HomeMy WebLinkAboutItem #01 - Discussion Item.ITY C:F F"I.ClFtlf7A 0
INTER -OFFICE MEMORANDUM
Honorable Mayor and Members
of the City Commission
Watson Island
Development Request
for proposals
Howard V. Gary
City Manager 1 F„
The following concerns regarding the request for proposals for
Watson Island were expressed at the January 5, 1984 public
hearing on the R.F.P. They are as follows including my responses
and, where incorporated into the revised R.F.P. dated January 13,
1984, page numbers are indicated.
From Mayor Ferre:
1. There should be a 5% of gross set aside for cultural events.
Since in this new approach to the Watson Island
Development the proposer is required to provide all
financing and as well to include performing arts
facilities, the incentive to fund the costs for performers
and entertainment is built into the R.F.P. Exact amounts
or percentages can and will be a part of contract
negotiations.
2. Infrastructure should include landscape.
Page 4, "Land fill and landscape" was added.
3. Developer should have flexibility to move Chalks, the
heliport and the Japanese Gardens.
Page 3, "Proposals can incorporate redesign and relocation
of these facilities on Watson Island."
4. Keep Yacht Clubs.
Page 3, "Additionally, two private yacht clubs are located
on the eastern shore of Watson Island, the Miami Yacht
Club and the Miami Outboard Club. Proposals may include
either retaining those clubs as currently located,
relocating them on the island, incorporating them into the
required new inarina development or removing them from
Watson Island."
-2)150,uSseOA/
Honorable Mayor and Members
of the City Commission
Page 2
5. Taxes should be paid by developer.
Pa,je 19, "The lessee will pay all license fees and
applicable taxes including property taxes and insurance
requirements:"
6. Proposals should allow the City to be able to separate out
marinas and attractions.
Page 4, "Proposers may submit proposals for any of the
following options:
A. Marina Development
B. Attraction Development
C. Marina Development and Attraction Development
The Commission may accept one or more proposals covering
the above improvements so long as proposals accepted by
the Commission do not in any way overlap. Nor may the
commission delete any part of any proposal or add to any
proposals."
7. Expand design criteria, especially water features, landscape
and land form.
Pages 17 and 18, FACILITY REQUIREMENTS AND DESIGN CRITERIA
8. Include further explanation of D.R.I. process and current
status before the Florida Land and Water Adjudicatory
Commission. Explain the City's intent to seek extension of
time limit set by FLWAC on condition 5.
Page 3, "The City's Development order was appealed by the
South Florida Regional Planning Council seeking
administrative remedy to several specific concerns. The
Florida Cabinet in their role as the Florida Land and
Water Adjudicatory Commission ruled in favor of the City,
allowing the City's Development Order, however, setting
five conditions. Four of these conditions have been met.
The fifth and last condition requires a fiscal impact
analysis of the future agreement between the City and the
successful impact analysis of the future agreement between
the City and the successful proposer. The Land and Water
Adjudicatory Commission has set April 1984 as a deadline
_._84-12 . E -- ---
Honorable Mayor and Members
of the City Commission
Page 3
to submit the fiscal impact analysis and the City is
currently preparing to request and extension of this
deadline in order to accommodate the proposed schedule
established in this Request for Proposals. The City
envisions demonstrating progress in its development of
Watson Island by this request for Proposals, the proposed
schedule and hopefully by receipt of proposals by April
12, 1984 in seeking approval of the time extension.
Cabinet denial would disallow the current D.R.I.
9. Set aside an area of Watson Island (20 acres) for performing
arts.
Page 2, Watson Island proposals are expected to include
and emphasize cultural facilities, live entertainment and
shows. It is desirable that the development include such
facilities as outdoor and indoor stages, audio-visual
theatres, amphitheatres, arenas, galleries, and T.V. and
theatre production studios.
I believe since the R.F.P. stresses the inclusion of cultural
facilities, entertainment and shows and an exact determination of
land area would be a restraint rather than an incentive,
proposers should be allowed to present imaginative and creative
integrated uses on the site.
10. Minority Equity participation should be addressed.
Page 20, "While minority equity participation is not a
requirement of this Request for Proposals, true equity
positions with local minority partners (not rent -a -
citizens) will be viewed favorably in the evaluation of
proposals.
11. Required deposit to accompany proposals should be greater..
Page 13, " The proposers are expected to make all
disclosures and declarations as requested and to deliver
along with the proposal a cashier's check for $50,000
which shall be non-refundable to the successful proposer.
These funds are intended to cover expenses incurred by the
City in preparing and issuing this request for proposals
and evaluating the proposals received. If such expenses
exceed $50,000, the successful proposer shall provide
funding for the additional expenses.
Honorable Mayor and Members
of the City Commission
Page 4
From Commissioner Plummer
1. There is no Development map.
See attached revised Watson Island Development map; page
7. -
2. R.F.P. should include restrictions on transfer rights,sub-
leasing, City's buyout should the project be failing and a
restriction on pledging benefits from the Watson Island
project to other projects by the successful proposer.
Pages 12 and 13 "Additional Requirements". A detailed
response, including contractual language, to all aspects
of the general contract terms as detailed in Section VIII
of this document. Pages 37, 38 and 39 General Contract
Terms.
3. Minimal Annual Payments should be included.
Pages 4-a, 14 Item 3 and 37 item 2 guaranteed minimum pay-
ments.
4. Review Committee should have the option to reject all
proposals.
Page 9, Procedures for Selection of Proposal Item (ii)"The
review committee shall evaluate each proposal based only
the evaluation criteria applicable to said review com-
mittee contained in the request for proposals. Said
review committee shall render a written report to the City
Manager of its evaluation of each proposal, including any
minority opinions.
5. The R.F.P. should not include the City's right to waive any
irregularities in any proposal.
Each of the two proposal submitted for Bayside include
irregularities both technical and substantive. The City
should protect its interests and retain the flexibility to
accept proposals as illustrated by the Bayside process.
It would have been extremely wasteful and a loss to the
City if both proposals would have had to have been
rejected.
0
Honorable Mayor and Members
of the City Commission
Page 5
`J
6. The R.F.P. should not include the requirement that the Watson
Island Development should be "complementary" to Bayside.
Page 2, references to Watson Island being a complement to _
Bayside have been reworded from the third paragraph under
SUMMARY.
7. Page 4 add word "Municipal" before services to be provided by
the City.
Page 4 see "Municipal".
8. The R.F.P. should be more specific regarding advertising
requirements.
Page 19, "Proposals should specify dollar amounts and per-
sonnel to be committed along with intended relationships
with existing City and County promotional agencies."
From Commissioner Dawkins
1. Attached is a memo from Commissioner Dawkins dated January 6,
1984 expressing his concerns with the R.F.P. and my response
memo to Commissioner Dawkins.
From Commissioner Perez
1. Bayside economics should be* included in the R.F.P.
The Bayside proposal is included as Appendix B.
2. Minorities should be represented on the Review Committee.
My recommendations for the Review Committee include
minorities.
3. Local contractors should be given preference by proposers.
Page 12, "To the extent possible, proposers should use
general and sub -contracting firms located in the Miami
area."
Honorable Mayor and Members
of the City Commission
Page 6
Additionally I am recommending changes of langua-le on pages U
12 and 13. . These pages are here attached and the changes
highlighted.
D
71, Miller J. Dawkins
City Commissioner
Howard V. Gary
City Manager*
CITY OF MIAMI. FLORIDA
INTEROFFICE MEMORANDUM
DATE January 18, 1984 FILE
sug �cr Watson Island Development
REFERENCES
ENCLOSURES
The following are my responses to specific questions about the
Watson Island Development raised by you in your January 6 memo to
me:
Question I
"How can we or the developer know what is going to complement
Bayside and what is going to be in direct competition with
Bayside--as to food sales, marina rentals and other sales?"
The January 13, 1984 revised draft RFP has deleted the language
requesting that the Watson Island development "complement"
Bayside. It does retain the following paragraph:
"The City is seeking development on Watson Island which will be
compatible with Bayside and will create the most active and
productive use of this area of Biscayne Bay and its surrounding
waterfront lands. Watson Island proposals are expected to
include and emphasize cultural facilities, live entertainment
and shows. It is desirable that the development include such
facilities as outdoor and indoor stages, audio-visual theatres,
amphitheatres, arenas, galleries, and T.V. and theatre
production studios. Additionally, the development may include
rides and attractions and up to 90,000 square feet of dining and
retail facilities. The proposed Bayside project is included in
Appendix B."
I believe proposers will be able to determine, from the materials
submitted to date by The Rouse Company, adequate information
regarding types of food services and retail shops to allow
proposals to reflect the impact of the Bayside project and to
determine themselves the degree of competitiveness of facilities.
Page 1 of 3 ��._+
4b
Miller J. Dawkins
City Commissioner
Question II
40
January 18, 1984
"Above A, B, and C were taken from the first draft RFP and D is
from the last one. When we discussed the preparation of an RFP,
35 acres is -what I heard the Commission agree on. According to
A, B, and C, someone else had the same idea. Now in D, you are
making 68 acres,' all of Watson Island, except US1 Chalk
Airlines, Etc. What this means is all can be had for the
taking. My opinion is to stick with 35 acres."
The first draft of the RFP suggested that the City would fund all
infrastructure and public facilities outside of the 35 acre
attraction. Estimated costs for these support facilities could
run as high as $35 million. I have since changed the RFP to
require all costs for the project to be borne by the successful
proposer. It was therefore considered necessary to offer the
entire developable site for lease, and in turn, to see a greater
return to the City from those additional facilities such as
parking and marinas. Further the City will not have to fund the
initial capital requirements or carry the long berm burden of
debt service.
Question III
"How will the above insure for "meaningful" minority involvement?
Both of us saw Cable TV and Bayside meet its minority
involvement long enough to get the contract. Whatever you agree
on, however, I, no doubt, will support you. My opinion is that
more local talent must be used as a G.C. or a "joint ventures."
The January 13, 1984 revised draft RFP includes the following
language on page 20:
"While minority equity participation is not a requirement of this
Request for Proposals, true equity positions with local minority
partners (not rent -a -citizens) will be viewed favorably in the
evaluation of proposals."
Question IV
"Clarify language so that similar methods are used by all
developers in their financial payments to the City. During the
Bayside bidding, a dispute arose because two bidders used
different methods of calculating payments.
Will this be in the RFP?"
Page 2 of 3 4- i
Miller J. Dawkins
City Commissioner
January 18, 1984
The Watson Island Development RFP requires that a proposal
include the return to the City based on payments of a guaranteed
annual minimum and a percentage of gross revenues. The Bayside
FP mistakenly made reference to at least three different methods
for percentage payments. However, it should be noted that the
criteria is based on greater return and the return to the City
from the selected developer was far greater than that of the _
other bidders.
Page 3 of 3
s
Mr. Howard V. Gary January 6, 1984--
City Manager
WATSON ISLAND DEVELOPMENT
Miller J. Dawkins
City Commissioner
Below, I am listing my areas of concern regarding the proposed
development of Watson Island:
I. COMPETITI014
A. The City has just concluded a selection process to
develop a major waterfront specialty center to be known
as "Bayside" directly across the Biscayne Bay turning basin
area from Watson Island. The Bayside facility will surround
the City's Miamarina and is adjacent to the City's Bayfront
Park.
The City is seeking development on Watson Island which will
complement and be compatible with Bayside and will create
the most active and productive use of this area of Biscayne
Bay and its surrounding waterfront lands. Watson Island
proposals are expected to include and emphasize cultural
facilities for live entertainment and shows. It is
desirable that the development include provisions for
outdoor and indoor performing art facilities, audio-visual
theatres, stages, amphitheatres, arenas, galleries and T.V.
and theatre production studios. Additionally, the
development may include rides and attractions and while
Bayside is planned for some 220,000 square feet of specialty
center and food -service, the City proposes that the Watson
Island proposals may include up to 90,000 square feet of
dining and retail facilities as a complement to the the
Bayside project.
The City intends Watson Island to be developed as a lushly
landscaped subtropical garden with extensive use of moving
waters and fountains including but not dominated by man-made
structures. The development should rely in part on
articulated land form and take advantage of the south and
westerly views of the Port of Miami and downtown Miami as
well as the animation of the extensive boating activities on
surrounding Biscayne Bay.
QUESTION:
How can we or the developer know what is going to complement
Bayside and what is going to be in direct competition with
Bayside--as to food sales, marina rentals and other sales?
t
II. SITE
-2-
Aw
A. The Watson Island Development is expected to provide up
to 90,000 square feet of retail and restaurant services
in addition to extensive facilities for shows, live
entertainment and recreation. The proposed 35 acre site is
a portion of Watson Island, a man made 86.7 acre Island in
Biscayne Bay which currently accommodates private marina
facilities, a municipal heliport, an international
amphibious air terminal, two private yacht clubs, and some
limited park development. The City envisions extensive
marine oriented development, improved assess and the
development of parking facilities on the remaining portions
of Watson Island.
B. The City of Miami is extending invitations to qualified
developer/lessees to submit proposals for the
development of a cultural, recreation and entertainment
complex to be located on a 35 -acre waterfront land parcel
comprising approximately the southwestern half of City -owned
Watson Island. Proposals shall include planning and design,
financing and construction of site improvements and
facilities to be managed by the successful proposer under a
long term lease agreement with the City.
C. The 35 acre land parcel to be developed as a cultural,
recreation and entertainment complex is a portion of the
86.7 acre City -owned Watson Island on which the City
additionally intends to develop marinas, parking, and
access, egress and service facilities. The existing airline
terminal, heliport, private yacht clubs and Japanese garden
are to remain.
D. The City is providing, a 68 acre land parcel which is
all of Watson Island except for the U.S.-A.I.A. right-
of-way, the amphibious aircraft and helicopter terminal and
the City's Japanese Garden. These facilities comprise
approximately 18.7 acres of the island.
QUESTION:
Above A,B, and C were taken from the first draft RFP and D
is from the last one. When we discussed the preparation of
an RFP, 35 acres is what I heard the Commission agree on.
According to A, B, and C, someone else had the same idea.
Now in D, you are making 68 acres, all of Watson, except US1
Chalk Airlines, etc. What this means is all can be had for
the taking. My opinion is to stick with 35 acres.
rto 41
-3-
III. MINORITY PARTICIPATION
A. Assess minority participation within the development and
management team; assess contracting and hiring practices
during the construction phase; assess special business
development opportunities for minorities and hiring outreach
and training opportunities in relation to operation and
maintenance of facilities, etc.
B. All contractors shall comply with all applicable
minority advancement ordinances, including the
provisions of City of Miami Ordinance No. 9530.
Minorities are expected to be an integral part of the
development, team, participate substantially in construction
contracts and jobs, and comprise a significant part of the
permanent management team, as well as all businesses and
work force created by the development.
C. The so-called "rent -a -citizen" concept -- in which
developers recruit local influential citizens as part of
their teams with no financial risk --has appeared in the
bidding for the City's cable TV license and the recent
Bayside Specialty Center complex.
QUESTION:
How will the above insure for
involvement? Both of us saw Cable
minority involvement long enough
Whatever you agree on, however, I,
you. My opinion is that more local
G.C. or as "joint ventures."
IV. LANGUAGE
gf
"meaningful" minority
TV and Bayside meet its
to get the contract.
no doubt, will support
talent must be used as a
Clarify language so that similar methods are used
developers in their financial payments to the City.
the Bayside bidding, a dispute arose because two
used different methods of calculating payments.
QUESTION:
Will this be in the REP?
by all
During
bidders
ell
are included in the Watson Island Development Order. Proposals shall
include these marina facilities in substantially the form shown.
Proposals are expected to include improvements for vehicular access;
service roads; parking facilities adequate for the proposed development; and
the air terminal and marina facilities to be accommodated on the island.
Proposers may submit proposals for any of the following options:
A. Marina Development
B. Attraction Development
C. Marina Development and Attraction Development
The Commission may accept one or more proposals covering the above
improvements so long as proposals accepted by the Commission do not in any
way overlap. Nor may the Commission delete any part of any proposal or
add to any proposals. Since the MacArthur Causeway bi-sects the island,
both vehicular and pedestrian overpasses will be required. Vehicular ingress
and egress shall be designed to minimize impact to MacArthur Causeway.
Funding
Funding sources proposed for the previous themed amusement park project
are no longer valid or applicable. The City expects proposers to provide
equity and debt capital adequate for the entire proposed development.
While the City expects the developer to provide all the funding for the
development, the City, at its option, may exercise its authority to issue tax
exempt revenue bonds, as a financing tool for an amount not to exceed $35
million, for preparation of the Watson Island site including all aspects of
infrastructure and public facilities including but not limited to vehicular and
pedestrian bridges, access and service roads, parking facilities, sanitary
sewer connection to the main land, site utilities, land fill and landscape. If
the City elects to use its revenue bond authority as a financial tool, the
successful bidder will be responsible for debt guarantee and repayment.
Further, the successful bidder will be expected to demonstrate satisfactory
proof of the ability to assume responsibility for the revenue bond debt
service and to provide guarantees satisfactory to bond underwriters. The
decision to use revenue bonds as a financial tool will be determined after
selection and should be i cluded as such in financing proposals. In the event
additional bond insurance is required, it will be made a part of the bond fund
allocations.
The Watson Island Development may be eligible for federal grants such as
Urban Development action Grants administered by H.U.D., however,
proposals should not include or rely on these funding sources as part of a
financing strategy. The City may, at its option, assist the successful
proposer in the future application for such grant funding.
Proposals are expected to include adequate market and feasibility studies to
allow assessment and evaluation by a nationally recognized market analyst
firm as a part of the proposal review process.
Proposals shall include a source and application of funds statement and a
summary statement of benefits to the City including computation methods.
4 84•1`
r
diagramatic sections and elevations showing vertical relationships. The
presentation should also include an aerial perspective or isometric sketch of
the entire area. All schematic presentation drawings should be board
mounted for the convenience of City review.
The development plan description should include information on how
construction is to be contracted, i.e., proposer acting as contractor or
proposer contracting with a general contractor or construction manager. If
a general contractor or construction manager is to be involved, then the
applicable pages of the Proposer's Questionnaire included in Section VII must
be completed by the proposed general contractor or construction manager.
The use of general contracting and sub -contracting firms located in the
Miami area will be viewed favorably in the evaluation of proposals.
ESTIMATED CONSTRUCTION COST
A construction cost estimate shall be furnished by use for the entire
proposed complex. If the development is to be constructed in phases, the
costs for each phase shall be shown separately. Include a schedule of
approximate dates that each significant improvement is expected to be
completed.
PROPOSER'S METHOD OF OPERATION
The operation of the entire proposed complex shall be described. The
description should include an organizational chart; job descriptions of key
positions; brief outline of operating procedures; how and where the complex
will be advertised; indication of which businesses are intended to be
operated by proposer and which businesses are intended to be subleased or to
be operated under a management contract. Discuss any operational services
and uses which you will seek permission to provide. If independent
management services are to be involved, then the applicable pages of the
Proposer's Questionnaire included in Section VII of this document must be
completed by management contractors.
PROPOSED METHOD OF FINANCING DEVELOPMENT
Describe how development of all aspects of the proposed Watson Island
facilities shall be financed (include the amount of equity capital, amount of
interim financing, amount of permanent financing, source of equity
institutions, preliminary letters of commitment, etc.).
ADDITIONAL REQUIREMENTS
In addition, proposals must include the following:
Financial disclosure and Professional Information as detailed in Section
VII of this document.
A market analysis justifying all aspects of the proposed facilities to be
developed including a pro -fort -no statement of anticipated project income
and expenses projected for 10 years.
A detailed response, including proposed contractual language, to all
12
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aspects of the General Contract Terms as detailed in Section VII of this
document.
The dollar amounts for minimum annual payments to the City and a
schedule of the percentages of project revenues to be paid to the City
over the duration of the proposed lease term.
A schedule including all steps of planning and design, construction and
operation including any proposed future expansion.
Letters from financial institutions documenting the proposer's ability to
finance the proposed development.
Letters indicating the proposer's ability to obtain required bonds and
insurance.
Letters documenting the proposer's past experience in related develop-
ment and management.
Resumes of key individuals to be involved and documentation of minority
participation.
The proposers are expected to make all disclosures and declarations as
requested and to deliver along with the proposal a cashier's check for
$50,000 which shall be non-refundable to the successful proposer. These
funds are intended to cover expenses incurred by the City in preparing and
issuing this request for proposals and evaluating the proposals received. If
such expenses exceed $50,000, the successful proposer shall provide funding
for the additional expenses.
EVALUATION CRITERIA
Review procedures and the selection process are set by City Charter and
Code included in this document or as a part of the Appendices.
The City of Miami Commission, consisting of 5 elected officials, including
the Mayor, will name the successful proposer based on the recommendation
of the City Manager or of the Review Committee.
At a public hearing held January 18, 1984, the City Commission authorized
the City Manager to issue this Request for Proposals and at that some
hearing appointed a Review Committee from recommendations submitted by
the City Manager and further selected a Certified Public Accounting firm,
both to evaluate submitted proposals.
The review committee established by the City Commission at the public
hearing will make recommendations to the City Manager regarding pro-
posers' qualifications and experience. The Committee has the authority to
recommend none of the bids if it deems them not to be in the best interest
of the City of Miami. However, the Committee shall have to explain its
reasons for such a decision.
The following specific evaluation criteria shall be used by the Review
Committee:
I. Experience of the development team, including specific
experience on similar projects ......................... 20%
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Honorable Mayor and
the Members of City
Commission
X Ho rd/V. Gary
Cit , Manager
10
INTER -OFFICE MEMORANDUM
IT- January 13, 1964 ,LC
i . " J 4 r- ,
January January 18, 1984
Commission Meeting
As we informed you yesterday, at this time we are distributing the
modified draft of the Watson Island request for proposals.
The new changes reflect those concerns expressed by the City
Commission at the January 5, 1984 Special Commission Meeting.
40 41*
,;'ITY 017 '-flAM1. FLORIDA
INTER -OFFICE MEMORANDUM
Honorable Mayor and Members of
the City Commission
Howard V. Gary
City Manager •
ATE January 12, 1984 riLE
PA January 18, 1984
Special Commission Meeting
:.pF, -ES
Attached herewith is the revised draft for the Watson Island Request
for proposals. Due to the short time between meetings, staff is
still working on some modifications suggested by the City Commission.
Tomorrow you will receive the final version along with additional
information on the Evaluating Committee Members.
HVG:lh
enclosure
1
Gentlemen:
J6
REVISED 1-13-84
D%*d
Thank you for your interest in the planning and design, construction, lease and
management of the proposed Watson Island Development. Enclosed is the City of
Miami's Request for Proposals which details the project goals and the submission
requirements, current resident and South Florida visitor demographics, significant
area project reports and pertinent legal and obligatory documents.
Responses to this R.F.P. are due no later than April 2, 1984. The City retains the
option to require a more extensive and detailed submission prior to a final
determination of a developer operator should the selection process warrant a
second stage review, as well as the right to reject all proposals.
Please carefully review all of the enclosed documents. It is important that each
proposer comply with all requirements of the submission detailed in the R.F.P. All
information and material submitted will be carefully analyzed by the City and will
be independentl> verified.
Proposals must present a definitive development program, project definition; site
plan and design concept, completion schedule, financial strategy, market feasibility
and management plan respecting the requirements of this Request for Proposals to
form the basis for selection by the City.
All questions or requests for additional, information should be addressed in writing
to Howard V. Gary, City Manager. Any response that could potentially impact
proposals will be furnished to all bidders in the form of addendum.
Proposals must be delivered to Ralph G.
American Drive, P.O. Box 330708, Miami,
and will be publicly opened on that day.
Ongie, City Clerk, City Hall, 3500 Pan
Florida 33133 by 2:00 PIA, April 2, 1984
The City will conduct a pre -proposal developers conference on Monday, January 23,
1984, 2:00 PM at the Second Floor Conference Room, City Administration Building
275 N.W. 2nd Street, Miami, Florida, 33128. For information regarding the
conference, contact Virginia Barbanera of the Planning Department (305) 5790086.
Sincerely,
Howard V. Gary
City Manager
Y_�r�r.r
0 REVISED 1-13-84
REQUEST FOR PROPOSALS
CITY OF MIAMI
WATSON ISLAND DEVELOPMENT
JANUARY 18, 1984
MAURICE FERRE, Mayor
MILLER DAWKINS, Vice Mayor
JOE CAROLLO, Commissioner
DEME T RIO PEREZ, Commissioner
J.L. PLUMMER, Commissioner
HOWARD V. GARY, City ?vlanager
Proposals Due: 2:00 p.m. April 2, 1984
John E. Gilchrist, Project Director
Office of the Miami City Monager
3500 Pan American Drive
Miami, Florida 33133
0
0
TABLE OF CONTENTS
Cover Letter
Page
I Public Notice
I
II Proposal Overview
2
Summary
2
Regional Map
5
Local .'Nap
6
Development Site Map
7
Proposal Format and Legal Requirements
8
Proposer's Development Plan
I I
Estimated Construction Cost
12
Proposer's Method of Operation
12
Proposer's Method of Financing Development
12
Additional Requirements
12
Evaluation Criteria
13
Financing Strategy
15
Schedule
15
III Facility Requirements and Design Criteria
17
The Site
17
Historic and Physical Environment
18
Public Spaces
18
Existing Facilities
18
Existing 1V'iarinas
18
Additional Facilities
18
IV Operational Requirements
19
Management
19
Advertising and Promotion
19
V Equal Opportunity, Minority Employment and Business
Utilization Requirements 20
VI Declaration 21
VII Financial Disclosure and Professional Information 22
Vill General Contract Terms 37
APPENDICES
A. Demographics and Tourism
B. Proposed Bayside Specialty Center
C. Regional and Site Maps
D. Existing Watson Island Facilities Plans
E. Proposed Infrastructure Plans
F. Proposed Marinas and Ancillary Buildings Plans
G. Existing Watson Island Facilities Leases
H. Enabling and Pertinent Legislation
I. Watson Island Theme Park DRI Application
J. Watson Island History and Site Conditions
PUBLIC NOTICE
The CITY OF MIAMI is inviting interested parties to submit unified
development project proposals for the planning and design, construction,
leasing and management of a cultural, recreation and entertainment
complex to be located on City -owned Watson Island, under a long -terry lease
agreement with the City of Miami.
The WATSON ISLAND DEVELOPMENT is expected to provide extensive
facilities for shows, live entertainment, rides, attractions and recreation.
Proposals may also include up to 90,000 square feet of dining and retail
facilities. Watson Island is a man made 86.7 acre Island in Biscayne Bay
which currently accommodates city marina facilities, a municipal heliport,
an international amphibious air terminal, two private yacht clubs, a japanese
garden and some limited park development. The City envisions marinas and
extensive marine oriented development on and surrounding Watson Island,
improved assess and parking facilities be included in proposals.
Proposals will be received by Ralph G. Ongie, City Clerk, City Hall, 3500
Pan American Drive, P.O. Box 330708, Miami, Florida 33133 no later than
2:00 PM on April 2, 1984 and will be publicly ripened on that day.
Applicants will demonstrate knowledge and experience in the area covered
by their proposal.
All proposals shall be submitted in accordance with the Request for
Proposals documents which may be obtained from the City Clerk of the City
of Nliami. These documents contain detailed and specific information
regarding the property being offered for lease and the City's goals for the
use of the property by the successful proposer.
The City of Miami reserves the right to accept any proposal deemed to be in
the best interest of the City, to waive any irregularities in any proposal or
to reject any or all proposals and to re -advertise for new proposals. In
making such determination, the City's consideration shall include, but not be
limited to the proposer's experience, the dollar amount return offered to the
City, the proposer's financial qualifications, the professional reputation of
the proposer, and the evaluation by the City of all proposals submitted in
support or explanation of their proposed use and development of the
property.
Howard V. Gary
City -Manager
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11 PROPOSAL OVERVIEW
SUMMARY
The City of Miami is extending invitations to qualified developer/lessees to
submit proposals for the development of a cultural, recreation and
entertainment complex to be located on City -owned Watson Island.
Proposals shall include planning and design, financing and construction of
site improvements and facilities to be managed by the successful proposer
under a long term lease agreement with the City.
The City has just concluded a selection process to develop a major
waterfront specialty center to be known as "Bayside" directly across the
Biscayne Bay turning basin area from Watson Island. The Bayside facility
will surround the City's Miamarina and is adjacent to the City's Bayfront
Park.
The City is seeking development on Watson Island which will be compatible
with Bayside and will create the most active and productive use of this area
of Biscayne Bay and its surrounding waterfront lands. Watson Island
proposals are expected to include and emphasize cultural facilities live
entertainment and shows. It is desirable that the development include such
facilities as outdoor and indoor stages, audio-visual theatres, amphitheatres,
arenas, galleries, and T.V. and theatre production studios. Additionally, the
development may include rides and attractions and up to 90,000 square feet
of dining and retail facilities. The proposed Bayside project is included in
Appendix B.
The City intends Watson Island to be developed as a lushly landscaped sub-
tropical garden with extensive use of moving waters and fountains including
but not dominated by man-made structures. The development should rely in
part on articulated land form to take advantage of the south and westerly
views of the Port of Miami and downtown Miami as well as the animation of
the extensive boating activities on Biscayne Bay.
History
In 1976 the City Commission initiated studies for the development of a
major themed amusement park on Watson Island. A request for proposals
was made available in March of 1977 which led to a developer/operator
agreement whereby the City would finance the project to be operated under
a management agreement with the successful proposer. A $55 million
revenue bond was validated and additional funds were proposed to be
derived from federal grants, a $10 million Urban Development Action Grant
and a $3.5 million Economic Development Grant to provide infrastructure
necessary to the development.
An Environmental Impact Analysis necessary for Federal funding and an
Application for a Development of Regional Impact as required in Florida
were completed and resulted in the City Commission issuing a Development
Order for the thorned amusement park. The economic, social and
environmental parameters established by the City's Development Order,
included in Appendices H and I, are incorporated into this Request for
Proposals and constitute development limits for proposed facilities. The
City's Development Order was appealed by the South Florida Regional
Planning Council seeking administrative remedy to several specific con-
cerns. The Florida Cabinet in their role as the Florida Land and Water
Adjudicatory Commission ruled infavor of the City, allowing the City's
Development Order, however, setting five conditions. Four of these
conditions have been met. The fifth and last condition requires a fiscal
impact analysis of the future agreement between the City and the successful
proposer. The Land and Water Adjudicatory Commission has set April 1984
as a deadline to submit the fiscal impact analysis and the City is currently
preparing to request. an extension of this deadline in order to accommodate
the proposed schedule established in this request for proposals.
The City envisions demonstrating progress in its development
of Watson Island by this Request for Proposals, the proposed
schedule and hopefully by receipt of proposals by April2, 1984
in seeking approval of the time extension. Cabinet denial would
disallow the current D.R.I.
Subsequent to the Development Order, a citizens suit was filed against the
project, its environmental impact and the City's bidding procedures which
led to the private sector agreement to develop and manage the Watson
Island Project. Ultimately by Florida Supreme Court action, the manage-
ment agreement was voided based on deficiencies in the City of Miami's
Charter regarding procurement of development services.
In order to remedy Charter deficiencies, the City Commission enacted a new
Procurement Procedures Ordinance which was upheld by the electorate in
November, 1982. This Charter Amendment allows for "Unified Development
Projects" whereby the City may enter into an agreement with a private
entity to plan and design, construct and manage facilities located on real
property owned by the City. Proposals submitted must conform to the
requirements of City Charter Section 53(c) on "Unified Development
Projects".
The Site
The City is providing a 68 acre land parcel which includes all of Watson
Island except for the U.S.-A.I.A. right-of-way, the amphibious aircraft and
helicopter terminal and the City's Japanese Garden. These facilities
comprise approximately 18.7 acres of the island.
The air terminal and heliport are to remain, however, proposals can
incorporate redesign and relocation of these facilities on Watson Island. The
City is also currently planning to relocate an historic coral rock house on to
Watson Island. Proposals should include plans for incorporation and
development of this building as a part of proposed facilities. Development
proposals shall also include upgrading the City's Japanese Garden as well as
provision for long term upkeep. Additionally, two private yacht clubs are
located on the eastern shore of Watson Island, the Miami Yacht Club and the
Miami Outboard Club. Proposals may include either retaining those clubs as
currently located, relocating them on the island, incorporating them into the
required new marina development or removing them from Watson Island.
The development site map which follows includes the City's proposed marina
facilities at Watson Island which have been approved by state agencies and
are included in the Watson Island Development Order. Proposals shall
include these marina facilities in substantially the form shown.
Proposals are expected to include improvements for vehicular
access; service roads; parking facilities adequate for the
proposed development; and the air terminal and marina facilities
to be accommodated on the island. Proposers may submit proposals
for any of the following options:
A. Marina Development
B. Attraction Development
C. Marina Development and Attraction Development
The Commission may accept one or more proposals covering the
above improvements so long as proposals accepted by the
Commission do not in any way overlap. Nor way the Commission
delete any part of any proposal or add to any proposals. Since
the MacArthur Causeway bi-sects the island, both vehicular and
pedestrian overpasses will be required. Vehicular ingress and
egress shall be designed to minimize impact to MacArthur
Caueseway.
Funding
Funding sources proposed for the previous themed amusement park
project are no longer valid or applicable. The City expects
proposers to provide equity and debt capital adequate for the
entire proposed developmant. While the City expects the
developer to provide all the funding for the development, the
City, at its option, may exercise its authority to issue tax
exempt revenue bonds, as a financing tool for an amount not to
exceed $35 million, for preparation of the Watson Island site
including all aspects of infrastructure and public facilities
including but not limited to vehicular and pedestrian bridges,
access and service roads, parking facilities, sanitary sewer
connection to the main land, site utilities, land fill and
landscape. If proposals recommend City revenue bonds as a part
of the financing strategy, the proposer will be expected to
demonstrate satisfactory proof of the ability to assume
responsibility for the revenue, bond debt service and to provide
guarantees satisfactory to bond underwriters. In the event
additional bond insurance is required, it will be made a part of
the bond fund allocations.
The Watson Island Development may be eligible for federal grants
such as Urban Development action Grants administered by H.U.D.,
however, proposals should not include or rely on these funding
sources as part of a financing strategy. The City may, at its
option, assist the successful proposer in the future application
for such grant funding.
Proposals a
studies to
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process.
re expected to include adequate market
allow assessment and evaluation b
market analyst firm as a part of the
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Proposals shall include a source and application of funds
statement and a summary statement of benefits to the City
including computation methods.
Municipal services such as police and fire protection shall be
provided equal to those provided any private development within
the City of Miami.
Proposals shall include and will be evaluated on the proposed
development program, project definition, site plan and design
concept, financing strategy, feasibility and potential return to
the City. The City will evaluate each proposal's dollar amounts
for minimum annual payments and a percentage of gross revenues.
The City places great emphasis on the uniqueness of design
quality and functional interrelationship of planned uses in the
development of the Watson Island project. Therefore, the City
will carefully study the qualifications and past performance of
the developer, the project architects and all proposed
consultants. It will review and evaluate the developer's past
projects to determine their ability to carry out and meet the
City's expectations.
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PROPOSAL FORMAT AND LEGAL REQUIREMENTS
The City of Miami Charter Section 53-c. provides the following:
"UNIFIED DEVELOPME14T PROJECTS.
Definition
Unified development project shall mean a project where an interest in
real property is owned or is to be acquired by the city, and is to be used
for the development of improvements, and where the commission
determines that for the development of said improvements it is most
advantageous to the city that the city procure from a private person, as
defined in the Code of the City of Miami, one or more of the following
integrated packages:
(i) Planning and design, construction, and leasing; or
(ii) Planning and design, leasing, and management; or
(iii) Planning and design, construction, and management; or
(iv) Planning and design, construction, leasing and management.
So long as the person from which the city procures one of the above
mentioned integrated packages provides all of the functions listed for
that package, such person need not provide each listed function for the
entire unified development project nor for the same part of the unified
development project.
Reauirements of Requests for Pr000sals
Requests for proposals for unified development projects shall
generally define the nature of the uses the city is seeking for the unified
development project and the estimated allocations of land for each use.
They shall also state the following:
(i) The specific parcel of land contemplated to be used or the
geographic area the city desires to develop pursuant to the unified
development project.
(ii) The specific evaluation criteria to be used by the below -mentioned
certified public accounting firm.
(iii) The specific evaluation criteria to be used by the below -mentioned
review committee.
(iv) The extent of the city's proposed commitment of funds, property,
and services.
(v) The definitions of the terms "substantial increase" and "material
alteration" that will apply to the project pursuant to subsection
WOO hereof.
(vi) A reservation of the right to reject all proposals and of the right of
termination referred to in sub -section (e)(iv), below.
Issuance of Reauest for Proposals: Selection of CPA Firm; Appointment
of Review Committee
After public notice there shall be a public hearing at which the
commission shall consider:
(i) The contents of the request for proposals for the subject unified
development project;
(i i) The selection of a certified public accounting firm, which shall
include at least one member with previous experience in the type
of development in question;
(iii) The recommendations of the City Manager for the appointment of
persons to serve on the review committee. Said review committee
shall consist 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 no fewer than
five days prior to the above mentioned public hearing.
At the conclusion of the public hearing the commission shall authorize
the issuance of a request for proposals, select a certified public
accounting firm, and appoint the members of the review committee only
from among the persons recommended by the city manager.
Procedure for Selection of Proposal
The procedure for the selection of an integrated package proposal
shall be as follows:
(i) All proposals shall be analyzed by a certified public accounting
firm appointed by the commission based only on the evaluation
criteria applicable to said certified public accounting firm con-
tained in the request for proposals. Said certified public
accounting firin shall render a written report of its findings to the
city manager.
(i0 The review committee shall evaluate each proposal based only on
the evaluation criteria applicable to_ said review committee
contained in the request for proposals. Said review committee
shall render a written report to the city manager of its evaluation
of each proposal, including any minority opinions.
(iii) Taking into consideration the findings of the aforementioned
certified public accounting firm and the evaluations of the
aforementioned review committee, the city manager shall recom-
mend one or more of the proposals for acceptance by the
commission, or alternatively, the city manager may recommend
that all proposals be rejected. If there are three or more proposals
and the City Manager recommends only one, or if he recommends
rejection of all proposals, the city manager shall state in writing
the reasons for his recommendation.
In transmitting his recommendation or recommendations to the
commission, the city manager shall include the written reports,
including any minority opinions, rendered to him by the aforemen-
tioned certified accounting firm and review committee.
(iv) All contracts for unified development projects shall be awarded to
the person whose proposal is most advantageous to the city, as
determined by the commission.
The commission may accept any recommendation of the city
manager by an affirmative vote of a majority of its members. In
the event the commission does not accept a proposal recommended
by the city manager or does not reject all proposals, the
commission shall seek recommendations directly from the afore-
mentioned review committee, which shall make a recommendation
or recommendations to the commission taking into account the
report of the aforementioned certified public accounting firm and
the evaluation criteria specified for the review committee in the
request for proposals.
After receiving the direct recommendations of the review
committee, the commission shall by an affirmative vote of a
majority of its members:
1) Accept any recommendation of the review committee; or
2) Accept any previous recommendation of the city manager; or
3) Reject all proposals.
Execution of Contracts
All contracts for unified development projects shall be signed by the City
Manager or his designee after approval thereof by the commission... .
The provisions of this Charter section shall supersede any other Charter
or Code provision to the contrary."
Definition of Uses
The Watson Island Development request for proposals seeks an integrated
development package including planning and design, construction, financing,
leasing and management of cultural and entertainment facilities; restaurant
and retail facilities; rides and attractions; recreational facilities; marinas
and marinas support facilities; parking; open space; access and service roads
H
and infrastructure requirements for the project. Ground level access to
marina facilities shall be maintained. All new structures shall recognize the
view corridor and public access requirements as set forth in City Charter
Section 3(f). Proposals are required to include I V2 percent of construction
funds to be set aside for "art in public places" as defined in City Ordinances.
Specific Charter Sections and City Ordinances which apply and are pertinent
to the Watson Island Development are included in Appendix H.
Commitment of Finds
The City intends to provide no direct funding to the development, however
the City may exercise its authority to issue tax-exempt revenue bonds in an
amount not to exceed $35 million provided the developer/manager assumes
responsibility for the revenue bond debt -service and provides guarantees
satisfactory to bond underwriters.
Land Parcel
Watson Island encompasses 86.7 acres. The City is providing a land parcel
for development which includes the entire island less the Federal Highway
right-of-way, approximately I I acres; the Japanese Gardens, 1.2 acres; and
an area for Chalk's Air Terminal and a Heliport of approximately 6.5 acres.
The land parcel committed for development is 68 acres. Of the 68 acres,
not less than 20 acres must be allocated for cultural facilities. These
facilities shall include but not be limited to indoor and outdoor performing
arts facilities, audio-visual theatres, stages, amphitheatres, arenas, galleries
and production studios.
Commitment of Services
Service such as police and fire protection, equal to those provided any
private development within the City of Miami, shall be provided by the City.
All additional security, etc., shall be the responsibility of the developer.
The developer will be expected to pay all taxes on all improvements.
As per Item (e) (iv) of Charter Section 53 "substantial increase" will be
defined as a 10`3o increase to the City's proposed commitment of funds,
property and/or services and "material alteration" will be defined as failure
to comply with all aspects of the proposal except as specifically permitted
in writting by the City Manager.
PROPOSER'S DEVELOPMENT PLAN
Plans for development of the Watson Island facilities shall include the
number of buildings and their uses, square footage, heights, etc., architec-
tural features, methods of construction, number of retail entities, restaurant
seats, theatre and attraction capacities, etc., and parking requirements. All
aspects of the plan shall be described by development phase, if more than
one phase is proposed. Special features or attractions and architectural
character shall be precisely described.
Schematic drawings by an architect licensed to do business in the State of
Florida illustrating the proposed development are required. Schematic
drawings shall include basic site and building relationship plans and
diagramatic sections and elevations showing vertical relationships. The
presentation should also include an aerial perspective or isometric sketch of
the entire area. All schematic presentation drawings should be board
mounted for the convenience of City review.
The development plan description should include information on how
construction is to be contracted, i.e., proposer acting as contractor or
proposer contracting with a general contractor or construction manager. If
a general contractor or construction manager is to be involved, then the
applicable pages of the Proposer's Questionnaire included in Section VII must
be completed by the proposed general contractor or construction manager.
To the extent possible, proposers should use general and sub -contracting
firms located in the Miami area.
ESTIMATED CONSTRUCTION COST
A construction cost estimate shall be furnished by use for the entire
proposed complex. If the development is to be constructed in phases, the
costs for each phase shall be shown separately. Include a schedule of
approximate dates that each significant improvement is expected to be
completed.
PROPOSER'S METHOD OF OPERATION
The operation of the entire proposed complex shall be described. The
description should include an organizational chart; job descriptions of key
positions; brief outline of operating procedures; how and where the complex
will be advertised; indication of which businesses are intended to be
operated by proposer and which businesses are intended to be subleased or to
be operated under a management contract. Discuss any operational services
and uses which you will seek permission to provide. If independent
management services are to be involved, then the applicable pages of the
Proposer's Questionnaire included in Section VII of this document must be
completed by management contractors.
PROPOSED ,METHOD OF FINANCING DEVELOPMENT
Describe how development of all aspects of the proposed Watson Island
facilities shall be financed (include the amount of equity capital, amount of
interim financing, amount of permanent financing, source of equity
institutions, preliminary letters of commitment, etc.).
ADDITIONAL REQUIREMENTS
In addition, proposals must include the following:
Financial disclosure and Professional Information as detailed in Section
VII of this document.
A market analysis justifying all aspects of the proposed facilities to be
developed including a pro -forma statement of anticipated project income
and expenses projected for 10 years.
A detailed response, including proposed contractual language, to all
12 -v4.
-r ice, ,
aspects of the General Contract Terms as detailed in Section VII of this
document.
The dollar amounts for minimum annual payments to the City and a
schedule of the percentages of project revenues to be paid to the City
over the duration of the proposed lease term.
A schedule including all steps of planning and design, construction and
operation including any proposed future expansion.
Letters from financial institutions documenting the proposer's ability to
finance the proposed development.
Letters indicating the proposer's ability to obtain required bonds and
insurance.
Letters documenting the proposer's past experience in related develop-
ment and management.
Resumes of key individuals to be involved and documentation of minority
participation.
The proposers are expected to make all disclosures and declarations as
requested and to deliver along with the proposal a cashier's check for
$50,000 which shall be non-refundable to the successful proposer. These
funds are intended to cover expenses incurred by the City in preparing and
issuing this request for proposals and evaluating the proposals received. If
such expenses exceed $50,000, the successful proposer shall provide funding
for the additional expenses.
EVALUATION CRITERIA
Review procedures and the selection process are set by City Charter and
Code included in this document or as a part of the Appendices.
The City of Miami Commission, consisting of 5 elected officials, including
the Mayor, will name the successful proposer based on the recommendation
of the City Manager or of the Review Committee.
At a public hearing held January 18, 1984, the City Commission authorized
the City Manager to issue this Request for Proposals and at that same
hearing appointed a Review Committee from recommendations submitted by
the City Manager and further selected a Certified Public Accounting firm,
both to evaluate submitted proposals.
The review committee established by the City Commission at the public
hearing will make recommendations to the City Manager regarding pro-
posers' qualifications and experience.
The following specific evaluation criteria shall be used by the Review
Committee:
I. Experience of the development team, including specific
experience on similar projects ......................... 20 0
2. Financial capability, level of financial commitment ......... 20%
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3. Financial return to the City . . . . . . . . . . . . . . . . . . . . . . . . . . 30%
4. Overall project design ............................... 20 0
5. Extent of minority participation (Latin/Black) . . . . . . . . . . . . . .10%
The following factors will be utilized. by the Review Committee in
evaluating the proposals:
I. THE EXPERIENCE OF THE DEVELOPMENT TEAM, INCLUDING SPECI-
FIC EXPERIENCE ON SIMILAR DEVELOPMENTS
- Qualifications and experience of project leaders, team members
and consultants.
- Specific experience of the development team in relationship to
work on visitor attractions; retail, restaurant, entertainment,
recreational mixed use type projects; cultural facilities and marina,
waterfront development.
- Quality and organization of management team, marketing strategy,
tenant mix if applicable, show and entertainment programming,
methods of providing maintenance and rehabilitation, food supply
handling and storage methods and special security arrangements,
etc.
2. FINANCIAL CAPABILITY, LEVEL OF FINANCIAL COMMITMENT
- Financial capability of the team, including the equity commitment,
financing strategy and access to construction and permanent
financing and proposed return to the City, including minimum
guarantees and share of gross revenues, etc.
3. FINANCIAL RETURN TO THE CITY
- Return to the City including minimum annual guarantee and share
of gross revenues.
- Any additional financial benefit to the City.
- Lease Term
4. OVERALL PROJECT DESIGN
- Innovative and imaginative siting of facilities.
- Resolution of access and service to and on the site.
- Aesthetic qualities and compatibility of design with the waterfront
setting and character of Biscayne Bay and South Florida.
- Innovative and imaginative design features.
- Security, energy efficiency, accessibility for the handicapped,
14 - 84 'c..
imaginative and creative use of graphics, lighting, landscaping,
water features, public spaces and pedestrian areas.
S. EXTENT OF MINORITY PARTICIPATION (LATIN AND BLACK)
Minority participation within the development and management
team.
Contracting and hiring practices during the construction phase.
Special business development opportunities for minorities, hiring
outreach and training opportunities in relation to operation and
maintenance of facilities, etc.
The certified public accounting firm selected by the City Commission at the
public hearing will specifically evaluate the financial viability of the
proposed development team and their proposed financing strategies and will
assess comparatively the short and long range economic and fiscal return to
the City. Additionally, the certified public accounting firm will be required
to include the services of a nationally recognized market analyst firm to
access the proposers' market analysis and conclusions regarding scale and
mix of facilities and to evaluate the economic feasibility of the proposed
development.
Proposals must present a definitive development program, project definition,
site plan and design concept, financial strategy and feasibility and a
guaranteed time of completion schedule that can be realistically evaluated
under the requirements of this Request for Proposal to form the basis for
selection by the City.
The timetable for completion of the proposed construction will be
considered as a factor in the evaluation of proposals. All proposed
development must be bonded to insure completion within the specified time
period; or if phased development is proposed, the proposer must post a bond
to insure that additional phases will, in fact, take place as planned.
FINANCING STRATEGY
The proposer is expected to provide financing for all building and site
improvements including public spaces and ancillary amenities associated
with the development.
City -owned property is held in public trust and cannot be mortgaged or
subordinated in any way as a part of the lease agreement. The City is
prepared, however, to accept the secondary position of lease payments, a
form of subordination, to the extent determined to be reasonable in helping
the successful proposer obtain financing.
The term of the lease agreement between the successful proposer and the
City of Miami should be reasonable related to the financing strategy. All
improvements upon the site will revert to ownership by the City of Miami at
the expiration of the lease term. The proposed term of the lease agreement
will be one of the factors considered in the evaluation of proposals.
15
SCHEDULE
Request for Proposals Available January 23, 1984
Pre -proposal Conference February 3, 1984
Proposals Opened and ,Aade Public 2:00 - April 2, 1984
Interviews with Proposers Meeting
Qualifications Week of April 16, 1'84
Recommendations to City Manager from
the Review Committee and C.P.A. firm April 30, 1984
City Manager's recommendation to City
Commission at the regular monthly
Commission Meeting May 10, 1984
Begin Contract negotiations with
the successful proposer May 14, 1984
City Manager submits Contract for
City Commission Approval July 12, 1984
E
I V
Ill. FACILITY REQUIREMENTS AND DESIGN CRITERIA
THE SITE
The proposed site for the Watson Island Development constitutes the major
portion of City -owned Watson Island. The site contains approximately 68
acres of the 86.7 acre island which is bi-sected by a six lane federal
highway, US A.IA., and connects directly to the major north south arterial 1-
95 via the 1-395 feeder ramp. The highway known locally as MacArthur
Cousway provides excellent direct auto access to Watson Island from the
Miami International Airport and downtown Miami to the west and Miami
Beach to the east.
The Port of Miami, the world's largest cruise passenger terminal which will
accommodate 2 million passengers in 1984, lies 900 feet to the -south across
"Government Cut" shipping channel. The port turning basin lies between the
Watson Island Development site and downtown Miami to the west.
Residential islands face Watson Island on the north and east.
Watson Island has the potential of becoming the focal point of marine
oriented recreational development and public access to the heart of
Biscayne Bay. The bay `s an aquatic_ preserve which has in recent years been
regaining a rich aquatic life and accommodates a major recreational boating
community. Additionally, from the proposed Watson Island site one can view
the animation of cruise boat arrivals and departures, the industrial port
traffic, the Miarni River freighter traffic and the arrival and departure of
Chalk's International Airline amphibious passenger planes.
Additonal facilities on the island include the terminal for Chalk's Airline
which has been a licenced carrier since 1919 with scheduled flights between
Watson Island and the Bahamas, the City's municipal heliport and a
scheduled helicopter airline terminal with connecting flights to Miami
International, Hollywood, Ft. Lauderdale and Palm Beach Airports. Pro-
posals may include relocation of these facilities to other sites on Watson
Island.
The City envisions a major marina development surrounding Watson Island
including 101 slips to accommodate large private vessels along the
wateredge of the proposed development site. Currently, there are no such
facilities within the Miarni area and the feasibility of marina development
at Watson Island has been established.
An additional feature of the island, located east of the highway, is the
Japanese Garden a 1.2 acre garden donated to the City by a Japanese
industrialist and currently maintained within the City Parks systern.
The City expects the proposed architecture to be responsive to the South
Florida sub -tropical climate 'and in particular to the Watson Island
waterfront sub -climate with breezes prevailing from the Southeast off of
Biscayne Bay. The City does not seek an architecture or a setting imitative
of any other geographic area. The appropriate historical context for the
Miami waterfront can best be expressed through the use of indigenous
building materials and forms that are responsive to the major natural
Z
17
conditions. Heavy rainfall, high humidity, ever-present sun and periodic high
wind conditions would suggest a unique architectural response that both
shelters and takes advantage of these factors. Development of the island is
expected to include lushly landscaped gardens throughout and to maximize
the natural %voter -orientation by extensive application of moving waters and
fountains. Watson Island is to be thought of primarily as a sub -tropical
garden and water park which includes but is not dominated by man-made
facilities.
Natural breezes, moving waters and plentiful landscape will in some part
relieve the oppressive sun and heat that occurs during the season in Miami,
however, adequate shelter should be provided throughout to accommodate,
at any time, the anticipated on -ground visitor population. Queueing areas in
particular need shelter. Moving air or conditioned air should be considered
throughout. Additionally, the combination of open shelters and visitor
facilities should be adequate to accommodate on -grounds visitors from the
frequent Miami rainshowers.
The major development of the island should occur on the southwest facing
downtown Miami and the Port of Miarni and away from the residential
islands the north and east. Land form along with plant materials should be
used to buffer berth the causway and the residential islands by raising the
elevation of the center portion of the island adjacent to the causeway.
HISTORIC AND PHYSICAL ENVIRONMENT
A survey of the history and amentities of Watson Island is included as
Appendix J.
PUBLIC SPACES
Public spaces should be designed to accommodate both programmed
entertainment and spontaneous performances. Site furniture, paving
materials, signage, color and lighting should be reflective of the Watson
Island setting.
EXISTING MARINAS
Plans, elevations and descriptive information are included in Apendix D.
ADDITIONAL FACILITIES
Plans, elevation and descriptive information about additional existing
buildings are included in Appendix D.
18 �—
0 0
IV. OPERATIONAL REQUIREMENTS
MANAGEMENT
Lessee will be required to maintain reasonable operating hours, and
proposals should include a year-round schedule for all proposed uses and
concessions.
On -site management and staff requirements should be detailed as a part of
the proposal.
The method of recording cash receipts should be included. The City would
expect daily records of gross revenues to be kept and reported along with
regular payments to the City.
The lessee will pay all license fees and applicable taxes including property
taxes and insurance requirements.
ADVERTISING AND PROMOTION
Proposals should elaborate plans for advertising and promoting all aspects of
the `Matson Island facilities and programs. Proposals should specify dollar
amounts and personnel to be committed along with intended relationships
with existing City and County promotional agencies.
IN
V EQUAL OPPORTUNITY, MINORITY EMPLOYMENT AND BUSINESS UTILI-
� A TI/lA 1 mr_1ll (I rlr AAI-t, ITC`
All contractors shall comply with all applicable minority advancement
ordinances, including the provisions of City of Miami Code, Section 18-73(e)
included in Appendix H.
Minorities are expected to be an integral part of the development team,
participate substantially in construction contracts and jobs, and comprise a
significant part of the permanent management team, as well as all
businesses and work force created by the development.
While minority equity participation is not a requirement of this Request for
Proposals, true equity positions with local minority partners (not rent -a -
citizens) will be viewed favorably in the evaluation of proposals.
20 '
VI DECLARATION
Howard V. Gary
City Manager
City of Miami, Florida Submitted , 1984
The undersigned, as proposer, declares that the only persons interested in this
proposal are named herein, that no other person has any interest in this Proposal or
in the Agreement of Lease to which this Proposal pertains, that this Proposal is
made without connection or arrangement with any other person and that this
Proposal is in every respect fair, in good faith, and without collusion or fraud.
The proposer further declares that he has complied in ever; respect with all of the
ins ructions to Proposers, that he has read all addenda, if any, and that he has
satisfied himself fully •with regard to all matters and conditions with respect to the
Lease to which the proposal pertains.
The proposer agrees, if this Proposal is accepted, to execute an appropriate Lease
Agreement for the purpose of establishing a formal contractual relationship
between the proposer and the City of Miami, Florida, for the performance of all
requirements to which this Proposal pertains.
The proposer states that this Proposal is based upon the Proposal Documents and
addenda, if any.
Signature
Title
Name of Firm, Individual or Corporation
Signature
Title
I
6
VII FINANCIAL DISCLOSURE AND PROFESSIONAL INFORMATION
PROPOSER'S QUESTIONNAIRE
A proposal for the development and management of the Watsor Island
Development site shall not be considered unless all the information
requested in this questionnaire is provided by the proposer. Statements must
be complete and accurate. Omissions, inaccuracy or misstatement shall be
cause for rejection of a proposal.
Statements and answers relating to each question in this questionnaire may
be answered on the page on which the question is found or by attaching
81z"xll" supplemental sheets. Photographs or other illustrative materials
should be placed in an envelope or bound into the proposal and identified by
the proposer's name and address and the page n•imber of the questionnaire to
which the supplemental material is applicable.
By submission of a proposal, the proposer acknowledges and agrees that the
City of Wami has the right to make any inquiry or investigation it deems
appropriate to substantiate or supplement information contained in this
questionnaire, and authorizes the release to the City of any and all
information sought in such inquiry or investigation.
If an independent general contractor, construction manager and/or opera-
tional manager is to be involved, then the applicable pages of this
questionnaire should be completed for each such entity.
PROPOSER
Name
Address for purposes of notica or other communication relating to the proposal
Telephone No.
The proposer is a Sole Proprietorship ( ); Partnership ( ); Corporation ( ) ; or
Explain:
I
PARTNERSHIP STATEMENT
If proposer is a partnership, answer the following
I. Date of Organization
2. General Partnership ( )
Limited Partnership ( )
3. Statement of Partnership recorded? Yes ( ) No ( )
Date KOOK Page County State
4. Has the portnership done business in the State of Florida?
Yes ( ) I`lo ( ) When?
Where?
5. Name, address, and partnership share of each general and limited partner. (If
partnership is a corporation complete the following page for corporation.)
General/
Limited Name Address Share
6. Attach a complete copy of the Partnership Agreement.
24
9 9
CORPORATION STATEMENT
If proposer is corporation, answer the following:
1. When incorporated?
Z. Where incorporated?
3. Is the corporation authorized to do business in Florida?
Yes ( ) No ( )
4. The corporation is held: Publicly ( ) Privately ( )
5. If publicly held, how and where is the stock traded?
6. List the following:
Authorized
(a) Number of voting shares:
(b) Number of non -voting shares:
(c) Number of shareholders:
(d) Value per share of Common Stock:
Par $
Book $ _
Market $
Issued . Outstcndina
7. Furnish the name, title, address and the number of voting and non -voting shares of
stock held by each officer and director and each shareholder owning more than 5%
of any class of stock. If more than 5% of any class of stock is held by one or more
corporations, then each owner -corporation must a!so complete separate pages
(type corporation narne on said pages and for identification purposes) and furnish
the financial statement required on page.
If said owner -corporations are owned by other corporations, then these other
corporations must also complete separate pages (type corporation name on said
Pages for identification purposes) and furnish the financial statement require on
Page. The Citr requires information on all corporations that directly or indirectly
have an ownership interest in the proposer -corporation.
8. If an individual or corporation will be guaranteeing performance of the proposer -
corporation, state name here
and also complete pages and if corporation type
corporation name on said pages for identification purposes), furnish financial
statement required on page for the individual or corporate guarantor. .,�
PROPOSER'S EXPERIENCE STATEMENT
Describe in detail the duration and extent of your business experience with
special emphasis upon experience related to visitor attractions, retail
developments, restaurants and marinas. Also state in detail the names and
pertinent experience of the persons who will be directly involved in
development and management of the business. List the names and locations
of visitor attractions, retail developments, restaurants and marinas cur-
rently owned and your percentage ownership, and any such facilities
currently managed by you. In addition, please also provide photographs or
other illustrative material depicting projects that will demonstrate your
ability to complete a quality development for the Watson Island Develop-
ment. The name and address should be given for each project identified as
well as persons familiar with the development who will respond to inquiries
from the City. You should also identify your specific role in each project.
PROPOSER'S FINANCIAL DATA
FINNANCIAL STATEMENT
Proposer, owner -corporations of proposer, and any person or business entity
guaranteeing the performance of the proposer must attach a complete
report, prepared in accordance with good accounting practice, reflecting
current financial condition. The report must include a balance sheet and
annual income statement. The person or entity covered by the statement
must be prepared to substantiate all information shown.
SURETY INFORMATION
Has any surety or bonding company ever been required to perform upon your
default? Yes ( ) No( ).
If yes, attach a statement naming the surety or bonding company, date,
amount of bond, and the circumstances surrounding said default and
performance.
BANKRUPTCY INFORMATION
Have you ever been declared bankrupt? Yes( ) No( ).
If yes, state date, court jurisdiction, amount of liabilities, and amount of
assets.
PEt (DING LITIGATION
Provide on attached sheets detailed information regarding pending litigation,
liens, or claims involving any participant in the proposal.
26
PROPOSER'S REFERENCES
List four persons or firms with whom you have conducted business
transactions during the past three years. At least two of the references
named are to have knowledge of your debt payment history. At least one
reference must be a financial institution.
REFERENCE NO. I
Name:
Firm:
Title:
Address:
Telephone:
Nature and magnitude of purchase, sale, loan business association, vte.:
REFERENCE NO. 2
Name:
Firm:
Title:
Address:
Telephone:
Nature and magnitude of purchase, sale, loan, business association, etc.:
REFERENCE rr10. 3
Name:
Firm:
Title:
0 0
Address:
Telephone:
Nature and magnitude of purchase, sale, loan, business association, etc.:
REFERE.",ICE NO. 4
Name:
Firm:
Title:
Address:
Telephone:
Nature and magnitude of purchase, sale, loan, business association, etc.:
28
9 0
PROPOSER'S ARCHITECT
Name, address and telephone number of architectural firm:
Name
Street Address
Mailing Address
City, State, Zip Code
Telephone Number
Names of principals and their titles who will be chiefl,, responsible for the
planning and design of the Watson Island Development:
Name Title
Name Title
Name
Title
Names, addresses and telephone number of other design consultants who will
have a major role in designing the Watson Island Development:
Name of Firm Name of Firm
Street Address Street Address
Mailing Address Mailing Address
City, State, Zip Code City, State, Zip Code
Telephone Number Telephone Number
Name of Principal Contact Name of Principal Contact
0
EXPERIENCE STATEMENT OF PROPOSER'S ARCHITECT
Describe in detail the duration and extent of your architectural experience
with special emphasis upon experience related to visitor attractions, retail
developments, restaurants, and marinas. Also, state in detail the names and
pertinent experience of the principals who will be directly involved in
designing the Watson Island Development. In addition, please also include
photographs or other illustrative material depicting projects that will
demonstrate your ability to design a quality development for the Watson
Island Development. The name and address should be given for each project
identified as well as for persons familiar with the development who could
respond to inquiries from the City. You should also identify your specific
role in each project.
30f-
a a
REFERENCES OF PROPOSER'S ARCHITECT
List two persons or firms for whom you have completed projects during the
past three years.
REFERENCE NO. I
Name:
Firm:
Title:
Address:
Telephone:
Nature and magnitude of business association:
REFEREI,ICE NO. 2
Name:
Firm:
Title:
Address:
Telephone:
Nature and magnitude of business association:
M
8 0
EXPERIENCE STATEMENT OF PROPOSER'S
CONTRACTOR OR CONSTRUCTION MANAGER
Describe in detail the duration and extent of your construction experience
with special emphasis upon experience related to visitor attractions, retail
developments, restaurants, and marinas . Also, state in detail the names and
pertinent experience of the principals who will be directly involved in con-
structing the Watson Island Development. In addition, please also include
photographs or other illustrative material depicting projects that will
demonstrate your ability to construct a quality facility for the Watson Island
Development. The name and address should be given for each project
identified as well as for persons familiar with the development who will
respond to inquiries from the City. You should also identify your specific
role in each project.
FINANCIAL DATA FOR PROPOSER'S
CONTRACTOR OR CONSTRUCTION MANAGER
FINANCIAL STATEMENT
Attach a complete report, prepared in accordance with good accounting
practice, reflecting current financial condition. The report must include a
balance sheet and annual income statement. The person or entity covered
by the statement must be prepared to substantiate al infoi motion shown.
SURETY INFORMATION
Has any surety or bonding company ever been required to perfrom upon your
default? Yes( ) No ( )
If yes, attach a statement naming the surety or bonding company, date,
amount of bond, and the circumstances surrounding said default and per-
formance.
BANKRUPTCY INFORMATION
Have you ever been declared bankrupt? Yes ( ) No ( )
If yes, state date, court jurisdiction, amount of liabilities, and amount of
assets.
PENDING LITIGATION
Provide on attached sheets detailed information regarding pending litigation,
liens, or claims in which you are involved.
■1oba amp qt
REFERENCE OF PROPOSER'S
CONTRACTOR OR CONSTRUCTION IMANAGER
List two persons or firms for whom you have completed projects during the
past three years.
REFERENCE NO. I
Name:
Firm:
Title:
Address:
Telephone:
Nature and magnitude of business association:
REFERENCE NO. 2
Name:
Firm:
Title:
Address:
Telephone:
Nature and magnitude of business association:
PROPOSER'S MANAGEMENT CONTRACTOR
Name, address and telephone number of management contractor:
Name
Street Address
Mailing Address
City, State, Lip Code
Telephone Number
Names of principals and their titles who will be chiefly responsible for the
operation of the Watson Island Development:
Name Title
Name Title
Name Title
EXPERIENCE STATEMENT OF PROPOSER'S
MANAGEMENT CONTRACTOR
Described in detail the duration and extent of your management experience.
Also, state in detail the names and pertinent experience of the principals
who will be directly involved in the management of the Watson Island
Development facilities. In addition, please also include photographs or other
illustrative material depicting projects that will demonstrate your ability to
manage a quality development. The name and address should be given for
each project identified as well as for persons familiar with the development
who will respond to inquiries from the City. You should also identify your
specific role in each project.
FINANCIAL DATA FOR PROPOSER'S
MANAGEMENT CONTRACTOR
FINANCIAL STATEMENT
Attach a complete report, prepared in accordance with good accounting
practice, reflecting current financial condition. The report must include a
balance sheet and annual income statement. The person or entity covered
by the statement must be prepared to substantiate all information shown.
SURETY INFORMATION
Has any surety or bonding company ever been required to perform upon your
default? Yes( ) No( ).
If yes, attach a statement naming the surety or bonding company, date,
amount of bond, and the circumstances surrounding said default and
performance.
BANKRUPTCY INFORMATION
Have you ever been declared bankrupt? Yes( ) No (
If yes, state date, court jurisdiction, amount of liabilities, and amount of
assets.
PEI,IDING LITIGATION
Provide on attached sheets detailed information regarding pending litigation,
liens, or claims in which you are involved.
1
REFERENCES OF PROPOSER'S
MANAGS-MENT CONTRACTOR
List two persons or firms for whom you have managed projects during the
past three years or have knowledge of your management capability.
REFERENCE NO. I
Name:
Firm:
Title:
Address:
Telephone:
Nature and magnitude of business association:
REFERENCE NO. 2
Name.
Firm:
Title:
Address:
Telephone:
Nature and magnitude of business association:
36
11
Vill
GENERAL CONTRACT TERMS
Upon authorization of the City Commission the City ,'Manager shall negotiate
all aspects of a lease agreement including planning and design, construction
and management with the successful proposer.
The contract shall address, but not be limited to the following topics:
1. LEASE TERM
2. RENT
A guaranteed minimum and a percentage of the Gross Revenues on the
Entire Premises
Shall Constitute Rent
Definition of Project Revenues
Payment Schedules
Right to Audit
No Counterclaim or Abatement
Subordination of Rents
3. PLANNING, DESIGN AND CONSTRUCTION OF IMPROVEMENTS
Description of IMPROVEMENTS
Developer's Obligation to Construct IMPROVEMENTS
Submission of Plans
Approval of Plans
Changes in Plans
Submission of Plans for Building Permit
Controct(s) for Construction
Conditions Precedent to Commencement of Construction
Commencement and Completion of Construction of IMPROVEMENT
Progress Reports
Payment of Contractors and Suppliers
Cancellation or Discharge of Liens Filed
Construction Co -Ordination and Cooperation
Ownership of IMPROVEMENTS
A. PREPARATION OF PREMISES FOR DEVELOPMENT
DEVELOPER Assurance
S. MANAGEMENT OF LEASED PREMISES
6. EQUITY CAPITAL AND MORTGAGE FINANCING
Sufficient Funds to Construct IMPROVEMENTS
Notification of Securing Sufficient Funds
LESSEE to Furnish Name and Address of Mortgagee
LESSEE to Notify CITY of Other Encumbrances
Rights and Duties of Mortgagee
Obligations of Persons Other Than Mortgagee Acquiring Leasehold
7. RESTRICTIONS ON USE
Authorized Uses
Limitation on Sub -Tenants
Transfer Rights
37
Vill GENERAL CONTRACT TERMS
Upon authorization of the City Commission the City Manager shall negotiate
all aspects of a lease agreement including planning and design, construction
and management with the successful proposer.
The contract shall address, but not be limited to the following topics:
I. LEASE TERM
2. RENT
A guaranteed minimum and a percentage of the Gross Revenues on the
Entire Premises
Shall Constitute Rent
Definition of Project Revenues
Payment Schedules
Right to Audit
No Counterclaim or Abatement
Subordination of Rents
3. PLANNING, DESIGN AND CONSTRUCTION OF IMPROVEMENTS
Description of IMPROVEMENTS
Developer's Obligation to Construct IMPROVEMENTS
Submission of Plans
Approval of Plans
Changes in Plans
Submission of Plans for Building Permit
Contract(s) for Construction
Conditions Precedent to Commencement of Construction
Commencement and Completion of Construction of IMPROVEMENT
Progress Reports
Payment of Contractors and Suppliers
Cancellation or Discharge of Liens Filed
Construction Co -Ordination and Cooperation
Ownership of IMPROVEMENTS
4. PREPARATION OF PREMISES FOR DEVELOPMENT
DEVELOPER Assurance
5. MANAGEMENT OF LEASED PREMISES
6. EQUITY CAPITAL AND MORTGAGE FINANCING
Sufficient Funds to Construct IMPROVEMENTS
Notification of Securing Sufficient Funds
LESSEE to Furnish Name and Address of Mortgagee
LESSEE to Notify CITY of Other Encumbrances
Rights and Duties of Mortgagee
Obligations of Persons Other Than Mortgagee Acquiring Leasehold
7. RESTRICTIONS ON USE
Authorized Uses
Limitation on Sub -Tenants
Transfer Rights
37
i 0
8. PUBLIC CHARGES
Covenant for Payment of Public Charges
Evidence of Payment of Public Charges
°. INDEMNIFICATION AND INSURANCE
Indemnification of DEVELOPER
Types of Insurance to be Carried by LESSEE
Non -Cancel lotion Clause
Certificates of Insurance
Right of CITY to Obtain Insurance
Non -Waiver of LESSEE'S Obligations
Partial Loss of Damage Not to Terminate Rent or Lease
Extensive Loss or Damage Rendering IMPROVEMENTS Unusable
Agreement Not To Sue
10. MAINTENANCE, REPAIR AND REPLACEMENT
Maintenance and Repair
Reserve for Replacements
Waste
Alterations of IMPROVEMENTS
Neighboring Excavation
II. CONDEibINATION
Adjustments of Rent
Proration of Condemnation Awards
Temporary Taking
Award Taking
Definition of Taking
12. DEFAULT - TERMINATION
Default by LESSEE
Buyout Schedule
Default by CITY
Obligations, Rights and Remedies Cummulative
Non -Action or Failure to Observe Provisions Hereof
Non -Performance Due to Causes Beyond Control of Parties
Surrender of Premises
Ownership of Equipment and Furnishings on Termination
Party in Position of Surety with Respect to Obligations
13. OPTION TO RENEW
14. REPRESENTATIONS
Representations by CITY
Representations by LESSEE
15. ASSIGNMENT AND SUBLETTING
16. MISCELLANEOUS
Right of Inspection
Access to Premises
Recognition of Mortgagee Requirements
Notices
Provisions of Low Deemed Included
w
7A
How Agreement Affected by Provisions Held Invalid
Applicable Law and Construction
Amendments
Gender and Number
Award of Contract
Mortgageable Leasehold
Certificates
onagement Agreement with Department of Off -Street Parking
Non -Disturbance and Attornment Agreements
,Memorandum of Lease
Change of Form of Ownership
Reasonableness
Arbitration
Good Faith Binder
Correction or �iModification of Descriptions
a PA
January 18, 1984
Honorable Mayor
Members of the City Commission
3500 Pan American Dr.
Miami, FL. 33133
The Waterfront Board at its meeting of January 17, 1984
passed a motion strongly recommending that the City pro-
ceed immediately with the process of acquiring permits
for the proposed "public marinas" at Watson Island.
Further recommending that these docking facilties and
the necessary upland ancillary facilities be reviewed
independently from other development considerations.
Sincerely yours,
John A. Brennan, Chairman
City of Miami Waterfront Board
cc: J.L. Plummer
Miller Dawkins
Dimitrio Perez
Joe Corollo
JAB/clt
0 i
PROPOSED MEMBERS FOR WATSON ISLAND REVIEW COP'MITTEE
PUBLIC
David Weaver, Chairman
Dan Paul, Vice Chairman
David Blumberg
Woody Weiser
T. Willard Fair
Gustavo Godoy
Leonard Turkel
STAFF
Don Cather
Carlos Garcia
Charlotte Gallogly
Carl Kern
Adrienne Macbeth
Sergio Rodriguez
CERTIFIED PUBLIC ACCOUNTING FIRM
Peat, Marwick & Mitchell
�-WAMIN