124 95-- 387.;L countexclusive i2f orimitive sites. shall not e=ed 50 A group camp site shall one site. sites is recommended though RV/trailer sites may comprise the majority of the total camp sites-md shall be suitable fer--ival-.-Iter- family eeeupaney- Certain environmentally designated area., of the Property may not be used for RV and trailer sites. The Primitive Camping area shQuWal} be a recommended_ minimum of three (3) acres in size suitable for individual and family tenta, tarps or open air camping, with dedicated communal bathroom and shower facilities. The Genero camping area will serve several groups of 20 or more individuals per group and sh.QuWa4 be a recommended minimum of three f (3) acres in area with dedicated communal bathroom and shower facilities. The Resident Group camping are will serve special programs that provide programmed length -of -stay activities for educational, environmental, youth and service organizations. The resident group camping area shguldal-1 be a recommended minimum of three (3) acres and shall include enclosed facilities for food preparation, open-air dormitories, a classroom and restrooms/showers. The Fixed Cabin facilities (pre-fab or custom built) shall be limited in occupancy to six (6) persons. Fixed cabins -ate- should shaU comprise not more than 3Q24% of all individual campsitesL as a recommended maximum._, The Eixed "Platform Tent" facilities are ;-envisioned as raised wooden platforms with non -air conditioned ftangibl-tent structures permanently affixed and installed water and electric outlets,e_ "Platform tents" or sleeping cabanas. if provided, should shall comprise nit more than 4Q�5% of all individual campsites as a recommended maximum. - Both Primitive and Resident Group Camping areas should be separated from high activity centers, concessions and RV sites to minimize noise and use conflicts. The campground shall limit individual tenants length -of -stay to short term seasonal visits and shall not permit "quasi -residential", extended stay occupancy. A maximum stay of 120 calendar days is recommended. (b) Public Swimming Beach - The Selected Proposer (Lessee) shall be required to manage and maintain the ocean beach for public and campground tenant use. Public vehicular 95- 387,.2 access shall be provided at the northerly entrance to the beach (see Exhibit 3, Site Location Map). An entrance fee may be charged, consistent with fees charged at Crandon Park or Bill Baggs (Cape Florida) State Park on Key Biscayne. Due to hazardous swimming conditions created by tidal currents along the southerly (Bear Cut) portion of the beach front, it is recommended that beach swimming be confined to the existing swimming beach area (see Exhibit 3, Site Conditions) that constitutes the northernmost 6,000 lineal feet of the Property's ocean shoreline. Due to the unique water and wind conditions near the north end of the beach, continuation and enhancement of wind surfing as a recreational use by the public is also encouraged. Note that entrance fees. 2. Ancillary Uses ,(a) Campground -Related Services and Recreational Amenities - As a Destination Campground, it is highly desirable and expected that a full program of activities and recreational facilities will be available to campground tenants and the general public, as applicable.. 1) SWIMMING (fresh water facilities)- Proposals may include as an optional ancillary use, fresh water recreational pools and / or water park which shall not exceed 10 acres in size, including parking. This facility is intended to principally serve the campground as an extension of recreation and activity programs for tenants. The design of the facility shall complement and blend with the visual character and natural qualities of Virginia Key and aesthetically enhance the campground through extensive use of landscaping and natural materials. Artificial "themed/fantasy entertainment" designs are not permitted. An overall height limitation of thirty five (35) feet will apply to all improvements. 2) GAME COURTS & PLAYGROUNDS- Game court facilities such as basketball, tennis, volleyball, shuffleboard, and children's playground equipment shall be located within 1,000 feet of all camping sites. 3) PICNIC FACILITIES - Picnic tables, barbecue grills or fixed concrete pits shall be provided in conjunction with the swimming beach and may be provided with all other amenities. 4) RECREATION BUILDING / ACTIVITY CENTER / DAY CARE - A general purpose structure suitable for indoor games and programmed leisure activities, inclement weather activities, child care (baby-sitting) services or children's shows is recommended. 95- 987,E 2224 FIGURE J. ENVIRONMENTAL CONDITIONS Areas of Restricted Development Note: all depicted boundaries are approximate. More precise locations to be deternimed by biological field surveys_ Wetlands or Mangrove 0 No Development High Quality Hammock No Development Disturbed Hammock No R.V. sites Development only with DERM permit �'i►�.,Degraded Wetland Development . nly YAth DEPIM permit e Coastal Dune 1 Development only with DERM permit Coastal Construction 100 Control Line Environmental Conditions 30 Figure 5 95- 387,?, M Number, size, type acid description of recreational, educational, and/or other ancillary amenities Retail entity square footage and type, if any Food and Beverage entity square footage, if any Architectural features Methods of construction On site parking requirements 2. Illustrative Drawings: (Prepared by a registered architect licensed to practice in Florida and board - mounted, size not to exceed 30" x 40") Site Plan - Schematic site plan showing use areas by type, vehicular access and circulation roads, pedestrian paths and schematic planting plan, elevations, sections and floor plans of existing buildings to be renovated and all proposed new structures. Perspective isometric illustrations are not required but will be accepted for review. Models will not be accepted for review, 3. Schedule of Amenities 4. Management Plan (including such elements as: mission statement, operating parameters and budget, revenue projections and cash flow analysis, employment plan) 5. Marketing Plan - Identification of primary and secondary user markets for types of facilities and services proposed and a description of the strategies to be utilized for attracting and strengthening those markets. 6. Completed Declaration, Financial Disclosure and Professional Information forms as detailed and included herein as Exhibit 11. 7. A stated commitment of annual minimum guaranteed rental payment to the City and percentages of gross revenues collected. 8. A written statement indicating the dollar amount to be spent on permanent physical improvements to the Property, and an inventory or schedule of said improvements. 9. A schedule including all phases of the development including planning and design, construction, and operations. 10. Letters of reference from financial institutions documenting the proposer's ability to finance all aspects of the proposed development. 11. Recent (as of 1994D.A+44e4-Financial Statements (audited statements ,referred) for each principal of the proposing entity. (For the purposes of this RFP, "principal" shall be defined as the general partners, stockholders owning 5% or more of the corporate stock, and all corporate officers.) 12. hi All required bonds-er-letters of credit. 95-- 387,;L JJ24 V. PROPOSAL SUBMISSQ.NT4!AL REQUIREMENTS Submissions received in response to the RFP shall meet all requirements specified herein in this Section. Submissions deficient in providing the required information shall be determined non- responsive by the City and ineligible from any further consideration. A Submission Procedures A complete proposal submission package shall be delivered to the City as follows: 1. One (1) original and fourteen (14) copies of bound proposals in an 8-1/2"x I format and one set of board- mounted illustrative drawings not to exceed 30" x 40". 2. Proposal submissions must be marked "Unified Development Project Proposal for Virginia Key Campground, Virginia Key Beach, Miami, Florida" and addressed to: Herbert J. Bailey Assistant City Manager City of Miami 3. Proposals must be received at: Office of the City Clerk City of Miami, City Hall (First Floor Counter) 3500 Pan American Drive Dinner Key Miami, Florida 33133 4. The submission package shall be submitted by: 2:00 P.M. Friday, .4J, 1995 The time deadline and proposal receipt location will be strictly adhered to by the City. No proposals shall be received or accepted after 2:00 p.m., August I 4june 16, 1995 or at any other City office location, other than the City Clerk's Office (First Floor Counter). 5. Proposal submissions must be accompanied by: A non-refundable cashier's check in the amount of $2,000 made payable to the City of Miami. Funds accompanying the proposal submission will be used by the City to cover actual expenses for advertising, printing, and mailing incurred by the City in preparing and issuing the RFP. Expenses incurred in evaluating proposal submissions, in excess of the total amount collected shall be reimbursed to the City by the selected proposer upon execution of a lease agreement. 95- 38'7,X a24 VI. EVALUATION CRITERIA Review procedures and the selection processes are set by the City Charter and Code of which applicable excerpts are included in Appendix A. of this document. At a public hearing held 27. 'Fe" 1995, the City Commission authorized the City Manager to issue the UP. The City Commission shall, at a later- date, also appointgd a review committee from recommendations submitted by the City Manager and selectgd a certified public accounting (CPA) firm, both to evaluate submitted proposals. The review committee established by the City Commission will render a written report of its evaluation of all responsive and responsible proposals to the City Manager. The review committee shall evaluate each proposal based on the criteria established herein. The 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. In any event, the recommendation of the committee shall be accompanied by written justification of its decision. The certified public accounting firm selected by the City Commission will render an independent report of its analysis of proposals to the City Manager. The accounting firm shall analyze each proposal based on the criteria established herein. The accounting firm shall present its preliminary findings regarding each proposal to the review committee prior to the review committee completing its deliberations. s Initial Review of Proposals for Compliance with the RPP Proposals shall be reviewed initially by City staff for compliance with all requirements set forth in the RFP. Each proposal shall be checked to ensure that: 1. All development proposal elements and documentation listed in Section IV. and V. have been included in the proposal submission. 2. The required number of copies and one original of the proposal, the board -mounted illustrative drawings, and a $2,000 non-refundable cashier's check have been received by the deadline date and time and at the correct location. During this initial review, and prior to official review by the Selection Committee, Proposing Entities may be contacted to cure proposals which contain non -material, non -substantive defects as determined by solely staff, such as an out of date certification. If notified of such deficiency, proposer shall correct such deficiency within ten (10) working days of receipt of notification. B. Review Committee Evaluation Criteria The following specific evaluation criteria and its respective assigned values shall be used by the review committee for purposes of rating and ranking the proposal submissions: 95- 38"74L 2224 Imaginative and creative treatment of architectural and site design of public access to and design of public spaces, exterior spaces, circulation, view corridors, landscaping, graphics, signage and lighting. Efficiency of site design and organization, and compatibility of uses. Range and mix of uses and amenities. particularly related to City's development obiective ttarget a broad s cio economic spectrum and varied cam ip ng interests of potential users; extent of public access and amenities. 6. Environmental Design and Enhancement (maximum 10 points) Sensitivity of overall design to natural environments and endangered species habitats. Extent of environmental enhancement through native landscaping, restoration of existing impacted areas and natural area management programs. Provision of facilities for the use by community organizations for environmental educational purposes. Use of environmentally "friendly" design including construction with recycled materials, passive solar systems, low impact construction techniques, waste recycling and low energy use systems. Provision of interpretive trails, signage, public educational programming and trained personnel for environmental management. 7. Financial Return to the City (maximum 10 points) Annual lease payment including a guaranteed minimum annual rental payment or a percentage of gross revenues, whichever is greater. Term of lease. Dollar value, extent, and timing of capital improvements. Any additional financial benefit to the City. 8. Extent of Minority Participation (maximum 10 points) 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. 9. Participation of Local Firm(s) (maximum 6 points) A local firm(s) shall be defined as a firm having its primary business office established within the City municipal limits. The firm shall have a current occupational license issued by the City and shall have submitted a completed Office Location Affidavit. 4224 a. 3 points shall be awarded to a proposal submitted by a proposing entity that includes one or more local firms. b. 3 points shall be awarded to a proposal whose Development Entity includes local firm(s) as consultants in the design, general contractor, management and operations fields. C. CPA. Firm Evaluation Criteria The certified public accounting firm selected by the City Commission will evaluate each proposal scission- prior to evaluation by the review committee. Specifically, the certified public accounting firm will evaluate; • -the financial viability of the proposing entity, including prior record and experience; • the viability of the financing strategies, source and structure; —and AQ1 • the short and long range economic and fiscal return to the City-z comparative- assessment Additionally, the Ftif ed publi~*ing r.,..,. 411 -r-acsuzsi�iura ,tea �.-c.-ai • assess the market analysis, marketing plan, and -and evaluate the economic feasibility of the proposed development. • viability and appropriateness of management plan The accounting firm shall present its findings regarding each proposal to the review committee prior to the review committee completing its deliberations. The CPA firm will render an independent report of its findings to the City Manager. 4124