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HomeMy WebLinkAboutM-84-0001i Gentlemen: 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. Ongie, City Clerk, City Hall, 3500 Pan American Drive, P.O. Box 330708, Miami, Florida 33133 by 2:00 PM, April 2, 1984 and will be publicly opened on that day. 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) 5796086. • Sincerely, Howard V. Gary City Manager A p #OA, 00-. DRAFT REQUEST FOR PROPOSALS CITY OF MIAMI WATSON ISLAND DEVELOPMENT JANUARY 91 1984 MAURICE FERRE, Mayor MILLER DAWKINS, Vice Mayor JOE CAROLLO, Commissioner DEMETRIO PEREZ, Commissioner J.L. PLUMMER, Commissioner HOWARD V. GARY, City Manager Proposals Due: 2:00 p.m. April 2, 1984 John E. Gilchrist, Project Director Office of the Miami City Manager 3500 Pan American Drive _ Miami. Florida 33133 F41-1 TABLE OF CONTENTS Cover Letter Public Notice Proposal Overview Summary Regional Map Local Map Watson Island Site Map Proposal Format and Legal Requirements Proposer's Development Plan Estimated Construction Cost Proposer's Method of Operation Proposer's Method of Financing Development Additional Requirements Evaluation Criteria Financing Strategy Schedule Facility Requirements and Design Criteria The Site Historic and Physical Environment Public Spaces Existing Facilities Existing Marinas Additional Facilities IV Operational Requirements Management Advertising and Promotion 19 19 19 V Equal Opportunity, Minority Employment and Business Utilization Requirements 20 VI Declaration 21 VII Financial Disclosure and Professional Information 22 VIII 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 €. Proposed Infrastructure Plans F. Proposed Marinas and Anci lary 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 Z/- A 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-term 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 services. 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 extensive marine oriented development, improved assess and parking facilities on and surrounding Watson Island 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 opened 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 Miami. 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 O V II 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 Miamorina and is adjacent to the City's Bayfront Park. The City is seeking development on Watson Island which will compliment 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,Ob0 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 Bayside project. 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 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. 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 o Development of Regional Impact as required in Florida were completed and resulted in the City Commission issuing a Development 07" L Order for the themed 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. 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. All other aspects of the project were upheld. 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 rocks house on the island and proposals should include plans for incorporating 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. - The following site map includes the City's proposed marina facilities at Watson Island which have been approved by state agencies and are incorporated into the Watson Island Development Order. Proposals shall include these marina facilities in substantial lythe form shows as a part of the overall development. Proposals are expected to include planning and design of ingress and egress, service roads and parking facilities adequate for the proposed development, the air terminal and marina facilities to be accommodated on the island. Sicne 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 Previous funding proposals are no longer valid or applicable. The City expects proposers to provide equity and debt capital adequate for the proposed development. While the City expects the developer to provide all the funding to 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 the 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 and site utilities. _ �„ : �', r j If proposals include 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 a guarantee satisfactory to the 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 are expected to include adequate market and feasibility studies to allow assessment and evaluation by a notionally 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. 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, and its architects and other design consultants. It will review and evaluate their past projects to determine their ability to carry out and meet the City's expectations. 4 r�r�y/ r ,r- .•rw� i '. % N REGIONAL MAP 5 a 0 9AYFRONT MION CUNTEA �nrr[ ' CLAVOMTOIJ 1 \ IOLAIYO / t7 / LOCAL MAP 6 � CTUTBOARD CVB YACHT CLUB ' JAPAN�SE GARDEN co P� LPG P� SITE MAP NORTH 4* 40 PROPOSAL FORMAT AND LEGAL REQUIREMENTS The City of Miami Charter Section 53-c. provides the following: "UNIFIED DEVELOPMENT 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 (i i) 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 some part of the unified development project. Requirements of Requests for Proposals 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. (i i) 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. 8 (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. NO 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 Request 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; (i0 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: 0) 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 firm shall render a written report of its findings to the city manager. GO 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 r 9 414 0 (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 WOO, below. ssuance of Request for Proposals; Selection of CPA Firm; Appointm >f 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; (ii) 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 firm shall render a written report of its findings to the city manager. _ (ii) 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." 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; rides and attractions; recreational facilities; marinas and marinas support facilities; parking; open space, access and service roads and infrastructure require- ments for the project. Ground level access to marina facilities shall be maintained. All new structures shall recognize the view corridor and public je- A ► access requirements as set forth in City Charter Section 3(f). Proposals are required to include I9z 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. 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 a secondary guarantee satisfactory to bond underwriters. 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 committ(.d 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. 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`Yo 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 eleJations 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 410 A& 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. 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 aspects of the General Contract Terms as detailed in Section VI1 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. f � 1 11 Vh V4 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 $15,000 which shall be non-refundable. These funds are intended to cover expenses incurred by the City in preparing and issuing and evaluating the Request for Proposals. If such expenses exceed these funds, the successful proposer will be expected to provide funding for the remaining expenses. EVALUATION CRITERIA If expenses exceed these funds, the successful proposer will be expected to provide additional funds. 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 5, 1984, the City Commission authorized the City Manager to issue this Request for Proposals and at that same hearing appointed a five member 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% 2. Financial capability, level of financial commitment .......... 20`Xo 3. Financial return to the City .......................... 30% - o�r 4. Overall project design...............................�h90 �m 5. Extent of minority participation (Latin/Black) ..............10% The following factors will be utilized by the Review Committee in evaluating the proposals: 13 ft, 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, imaginative and creative use of graphics, lighting, landscaping, water features, publiGspaces and pedestrian areas. — 5. EXTENT OF MINORITY PARTICIPATION (LATIN AND BLACK) - Minority participation within the development and management team. - Contracting and hiring practices during the construction phase. 14 04 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 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 the 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 terra of the lease agreement will be one of the factors considered in the evaluation of proposals. SCHEDULE Request for Proposals Availablq Pre -proposal Conference Proposals Opened and Made Public Interviews with Proposers Meeting Oualif ications January 9, 1984 January 23, 1984 2:00 - April 2, 1984 Week of April 16, 1984 _ is Ok 46. 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 Am !1 III. 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 I- 95 via the 1-395 feeder rarnp. The highway known locally as MacArthur Causway 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 is an aquatic preserve which has in recent years been regaining a rich aquatic life and accommodates a major recreational boating community. Additionally, frorn 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 Miami 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 system. 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 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 water -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 and 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 Miami and away from the residential islands the north and east. Land form along with plant materials should be used to buffer both 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 ma- terials, si3nage, 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. 1b 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 ali 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 Watson Island facilities and programs. V EQUAL OPPORTUNITY, MINORITY EMPLOYMENT AND BUSINESS_ UTILI- ZATION REWIREMENTS 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 co -uprise a significant part of the permanent management team, as well as all businesses and work force created by the development. [4 !04 VI DECLARATION Ook 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 every 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) 21 0 A VII FINANCIAL DISCLOSURE AND PROFESSIONAL INFORMATION PROPOSER'S QUESTIONNAIRE A proposal for the development and management of the Watson 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 81,2"x1l" 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-ember of the questionnaire to which the supplemental material is applicable. By submission of a proposal, the proposer acknowledges and agrees that the City of Miami 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 intorrnation 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. 1 As to - 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: 23 0 00- 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: 23 ■ 16 OWN Is ov"- PARTNERSHIP STATEMENT If proposer is a partnership, answer the following: 1. Date of Organization 2. General Partnership ( ) Limited Partnership ( ) 3. Statement of Partnership recorded? Yes ( ) No ( ) Date Book Page County State 4. Has the partrership done business in the State of Florida? Yes( ) No( ) 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 CORPORATION STATEMENT If proposer is corporation, answer the following: 1. When incorporated? 2. 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? b. List the following: Authorized Issued Outstanding (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 $ 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`0 of any class of stock is held by one or more corporations, then each owner -corporation must also 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 statefent require on page. The City 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. 25 16 OF,. 00 01"� 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 FINANCIAL 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 staterent 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. PENDING 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. 1 Name: Firm: Title: Address: Telephone: Nature and magnitude of purchase, sale, loan business association, etc.: REFERENCE NO. 2 Name: Firm: Title: Address: Telephone: Nature and magnitude of purchase, sale, loan, business association, etc.: REFERENCE NO. 3 Name: Firm: Title: 27 I 0% Av"-. I 0�- Address: Telephone: Nature and magnitude of purchase, sale, loan, business association, etc.: REFERENCE NO. 4 Name: Firm: Title: Address: Telephone: Nature and magnitude of purchase, sale, loan, business association, etc.: 4q-1 28 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 chiefly 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 Eq -1 29 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. 30 g14' 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: REFERENCE NO. 2 Name: Firm: Title: Address: Telephone: Nature and magnitude of business association: 31 I A 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 o 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 perfrorn 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. Is I -- REFERENCE OF PROPOSER'S CONTRACTOR OR CONSTRUCTION MANAGER List two persons or firms for whom you have completed projects during the post 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: 84 ` 1 33 PROPOSER'S MANAGEMENT CONTRACTOR Name, address and telephone number of management contractor: Name Street Address Mailing Address City, State, Zip Code Telephone Number Names of principals and their titles who will be chiefly responsible for the operation of the Watson Island Development: Name Name Name Title Title Title J 34 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. PENDING LITIGATION Provide on attached sheets detailed information regarding pending litigation, liens, or claims in which you are involved. • �%l 35 1 4 REFERENCES OF PROPOSER'S MANAGEMENT CONTRACTOR List two persons or firms for whom you have managed projects during the post three ,years or have knowledge of your management capability. REFERENCE NO. 1 Name: Firm: Title: Address: Telephone: Nature and maa►iitude of business association: REFERENCE NO. 2 Name: Firm: Title: Address: Telephone: Nature and magnitude of business association: gY—/ 36 0 6 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 Leashold 7. RESTRICTIONS ON USE Authorized Uses Limitation on Sub -Tenants ?y - / 37 S. PUBLIC CHARGES Covenant for Payment of Public Charges Evidence of Payment of Public Charges 9. INDEMNIFICATION AND INSURANCE Indemnification of DEVELOPER Types of Insurance to be Carried by LESSEE Non -Cancellation 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 Neighbor,og Excavation If. CONDEMNATION Adjustments of Rent Proration of Condemnation Awards Temporary Taking Award Taking Definition of Taking 12. DEFAULT - TERMINATION Default by LESSEE 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 Law Deemed Included t5el— I 0 I How Agreement Affected by Provisions Held Invalid Applicable Law and Construction Amendments Gender and Number Award of Contract Mortgageable Leasehold Certificates Management 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 Modification of Descriptions 39