HomeMy WebLinkAboutExhibit 1GOLF COURSE AND HOTEL
DEVELOPMENT OPPORTUNITY
CITY OF MIAMI, FLORIDA
(DATE)
ots _d(0
Intro Letter
June, 2005
Ladies and Gentlemen:
Thank you for your interest in the Golf and Hotel Mixed Use Development Site. The site is comprised of
approximately 135 acres of City -owned property currently operating as a golf course. The City of Miami,
through this offering, is seeking an integrated package of services from the private sector consisting of
planning and design, construction, leasing, and management of the proposed development.
Enclosed is the City of Miami's Request for Proposals (RFP), which contains detailed information
regarding the parcel of land available for development, the uses the City is seeking, development
considerations, submission requirements, and selection procedures pertinent to this project.
Please carefully review all of the enclosed documents. Proposals must comply with all submission
requirements detailed in the RFP to be eligible for consideration. All information and materials submitted
will be thoroughly analyzed and independently verified. Proposals must present a definitive development
program, completion schedule, financial plan, and management plan responding to all requirements of the
RFP to form the basis for selection by the City.
The City will conduct a Proposal Pre -Submission Conference on AM'
While attendance at the Pre -Submission Conference is optional, all prospective developers are invited and
encouraged to attend. Information on the location and details of the conference will be provided by mail to
registered respondents.
Proposals are due no later than ':,^'44tr<M2, ;3 N'i, ? ;jr. and must be delivered to the City
of Miami Clerk's Office. A list of respondents will be made public the following day. The successful
proposal will be subject to the requirements of Miami City Charter Section 29-A and Section 29-B.
On behalf of the Mayor and Commissioners, I welcome responsive development proposals and look
forward to working with a development team to realize the full potential of this property.
Sincerely,
Joe Arriola
City Manager
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Table of Conlenls
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EXECUTIVE SUMMARY
DIVIDER 1 - THE OPPORTUNITY 2
THE OPPORTUNITY
UNIFIED DEVELOPMENT PROJECT PROCESS GUIDELINES 2
THE SETTING
Neighboring Destinations
INTERNATIONAL LINKS MIAMI 1 MELREESE GOLF COURSE
Facilities
THE SITE
Property Specifications
Existing Conditions
Transportation and Accessibility
Public -Private Projects in Development/Infrastructure
DIVIDER 2 - PROJECT GOALS AND OBJECTIVES
PROJECT GOALS AND OBJECTIVES ?.�.
Required Uses 17
Acceptable Uses`
Unacceptable Uses
Planning and Land Use Objectives
Urban Design Principles and Guidelines
Required Project Components
TERMS AND CONDITIONS OF OFFERING
Management Agreement
City's Commitment of Funds, Services
City's Commitment of Property
Substantial Increase
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Table of Contents
Fair Market Value 24 ,•{ Deleted: 24
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Form of Lease Payments, Escalation �..•
Agreement to Enter into Lease {Development Agreement)
Lease Agreement
REGULATORY PROCESS 2�8, •.
Public Referendum Approval .•
Development of Regional Impact_.
Design Review.,.
Special Permit
Building and Environmental Permits 12, •
DIVIDER 3 - REVIEW AND SELECTION PROCESS n,.''
REVIEW AND SELECTION PROCESS 37
Administrative Review
Certified Public Accountants,.
Minority and Women Business Affairs Policy Review_.
Review Committee_.
Evaluation Criteria
City Manager fir..• '
City Commission ai•'
Anticipated Selection Schedule_.
SUBMITTAL REQUIREMENTS 3G
Required Proposal Format
Required Proposal Content 37
Submittal Procedures and Deadline
Contact Information 3,
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Table of Contents
DOCUMENTS LOCATED ON CD-ROM PROVIDED WITH COMPLETE PACKAGE
Documents Required for Proposal Submittal
City of Miami Required RFP Submission Forms
Disclosures and Disclaimers
Draft Management Agreement
Additional Documents Provided as Reference
Airport Zoning Area Map Miami International Airport Aircraft Arrival/Departure District
City Charter and Code Selections
• Code Section 2-778 - Minority and Women Business Affairs
• Charter Section 29-A - Unified Development Projects
• Charter Section 29-B - Unified Development Projects
• Code Section 18-74 — Cone of Silence
• Code Section 18-110 et. Seq. — First Source Hiring Agreement
• Code Section 18-136 et. Seq. - Minority and Women Business Affairs
• Code Section 38-Article V Golf Courses
City Zoning Code
Construction Documents from 1995 Renovation of Golf Course
Environmental Site Assessment Report — Maintenance Area
Limited Phase II Soil Assessment Report Prepared by Petro Hydro, Inc., October 25, 2005
Surface Water Quality Report Prepared by Petro Hydro, Inc., November 2, 2005
Flood Zone Map
Legal Description Prepared by F. R. Aleman & Associates, Inc., May 24, 2005
Local Golf Market Analysis Prepared by Pellucid Corp., April 17, 2005
Miami -Dade County Ordinances
• Airport Zoning
Neighboring Project Renderings
• Grapeland Heights Park
• Miami Intermodal Center
No Further Action Plan (Maintenance Area) Letter from DERM, July 8, 2004
Property Survey Prepared by F. R. Aleman & Associates, Inc., May 24, 2005
State of Florida Sunshine Law
Urban Development Review Board General Design Criteria
USGA Green Section Turf Advisory Service Report, June 14, 2000
Please note these documents are included for informational purposes only and shall
not be relied upon without further investigation.
EXECUTIVE SUMMARY
Development Opportunity
Location
Required Use
Required Management Agreement
Acceptable Additional Uses
Density
City's Financial Requirements
Maximum Lease Tenn
Developer Selection Process
How to Obtain RFP & Register
Initial Deposit Required
Optional Pre -Submittal Conference & Site Visit
Proposal Due Date and Location
Additional Deposit Required
To Register and For Further Information Contact
Propose, plan, design, develop, construct, lease and manage a signature
golf course and hotel project,
Approximately 135 acres in the Flagami section of Miami, immediately
adjacent to the Miami International Airport.
Golf Course and related facilities; Hotel and related facilities,
Management of existing facility required upon selection of developer,
beginning during lease negotiations,
Entertainment Destinations, Educational and/or Cultural, Convention
and/or Conference, Retail, Restaurants, Recreation, Hotel Timeshares,
Ancillary and Support Facilities.
Approximately 87% of land zoned PR; remainder zoned C-1 with FAR of
1.72.
Proposals shall include lease payments in the form of minimum annual
guaranteed rent plus a percentage of gross revenues.
50-year initial term and two 10-year renewal terms, with developer
responsible for ail construction, leasing, maintenance and management of'
the project.
One developer shall be selected for exclusive lease negotiations following
a review process as set forth in the Miami City Charter.
Only those who register can participate. For registration as an official
respondent and to receive a complete RFP package submit a non-
refundable fee of S150 in the form of a cashier's check, money order, or
official bank check plus contact information by mail to the address listed
below.
An earnest money deposit of S50,000, payable to the City of Miami, in
the form of a cashier's check, money order, letter of credit, or official
bank check, is required to accompany the submittal of proposals and is
fully refundable to developers not selected.
Details to be provided by mail to registered respondents.
Miami City Hall, City Clerk's Office
First Floor Counter
3500 Pan American Drive
Miami, FL 33133
Additional S50,000 non-refundable deposit required from developer
selected for exclusive negotiations.
Aldo Bustamante
Department of Economic Development
City of Miami Riverside Center, 3`d Floor
444 SW 2nd Avenue
Miami, FL 33130
ABustamante(¢ ci.migmi.fl.us
305.400.5061 Fax
City of Miami, Florida Goff and &vet Requesr for Praposals DRAFT 03/24.2006
AERIAL PHOTO OF MELREESE GOLF COURSE TO BE INSERTED
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City of Miami, Florida Golf and Iiolel !&goes! fur Proposals DRAT 03' 4 20OG
DIVIDER 1- THE OPPORTUNITY
C+v of Mann, Florida Golf and Hole! Refines, for 1'ropasuls DRAFT 03.24.20UG
THE OPPORTUNITY
This Request for Proposals ("RFP") is an invitation from the City of Miami to qualified private real estate
developers to create a premier mixed -use project adjacent to the Miami International Airport, one of the
nation's busiest international air terminals. The approximately 135 acre property is currently being utilized
as a public golf course. The City intends to lease the property for development and operation under a long-
term lease of fifty years with the option to renew for two, ten-year terms. To accomplish the development
of a superior golf facility and hotel complex, an integrated package of services from the private sector is
sought including: planning and design, construction, leasing, and management.
The approved uses for the property, in any combination, include entertainment destination, educational
and/or cultural facilities, golf course and golf facilities, convention and/or conference facilities, hotel, retail,
restaurants, recreation, hotel timeshares and ancillary office, parking and other support facilities. A golf
course and hotel facilities are required uses, Hotel timeshares may either be a timeshare license or
timeshare estate, subject to the timeshare license providing a use term that is for period of time less than
the primary lease and the hotel timeshare estate being limited to a subleasehold for a period of time Tess
than the term of the primary lease to be entered into between the City and the selected proposer. Hotel
timeshares are limited to the hotel and shall not be coupled with guaranteed rights to the golf course.
Given the property's proximity to the Miami International Airport and access to existing and planned rail,
train, auto and bus travel options, optimal utilization of the area's transportation resources is essential to the
success of the development. Of key importance to the project will be its ability to achieve a balance
between the various potential commercial uses of this well located property and maintaining the natural
beauty and recreational value of' the existing golf course. The City of Miami envisions the completed
project as a destination with outstanding characteristics that will enhance the commercial, recreational, and
tourism facilities serving greater Miami's residents and visitors.
Ciq' of Miami, Florida Gulf and Hoiei Requear fur Proposals DRAFT O3:24 200(
UNIFIED DEVELOPMENT PROJECT PROCESS GUIDELINES
This Request for Proposals offering is being conducted as a Unified Development Project. The Unified
Development Project (UDP) process is a procedure by which the City of Miami may convey an interest in
real property to the private sector for the development of improvements, which requires the private sector
entity to provide a combination of these services: planning and design, construction, leasing and
management. Such projects are determined, by action of the Miami City Commission, to be Unified
Development Projects. Sections 29-A and 29-B of the City Charter provide legal guidelines for the UDP
process. UDP City Charter Sections are included on the CD-ROM.
The UDP process and all other business conducted with the City of Miami is subject to Section 18-74 of the
City Code of Ordinances, which can be found on the CD-ROM. The "Cone of Silence" ordinance mandates
that except for at public hearings and scheduled presentations, contact with the City regarding this RFP or
any aspect of a proposal by a respondent or any representative of a respondent shall be limited to written
communications until such time that a recommendation by the City Manager is made to the City
Commission.
All questions or requests for additional information must be asked and answered in writing via certified
mail. These answers will be provided in the form of addenda to this RFP. Any responses to such questions
or requests shall be fumished via certified mail to all registered RFP recipients within 10 days following
receipt of the requesting letter and will also be kept on file at the office of the City Clerk. Respondents who
purchase an official copy of the RFP and submit the $150 fee will be considered "registered" to participate
in the UDP process and receive addenda.
Any discrepancies, errors or ambiguities in the RFP or addenda (if any) should be reported in writing to the
City. Should it be necessary, a written addendum will be incorporated to the RFP. The City will NOT be
responsible for any oral instructions, clarifications or other communications.
All business conducted with government agencies within the state of Florida, including the City of Miami, is
subject to the Government in the Sunshine Law, Chapter 286 of the Florida Statutes, commonly referred to
as the "Sunshine Law", The Sunshine Law is included on the CD-ROM.
Throughout this document the terms "developer", "development team" and "proposer" are used
interchangeably to refer both to the entities submitting proposals in response to this RFP and to the entities
selected to partner with the City to complete the proposed development.
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C'iiy of Miaow, Florida Gulf and Hotel Beyaesr far Proposals MUFF 7 O$.'2./. 20DG
THE SETTING
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City ofMiomi, Florida Golf and [fowl Request for Proposals DRAFT0: 2412006
REGIONAL (SOUTH FLORIDA) MAP TO BE INSERTED
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Cio,ofMmnl, Florida Golfand Howl Reyue.rlfor Proposah DRAFT 03 24,2006
Neighboring Destinations
GRAPELAND HEIGHTS PARK
The goal of the Department of Parks and Recreation is to serve all of the residents of the City of Miami by
providing safe, clean, and wholesome recreational, educational and cultural activities in order to promote a
sense of community. In November 2001, the citizens of Miami voted to support a $255 million bond
issuance focused on enhancing security, improving parks, and providing neighborhood imprav'ements
throughout the City. Grapeland Heights Park is a prime example of how these bond dollars are being spent.
The 19 acre park is scheduled for redevelopment from a traditional recreational facility to include a water
theme park and other improved amenities.
Conceptual designs envision approximately 5 acres of water related uses including two water slides, a
splash park, a "lazy river" and interactive play areas. The balance of the park will offer four Babe -Ruth
regulation baseball/softball fields, spectator seating, backstops, a vita -course, open shelters, picnic areas, a
community building, a concession area and a recreation community center designed for neighborhood
family parties. Approximately 500 parking spaces are planned. The projected annual attendance for the
water park alone is 150,000 visitors at a minimum.
Construction on this approximately $23,000,000 public facility is expected to begin in early 2006 and
conclude in 15 months. The conceptual plans for the redevelopment of Grapeland Heights Park are
included on the CD-ROM.
MIAMI INTERNATIONAL AIRPORT
Miami International Airport is one of the busiest airports in the world for both passengers and cargo traffic.
Total passenger. traffic reached 31.0 million in 2005, including 14,2 million international passengers, which
was an increase of 2.8% over the prior year. More than 90 airlines serve Miami International Airport, flying
passengers to more than 200 destinations on five continents.
MIAMI INTERMODAL_ CENTER
The Miami lntermodal Center (MIC) will be similar in function to New York City's Grand Central Station
and other multimodal facilities found in major cities around the world. Sponsored by the Florida
Department of Transportation, it will offer access to all forms of ground transportation available in the
Southeast Florida Region. The MIC will provide safe and efficient transfers for users of various rail
systems, buses, taxis, privately owned automobiles, bicycles and pedestrians. The project will be developed
in phases with the first phase scheduled for completion within the next five years. The entire program is
scheduled for completion within the next fifteen to twenty years.L Additional information pertaining to
roadway improvements related to the MIC can be found in the Public -Private Projects in Development
section of this RFP.
WATERFORD CQRPORATE PARK AT BLUE LAGOON
The Blue Lagoon area is home to numerous regional and international headquarters of major national and
multi -national corporations. The Waterford is a 250-acre master -planned corporate park with two million
square feet of office space. The park has been a magnet for multi -national companies doing business in
Latin America due to its excellent location and ability to draw from Miami's multi-lingual workforce. The
names on the directories of the Waterford's buildings span a range of industries from technology,
communications and entertainment, to healthcare, tourism and travel. Waterford at Blue Lagoon is home to
more than 200 companies. An abbreviated listing includes: Burger King, Federal Express, Sony, Hewlett
Packard, Canon, Caterpillar Americas, The Discovery Channel and many others. 2
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Golf and Huie1 Requen fur l9nposnls DRAFT 03.14 711f1(
EXISTING USES/CONDITIONS SITE PLAN TO BE INCLUDED
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(. a r?f Miuuii, Fiorid° GO' ' n d Hotel Reque,rr for 1'r°p°.vah DRAFT 03,2420(16
INTERNATIONAL LINKS MIAMI / MELREESE GOLF COURSE 3
International Links Miami, Meireese Golf Course was conceived to be a full service facility with a
challenging golf course, a comprehensive learning center and practice driving range and a modern facility
clubhouse to serve the local community, as well as regional visitors, tourists, international business
travelers, tournaments and corporate events, The facility has been nationally recognized as an 18-hole
championship public golf course which is equal to any private or resort golf course in the area,
The course was originally built in the 1960's as the LeJeune Golf Course. The course was renamed in 1973
for former city manager and golf enthusiast Melvin Reese. In 1996-1997 the course was redesigned by
Charles Mahannah and underwent a $3.5 million renovation. A modern multifaceted clubhouse facility was
designed but never built at the site.
Facilities
COURSE DESIGN
The course was designed with five sets of tees to provide a champion level course appropriate for
challenging activities such as tournaments while also allowing young players, seniors and beginners to
enjoy a round of golf at the executive tees. The course offers players of all skill levels to keep up with their
group and follow the general flow of the course.
The architectural features of the new course include five (5) lakes, one hundred (100) sand bunkers, nine
(9) waste bunkers and a strategically placed cypress wetland. Rolling northern style fairways predominate
the course and large, unique, contoured greens average 6,500 square feet each. Greens and tees are
elevated, The greens are planted with Tiff -Dwarf Bermuda grass and are considered one of the best greens
in the area. The course is a par 71 with the championship course being 7,173 yards; the middle course being
6,613 yards and forward tees being 5,584 yards. The course has an automated irrigation system and a
drainage system that rapidly removes excessive rainwater and meets the latest environmental standards.
After heavy rains the course is playable while most courses in the area are closed.
PRACTICE RANGE AREA
The course has an extensive learning area and practice range which consists of several tee areas at both
ends of the range, practice sand bunkers, two large full-size practice putting greens, multiple target greens
on the practice range and areas reserved for a future teaching center. Currently the practice facility is being
used by a teaching staff, eight (8) local high schools, five (5) local colleges and universities and several
programs for inner -City and minority youth. The facility is also utilized by several national golf school
programs in conjunction with corporate outings.
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(iirufMiami, FluriLJa
Coif and Hotel Reques7_lur l'mpfixaki DRAFT 03 2.1'2U06
SMALL MAP OF SITE PLAN TO RE INSERTED
City of -Miami, Florid° Golf and Hotel 'Wipes/ for Proposals DRAFT 03,' 2006
THE SITE
Property Specifications
PARCEL
The property was assembled from a section of the LeJeune Garden Estates residential neighborhood and the
adjacent property to the north. Several roadways were permanently closed in order to develop the golf
course; however they were not vacated. The selected proposer will be required to plat the property and
vacate the roadways prior to development. The City will assist in this process.
BOUNDARIES
The property is located at 1802 N.W. 37s' Avenue (also known as Douglas Road), The property is bound on
the west by N.W. 4244 Avenue (also known as LeJeune Road) which is a major north -south road and a
primary access roadway to the Miami International Airport, To the south, the property is bordered by N.W.
14s' Street and Grapeland Heights Park, a popularmunicipal recreation facility. The property is bound on
the east by N.W. 37's Avenue and to the north by the Tamiami Canal. Situated directly across the street to
the east is a stabilized residential neighborhood with active community participation.
The parcel described above, comprises the property being offered to the successful development team for
redevelopment under a long term lease and development agreement and is depicted in the survey which can
be found on the CD-ROM.
Existing Conditions
The property and its improvements are offered "as is, where is" by the City for development and long-term
management, Existing improvements and facilities located on the property are not required to be retained as
part of the proposed redevelopment of the site. Further discussion of the City's commitment of property can
be found in the Terms and Conditions of Offering section of this RFP.
UTILITIES
The property is not connected to the local water and sewer system operated by the Miami Dade County
("County") Water and Sewer Department, The County owns and operates en 8" water main located in N.W.
37's Avenue (Douglas Road) and N.W. I7a' Street. The County also owns and operates a gravity sewer
main abutting the parcel.
The County will provide an adequate domestic water supply for the project and will receive and dispose of
sanitary sewage from the project after the successful negotiation of a tri-party agreement with the City of
Miami and the selected developer. The County has developed a schedule of fees for the connection of such
utilities based on the average daily gallons per day to be consumed by the various building unit types. All
connection fees shall be the sole financial responsibility of the developer. The design, construction and
installation of all necessary water and sewer facilities is the responsibility of the developer and must meet
the County requirements and is subject to their approval. The City will assist in this process by providing
the necessary facilities easements and other services as lawfully appropriate. For additional information
please contact Mr. Mike Suchogorski, New Business Division at the Miami Dade County Water and Sewer
Department directly.'
Existing utilities may be relocated at the expense of the successful developer.
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City of Minmi, Florida
Gulf and Hotel Regucer,for Yroposnis DRAFT 63. 24 2OO6
ENVIRONMENTAL CONDITIONS
For your information, we have included on the CD-ROM the following documents related to the
environmental condition of the property:
• Environmental Site Assessment Report for the Maintenance Area
■ No Further Action Plan (Maintenance Area) Letter from DERM dated July 8, 2004
• A Limited Phase 11 Soil Assessment and a Surface Water Quality Study
The City is leasing the property "as is, where is" without any representation regarding the environmental
condition of the site. The City does not warrant or make any representation as to the accuracy or
completeness of the information being provided to the proposer. The selected developer will have an
opportunity to inspect the property prior to taking possession of the property. During the "due diligence"
period, the developer shall be required to conduct environmental site assessments, including sampling and
testing of the soils, sediments and possibly the groundwater. The developer shall be responsible for the
removal or remediation of hazardous materials that are required by law to be removed or remediated for the
project, if any. Requirements for removal and remediation, if any, will depend on the construction plans
proposed. The City expects the successful proposer to pay the first $250,000 in remediation costs if
deemed necessary. In the event that the cost of remediation exceeds $250,000, the successful proposer will
be given an appropriate duration of time following the environmental assessment is complete to withdraw
from the UDP process without penalty Notwithstanding the above, the City may determine that it is
advantageous to participate directly in the cost of any required removal of hazardous materials beyond
$250,000, which participation shall be negotiated with the successful proposer.
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Ciro of Miami, Florida Golf and Hotel Request i)r Proposals DRAFT 03'24 2006
Insert Zoning Map of Melreese Golf Course
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ofMiarni, Florida
Gulf oad Hotel Requrxr,/ar Proposal., DRAFT 03,'2d 0U6
ZONING
Pursuant to the City of Miami Zoning Ordinance 11000 as amended, the property has two zoning
designations. Approximately 87% of the land is zoned PR, Parks and Recreation, while the remainder is
zoned C-1, Restricted Commercial, A Major Use Special Permit (MUSP) will be required for the project.
Floor Area Ration (FAR) — 1.72.
Density — Maximum of 300 hotel units per acre.
Height — 100', refer to airport zone below.
Parking — Must be provided on site,
Prospective proposals must ensure that the development complies with all applicable zoning laws and
conforms to the more restrictive uses allowed by this RFP as described below:
Allowable Uses
Ancillary and Support Facilities such as Offices and Parking
Art Galleries, Museums
Educational and/or Cultural Facilities
Entertainment/Entertainment Destinations
Golf Course, Playgrounds, Playfields, Parks, Beaches
Hotel (including Convention and/or Conference Facilities)
Neighborhood Centers, Auditoriums, Libraries
Privately Owned and/or Operated Recreation Buildings and
Facilities
Restaurants
Retail (including sale of equipment and accessories for boats)
Hotel Timeshares
Zoning_
'4PR"
Parks & Recreation
X
X
"Cl"
Commercial
X
For details of applicable requirements of the C-1 or PR zoning d stricts refer to the CD-ROM. A more
detailed description of the MUSP can be found in the Regulatory Process section of this RFP,
ZONING MODIFICATION
The location of the C-1 zoning is currently along N.W. le Street, the southern boundary of the site. It is
not intended that the hotel or other commercial uses be in this area. The City anticipates relocating an
amount not to exceed ten (10) acres of the C-1 area to another portion of the property currently zoned PR in
order to provide access to the property from NW 37th Avenue. Such a "zoning swap" requires submitting a
request for a small scale amendment to the City's Comprehensive Plan from the State of /0 Florida
tm
Deparent of Community Affairs. Any proposal that provides for rezoning an area greater
shall be deemed non -responsive.
FLOOD ZONE
A preliminary review of the parcel shows most of the land Flood Zoned "AE-8". All structures constructed
at the site must conform to the "AE" Flood Zone requirements set forth by the City of Miami Code and the
Federal Emergency Management Administration. An excerpt from a Flood Zone Map can be found on the
CD-ROM.
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n(Miarrii, Florida
Dolt rood Hotel kequexi for Proposal y DRAFT 03 24 2006
AIRPORT ZONE
Due to the proximity to the Miami international Airport, this parcel has been designated by the Miami
Dade Aviation Department as lying in the "Outer Safety Zone" and the "Outer District", designations
which carry specific height and use restrictions. New residential or educational construction in the Outer
District must incorporate noise reduction building methods. Schools and places of public assembly (defined
as more than 1000 persons) are not permitted to be constructed in the Outer Safety Zone. Both zones have a
maximum height limitation of 100'. A map depicting the location of the zones and a copy of the relevant
zoning codes can be found on the CD-ROM. It should be noted that hotel and hotel timeshares units are not
considered 'residential" and do not require noise reducing building methods; however, these methods may
be beneficial for the added comfort of guests.
VEGETATION
The predominate tree types on the golf course are Ficus, Royal Poinciana, Palms (Royal, Malasiona,
Jamaican), Oaks and Black Olives. Many trees were lost in Hurricane Andrew in 1992 and the golf course
would benefit from additional tree plantings. There are concerns regarding tree removal from the site. Prior
to any permits being issued for redevelopment work an inventory of the plant materials will be required and
a statement regarding any anticipated removals.
Transportation and Accessibility
The site has unparalleled vehicular access. The main entrance to the golf course property is from NW 37th
Avenue, Douglas Road. State Road 836 (SR-836) East West Expressway, also known as the Dolphin
Expressway, is immediately to the south of the property with a westbound exit at Douglas Road. SR-836
connects the Florida Turnpike (West Miami Dade) to Miami Beach (East Miami Dade), passing the Miami
International Airport and making connections with Interstate 95 near downtown. Miami. SR-836 is a toll
road operated and maintained by the Miami -Dade Expressway Authority, a state -sanctioned, locally
administered, public agency responsible for the operation and maintenance of five major expressway
facilities in Miami -Dade County. The current 2-axle vehicle toll is $1.00 eastbound. There is no toll
traveling westbound. The average daily traffic volume on SR-836 eastbound near LeJeune Road is 139,000
vehicles per day.5
Lejeune Road, also known as both N.W. 42nd Avenue and State Road 953 (SR-953), borders the property
to the west and is a major roadway running north/south throughout the county connecting U.S. Highway 1
to State Road 27 (SR-27), also known as Okeechobee Road. LeJeune Road is maintained by the Florida
Department of Transportation and is the subject of considerable construction activity in comedian with the
planned Miami Intermodal Center (MIC). Underground utility upgrades and roadway widening are
currently taking place immediately surrounding the Miami International Airport (MIA). The main entrance
to MIA is located on LeJeune Road less than a mile from the property. The average daily traffic volume on
LeJeune Road at N.W. 14s' Street is 76,500.6
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City ofMranri, Florida
Gotland Hore/ A i:quest for Proposal., l)RAI f 03 2-12(11G
Public -Private Projects in Development/Infrastructure
The surrounding area has been the recipient of a significant amount of development capital, both public and
private. The City of Miami and other agencies.have invested significant funds in recent years to improve
the infrastructure in the surrounding neighborhoods. One highly notable project is the SR-953-LeJeune
Road Corridor Projects managed by the Florida Department of Transportation. In February 2005
construction began on the last phase of the Miami Intermodal Center (MIC) Roadways Program.Work is
scheduled to last approximately three (3) years and cost an estimated $72 million. The work program is
designed to provide direct access roads linking SR-836, the rental car facility, the Central Station and the
Miami International Airport (MIA). In addition, these projects will improve traffic operations on LeJeune
Road resulting in reduced traffic congestion in one of the area's busiest corridors. The scope of work for
this important project is as follows:
LeJeune Road Southbound Collector Distributor: The Collector Distributor Road will provide for three -
lane one-way frontage traffic connecting existing MIA traffic with SR-836 westbound and LeJeune Road
southbound. This roadway will include the connection from NW 124 Street to SR-836 on the south end and
NW 184 Street to MIA on the north end.
LeJeune Road Northbound Collector Distributor: The project consists of the realignment of LeJeune
Road from SR-836 to NW 21' Street and construction of an urban arterial section with six lanes (three in
each direction). It will also include the construction of a two lane one-way Collector Distribution road
located just east of the relocated section of LeJeune Road.
MIC/MIA Interchange: This project consists of a total reconstruction of the interchange between NW 21"
Street (main exit to MIA) and LeJeune Road. Its limits on LeJeune Road are from south of Tamiami Canal
to NW 30th Street, and on NW 21' Street from east of the bridges over the railroad tracks to west of NW
294 Avenue. This project includes the replacement of eight bridges.
Automatic People Mover (APM) Foundations: This project consists of the construction of the.
foundations for the APM which will be built by MIA for the future connection of the MIC/MIA Mover
which will connect MIA to the MIC.
LeJeune 16" Watermain: This project consists of the installation of a 16" watermain along LeJeune Road
from NW 114 Street to NW 25'h Street which will tie into the new watermain in LeJeune Road.
For additional information about the overall MIC program, visit the community awareness website at
www.micdot.conl. If you have any questions regarding the scope of work listed above, please contact the
CEI Senior Project Engineer, Mr. Gus Quesada, P.E. at (305) 870-5232 or gquesadatlbamiami,com. You
may also contact the MIC Senior Community Awareness Program Coordinator, Ms. Liz Fernandez at (305)
870-7888 or lfemandez(g1c3ts.com.
Project renderings and a video have been provided on the CD-ROM.
14
Ciry nfMiunu, Porhla
Goff and Hotel Requesr for Proposal.. DRAFT 03 24 2006
15
City of 141innti, Florida
Goff and Howl Request 1nr Propasal a DRAFT 03 24 2606
DIVIDER 2 - PROJECT GOALS AND OBJECTIVES
16
City of Miami, Florida Gaff and Hotel Request for Proposals
DRAFT 03 74'2006
PROJECT GOALS AND OBJECTIVES
The City's development goals and objectives for the site are to achieve a unique mix of uses, a significant
and sustainable financial return to the City, and a landmark design. The City has carefully formulated the
following objectives for this public -private partnership:
Required Uses
An Male golf course and a hotel are snecifically required es part of any development program for the
property.
Notwithstanding the above, the 300+ room hotel and its related amenities may be offered off -site subject
for
to
the respondent providing a competitive return to, the City including a percentage
gross
reoffsite facilities. The golf course amenities including, but not limited to, pro shop, clubhouse and golf cart
rental, must continue to be offered through on -site facilities.
One or all of the acceptable uses listed below may be accommodated within a respondent's proposed
development program, so long as the vision is achieved in a well-balanced plan.
Acceptable Uses
The acceptable uses for the proposed development are:
Acceptable Uses
Ancillary and Support Facilities such as offices and parking
Art galleries, museums
Educational and/or Cultural Facilities
Entertainment/Entertainment Destination
Hotel
Neighborhood centers, auditoriums, libraries
Playgrounds, playfields, parks, beaches
Privately owned and/or operated recreation buildings and facilities
Restaurants
Retail (including sale of equipment and accessories for boats)
Hotel Timeshares
Zoning,
Parks & Recreation
X
X
"Cl"
Commercial
X
X
X
X
X
X
X
X
X
X
Unacceptable Uses
Private clubs and residential uses shall not be considered acceptable in PR or C-1. Membership clubs are
permitted so long as membership is open to the general public.
17
C'ify of Miami, h'lurida
Guff and Halal I{eyuea'i,far Proposals
DIAi 7 113 ad. Nrul,
Planning and Land Use Objectives
To develop. a hotel and an upgrade of the existing golf course including new facilities.
To design a mixed use development that is worthy of the property's setting and geographical location.
To form a compatible link to Grapeland Heights Park, the Miami international Airport, the neighboring
residential areas and the rest of South Florida.
To enhance the overall public benefit derived from the property in terms of use, visibility, access, and
financial return.
To develop an array of uses that will attract increasing and varied segments of the local, regional and visitor
population and further develop the international destination appeal of Miami.
Urban Design Principles and Guidelines
GENERAL
■ Public access shall be paramount.
• Safe pedestrian connections between the golf course and hotel must be assured.
■ The architecture and landscape architecture shall acknowledge the tropical climate of the region
and contribute to the pedestrian, civic life of the project.
USAGE
• The golf course must be an 18-hole high quality course with additional amenities including at a
minimum a clubhouse, pro shop, golf cart rental, lockers and restrooms and casual dining facility.
• Provision of a golf course that provides a flexible routing plan allowing shorter plays with various
holes leading back to the clubhouse is desirable.
• The hotel must provide accommodations for leisure and business travelers. Additional amenities
including a business center, meeting and dining facilities are desirable.
• Private clubs will not be permitted. Golf memberships are permitted if available to the general
public.
• Provide an area for corporate and fund raising outings including a covered event area and food
service facilities.
▪ Provide sufficient parking for all amenities.
18
CriY Miaini, Plorido Gulf and Hotel lteyacs'i for Yropnsni.+
!BRA F703'24 20(0
VIEWS
■ Provide optimum views of the golf course from the hotel and clubhouse dining area.
• Provide viewing areas for airport take off and landing spectators, if feasible.
• Emphasize views of open spaces, plazas and passive parks.
• Consider a hotel roof top restaurant with views of the golf course and airport.
ACCESS
■ Provide the maximum public access feasible.
• Minimize pedestrian/vehicular conflict points.
• Interior and perimeter walkways shall be a minimum of 10 feet in width.
• Creative use of roadway lighting and distinctive exterior building lighting is encouraged.
■ Pedestrian scale decorative lighting, low level path and landscape accent lighting shall be
incorporated into the development.
• All utility infrastructures shall be placed underground or within chases below grade.
OPEN SPACES
• Provide a continuous variety of public open spaces.
• Open spaces shall acknowledge the tropical climate of the region by providing significant shade
through the use of substantial shade trees and specimen palm varieties.
ARCHITECTURE
• Buildings shall acknowledge the tropical climate of the region.
■ Building intensity, massing and articulation shall respond to human scale and the pedestrian realm.
• Building facades shall be varied and articulated to provide visual interest to pedestrians. In no case
shall the facade of a building consist of a blank wall.
■ Primary ground floor commercial building entrances are strongly encouraged to face the golf
coarse, parks, plazas, open spaces, and pedestrian walkways, not parking lots.
• Secondary entries from interior walkways are also encouraged.
19
CirvofMiami, Florida
Gulf and Hore! Request for Proposal., MA17' 03 24.2006
PARKING
• Parking shall not be allowed along the golf course.
• Parking strictures shall be designed in such a way as to conceal cars from public view.
■ It is suggested that parking structures allow for retail/commercial or other active uses on the
ground floor facing active pedestrian areas.
LANDSCAPE
• Streets and walkways shall be planted with a continuous canopy of shade trees, flowering trees, or
closely spaced specimen palms.
■ Landscape shall be designed to complement the architecture, to emphasize elements such as
entrances, plazas, and open spaces, to frame views, and to visually screen parking, service and
utility areas.
■ Provide a varied palette of tropical and Florida native plant materials that reflect the landscape of
the region.
SIGNAGE
• Signage shall be designed to meet compatibility, uniformity and size standards that do not
compete with the architecture of the development.
20
C'i!y ufMWnri, F7aridu
Golf Arid hazel kequexr for Proposob DRAFT 03 21 200n
Required Project Components
The City has established a number of program requirements that must be included in any proposed
development project. All requirements are to be constructed at the developer's sole expense; however, the
City may assist the selected developer in pursuing grant funding, low interest rate loans, or other additional
funds or services that may be available for the project at no cost to the City.
GOLF COURSE
A public golf course with a pro -shop, clubhouse, casual dining, golf cart rental, and other amenities for
golfers is required and must be designed with specifications consistent with industry standards for a
regulation I8-hole course. It is suggested that the overall course be at least 6,500 yards in length and at
least par 71 with a variety of par three, par four and par five holes, It is important that programs for golf
instruction be available to all members of the public and at varied pricing levels to encourage the growth of
the sport among juniors, seniors and families. The mix of golf -related uses shall be designed to provide the
greatest possible economic impact in the community. Specific golf related objectives include:
■ To develop the highest quality golf facilities appropriate for the type of usage for the course as
designed, following the highest industry standards for amateur and tournament golfers, that shall
attract local, regional and tourist golf interests to the facility for recreation, lessons, tournaments
and community events,
■ Utilize the available property to maximize the economic potential of the site,
■ To develop facilities and activities that shall complement those of the hotel, as well as the adjacent
Grapeland Heights Park to connect the various projects and experiences.
HOTEL
A first class 3 or 4-star internationally recognized hotel with 300 to 349 guestrooms and suites. An
exercise room and meeting facility is required. A multi -purpose restaurant and a business center are
suggested.
■ To develop a high quality hotel facility, following the best industry standards for 3 or 4 start hotels
with distinctive hotel facilities that can attract national and international leisure and business
travelers.
• Utilize the available property to maximize the economic potential of the site.
• To develop facilities and activities that shall complement those of the golf course, as well as the
adjacent Grapeland Heights Park to connect the various projects and experiences.
SHARED FACILITIES
Amenities may be shared by the hotel and golf course as deemed appropriate by the developer. Shared
facilities are encouraged when they enable a more efficient site plan, cost savings, increased public access,
or other project efficiency.
21
C'Hy ojMrnei, Florida
(igglf and Hotel i quesI for Proposal:. DRAFT 03 24 00
ART IN PUBLIC PLACES
Respondents are required to incorporate public art projects within the development that shall create
enjoyable and compelling public spaces for people visiting and living in the Greater Miami area.
The amount of investment in public art shall be $0.35 per square foot based on the amount of square
footage of the gross floor area dedicated to commercial uses. Artwork shall be unique, produced by a
professional artist, and easily accessible to the public for at least 40 hours each week. Examples of art
projects to consider include tangible creations by artists exhibiting the highest quality of skill and aesthetic
principles, including but not limited to paintings, sculptures, glass works, statues, bas reliefs, engravings,
carvings, frescoes, mobiles, murals, mosaics, fiber works, photographs, and drawings.
Building features and enhancements such as gates, benches and monuments, as well as landscape art
enhancements such as fountains and walkways, shall be considered toward this requirement so long as the
elements are uniquely designed by professional artists.
22
Cay vJMiami. Florida
Golf and Howl Request for Proposal., DRAFT 03,24 2000
TERMS AND CONDITIONS OF OFFERING
Management Agreement
The City may require a Management Agreement, in substantially the form attached, be executed upon
approval of the successful proposer by the City Commission. The agreement provides for the successful
proposer to immediately commence management of the existing golf course facility, at its sole cost, during
the period of time between the selection of the development team by the City Commission and the
commencement date of the negotiated lease. The golf course shall be kept in operation to the maximum
extent possible during the development and construction. The Management Agreement includes a provision
for an outside date in the event a lease is never consummated.. The Management Agreement is not a
leasehold and shall not convey ownership interest.
A copy of the current operating hours and fees for the use of the golf course are included for reference on
the CD-ROM. Proposals shall include terms for providing a minimum monthly guarantee and a percentage
of gross revenues to the City for the right to manage the property. In accordance with City of Miami Code
Chapter 38, Article V, a copy of which is included for reference on the CD-ROM, the rates, charges and
discounts applicable to the golf course, or the criteria for establishing same, shall be as established by the
management agreement which must be approved by the City Commission; said fees shall include a
discount for City residents.
City's Commitment of Funds, Services
The City's guaranteed participation in the proposed development is limited 10 a long-term lease of the
property not to exceed 70 years. The City may provide or arrange funds or financing for the development
contemplated by this RFP as may be determined appropriate during lease negotiations. Proposals that are
contingent on receiving financial assistance in any form from the City shall not be considered. Such
considerations may follow the review process.
The selected developer shall be required to provide all financing for the construction of improvements and
operating expenses, to make lease payments that provide at least fair market value to the City, and to
provide deposits or surety to guarantee required performance and payments.
City's Commitment of Property
The property and its improvements are offered "as is, where is" by the City for development and long terrn
management. No representations or warranties whatsoever are made as to its condition, state or
characteristics. Expressed warranties and implied warranties of fitness for a particular purpose or use and
habitability are hereby disclaimed. Existing improvements and facilities located on the property are not
required to be retained as a part of the proposed redevelopment of the site.
Testing, audits, appraisals, inspections, or other non-invasive testing that is necessary or desired to submit a
proposal, shall be at the sole expense of the prospective respondent. City -owned property is held in public
trust and cannot be mortgaged, pledged, liened or subordinated in any way as a part of the lease agreement;
however, the leasehold interest may be mortgaged. All leasehold improvements shall become the sole
property of the City upon the expiration of the lease agreement.
The selected developer will be required to identify construction staging areas that do not interfere with the
ongoing operation of Grapeland Heights Park, the golf course (while in operation), or cause disruption to
the adjacent residential neighborhood. The City does not guarantee the availability of additional land for
construction staging. Additional City -owned lands, if located, may be offered, through a short term
construction easement agreement, for use in construction staging at an additional cost.
23
City of Miami, Fiorillo
Gall and Hole! Itequesr for Yrupnsnls
DRAFT 03. 24 2000
Substantial increase
In addition to any other right of termination available, pursuant to City Charter
Section
ctiony2 -AO( ), any
substantial increase in the City's commitment of funds, property,
er rial
alteration of any contract awarded for a Unified Development Project shall
aPrior tentitle
theCity Commission the
to
terminate any contract including the lease after a public hearing. such public
Commission shall seek and obtain a report from the City Manager and from the Review Committee that
evaluated the proposals for said project, concerning the advisability of the City exercising its right. The
City shall have no liability with regard to its exercise of said right and the selected respondent shall bear all
of its own costs with respect thereto.
Fair Market Value
In accordance with Miami City Charter Section 29-B, the lease must provide the City with at least fair
market value. Proposals shall include sufficient analyses of revenues, operating expenses and development
costs to justify the proposed lease payments which must provide the City with at least "fair market value"
based upon the proposed project. Each respondent shall specifically state. in its proposal that it agrees that
annual lease payments shall meet fair market value, at a minimum, if its proposal is accepted by the City.
Fair market value and the sufficiency of proposed lease payments shall be determined byan appraisal of the
proposed project as performed by two State certified general appraisers hired by the City. The nature of
such rent shall, however, be an important consideration in the competitive evaluation of alternative
asfi
ed
n meeting pothe fairals. Any markettva value negotiated
requirement nof theCity
Cityand
Charter assuccessful
determineddeveloper
by a State certified
appraiser.
Form of Lease Payments, Escalation
Proposals shall include annual lease payments in the form of an annual minimum guaranteed rent.
Different percentages of gross receipts may be offered for the different operations included in the proposal.
In addition to the minimum rent, the City shall require rental payments in the form of a percentage of gross
revenues. Proposals must include a provision for periodic escalation in the minimum rent. Percentages may
be increased over time. Additional rents are encouraged.
The successful development team may also be required to provide the City with the following rents:
Construction period rem to be paid for the appropriate period prior to project completion.
Placeholder rem to be paid to maintain lease and development rights to any parcels to be developed
following the initial phase of development, if phased development is proposed.
Participation rent to be paid as a percentage of net proceeds on sales or refinancing.
The City expects fair market value to be achieved from the escalating guaranteed minimum rents, with
percentage of gross revenues and any additional proposed participation rents providing the City with a
share of the financial upside.
Agreement to Enter into Lease (Development Agreement)
24
City of MlLlrr71, Fhuidn
Gulf and Hole! Rcyoesr for !'ropo,vn), D1 A1,7 113, 24 7(0,
Upon the selection of a development proposal by the Miami City Commission, the City shall negotiate an
Agreement to Enter into Lease with the designated respondent to detail the conditions that must be met
prior to delivery of possession of the property to the lessee. These conditions include, but are not limited
to, review by developer of City's title to the property, receipt and approval by the City Manager of
financing commitment(s) for construction of the leasehold improvements, receipt by the City of an
environmental condition acceptance notice, and approval by the City Manager of the development plans for
the project. Collectively, these requirements shall be referred to as Conditions Precedent.
The City shall further negotiate a Lease with the designated respondent for the use and development of the
property according to the parameters of its proposal and this RFP which shall be an exhibit to the
Agreement to Enter into Lease and shall be executed upon satisfaction of the Conditions Precedent. The
City shall not consider a sale of the property. The actual terms of the Agreement to Enter into Lease and
the Lease shall be negotiated with City staff and are subject to final approval by the City of Miami
Commission. The selected respondent shall have no vested rights, nor title or interest in the property or in
the development proposed thereon until such time as a lease agreement is fully executed, and then only in
the manner stipulated therein.
Lease Agreement
Once the Conditions Precedent stipulated in the Agreement to Enter into Lease has been met, the City shall
execute a lease and development agreement with the designated respondent for the use and development of
the property according to the parameters of its proposal and this RFP. The City shall not consider a sale of
the property. The actual terms of the lease shall be negotiated with City staff and are subject to final
approval by the City of Miami Commission. The selected respondent shall have no vested rights, nor title
or interest in the property or in the development proposed thereon until such time as a lease agreement is
fully executed, and then only in the manner stipulated therein.
In order to provide some background information for prospective developers, the following section briefly
describes some key lease terms.
LEASE TERM
The term of the lease shall be appropriate to the types of uses approved by the City and to the level and
form of investment, not to exceed fifty (50) years with two ten (10) year renewals,
PROPERTY
The property will be comprised of approximately 135 acres as identified in the Survey found on the CD-
ROM.
PROPOSED USES
All proposed uses shall be consistent with and responsive to this RFP.
25
Goof and Hulef Re uesr Jar Prupasal.k DRAFT 03 2-1 20(k
City of Miami, Florida9
MAINTENANCEIREPAIRS
During the lease term, the developer shall be responsible for all expenses associated with the property,
including, but not limited to, maintenance, repairs, replacements, and operating expenses.
LEASEHOLD MORTGAGE
The lessee shall have the right during the lease term to encumber its leasehold estate by leasehold mortgage
for the sole purpose of securing financing for construction of the leasehold improvements and/or for long-
term financing or refinancing of any such leasehold improvements. The lessee shall have no right to
encumber the fee simple title of the City in and to the property or to the City's remainder or residual
interest in the leasehold improvements.
SUBORDINATION
The City's fee ownership and rental income stream shall not be subordinated.
TAXES AND IMPOSITIONS
The developer shall be required to pay all governmental assessments, including assessments imposed by the
City, franchise fees, excises, license and permit fees, levies, parking surcharge, fire fee, charges and taxes,
including ad valorem real estate taxes on the property under the completed project and the leasehold
improvements, general and special, ordinary and extraordinary properly levied against the property and the
improvements and/or the lessee's leasehold estate which could constitute a lien on the property or the
improvements. The developer shall also be required to pay other applicable sales, parking and payroll
taxes. In compliance with the City Charter, should a tax exemption be obtained for either the property
and/or improvements, the lessee shall be responsible to pay an amount equal to what the City's portion of
the ad valorem real property taxes would be if the property and/or the improvements did not obtain an
exemption. The City's portion of real property taxes or other governmental assessments shall be due
notwithstanding any incentives received from the County, State, or Federal Government.
SECURITY DEPOSIT
A security deposit will be required.
INSURANCg PAYMENT
The lessee shall be required to maintain throughout the lease term insurance typical to the approved project
(in amounts and with limits determined appropriate by the City, in a form and with carriers acceptable to
the City), including, but not limited to, comprehensive general liability, workers' compensation, all risk
property insurance, automobile liability, personal property, business interruption, builder's risk, liquor
liability, food and products liability, and any other insurance required by law. The City of Miami must be
named as an additional insured.
26
CH) of A90)1, Fl orido (-HAY and Hotel Request for Proposal,, !)RAFT 03/24 2000
BOND REQUIREMENTS
The lessee shall provide, or cause to be provided, to the City a performance bond issued by a responsible
surety company licensed to do business in Florida and satisfactory to the City, in the City's reasonable
discretion, or other such instrument satisfactory to the City. Such bond shall guarantee construction of the
leasehold improvements at the property and shall be in an amount not less than 100% of the cost of said
improvements.
ENVIRONMENTAL
During the "due diligence" period, the developer shall be required to conduct environmental site
assessments, including sampling and testing of the soils, sediments and possibly the groundwater. The
developer shall be responsible for the removal or remediation of hazardous materials that are required by
law to be removed or remediated for the project, if any. Requirements for removal and remediation, if any,
will depend on the construction plans proposed. The lease shall provide for the developer to pay $250,000
of remediation costs. Any participation by the City beyond the initial $250,000 shall be negotiated at the
time of lease negotiation.
ASSIGNMENT
The City shall have the right to approve any assignment or transfer of the lease and,subject to City
approval, the City intends to participate in any proceeds from any such assignment or transfer, with the
City's participation capped at a maximum of 10% of net proceeds from the sale. No assignment or transfer
of the lease, or any transfer of more than 15% of the stock, membership interest or beneficial interest of the
lessee, or change of control for a public company, shall be permitted during the first five years of the lease
agreement without first obtaining the consent of the City, which approval may be withheld or conditioned
in its sole discretion. The lease shall provide that at all time during the lease, the property shall be managed
by a qualified person, firm or corporation.
NON-EXCLUSIVE USES
All uses provided shall be non-exclusive uses. Development of the property into a mixed -use commercial
venture shall not preclude the development of similar or the same uses by the City on any of its other
properties.
FIRST SOURCE HIRING AGREEMENT
The developer and the City shall execute a "First Source Hiring Agreement" for the Project, which First
Source Hiring Agreement shall be in form and substance reasonably acceptable to the parties. The purpose
of this agreement is to prioritize the hiring of residents of the City of Miami for employment within the
project.
COMMUNITY BENEFITS
The developer will be asked to provide benefits to the community in a manner that is suitable to the
proposed development. This may take many forms. Some examples include a skills training center to
provide opportunities for the chronically unemployed; golf events for special needs residents, and reduced
fees to City residents and students.
27
('iiyo/Miami, Plnridn
linlJ and Hotel Request )or Praposub IJ 41 03:24,2oor,
1
REGULATORY PROCESS
The specific plans for the site will require various permits and approvals, and each respondent to the RFP is
responsible for determining which permits and approvals will be required for the construction and
operations at the site. The selected respondent, at its sole cost and expense, shall be responsible for
acquiring all required permits, licenses, and approvals from all agencies with jurisdiction, including, but not
limited to, the City, Miami -Dade County, the State of Florida, federal agencies and all public utilities.
Additionally, all improvements must comply with all applicable budding, fire, zoning, health and other
code requirements.
The following information is intended to help the respondent determine the applicable requirements and is
not meant to be an exhaustive summary of all permits, licenses and approvals required. The City will assist
the selected development team through expedited review procedures for City, County and State issued
permits and approvals, to the extent permitted by law and regulations.
Public Referendum Approval
City of Miami Charter "Section 29-B — City -owned property sale or lease" provides that there shall be at
least three (3) written proposals received from prospective lessees. However, if there are less than three (3)
proposals received and the guaranteed lease payment of the proposal is at least equal to fair market value,
then the proposed transaction must be approved by voters at a referendum prior to the City Commission
consummating said transaction. In the event less than three (3) proposals are received, the City reserves the
right to either reject all proposals or submit the proposed transaction to a vote at the earliest convenient
opportunity. If the proposal(s) is rejected or the proposed transaction is rejected by referendum vote, the
project shall be terminated. In the event of such a termination, the developer has no vested rights, or title or
interest in the property or to the development proposed thereon, or a claim upon the City for any expenses
incurred in the proposal process. Deposits submitted to the City for participation in this process shall only
be refundable if the City elects to reject all proposals.
Development of Regional Impact
A Development of Regional Impact ("DRI"), as defined in Section 380.06, Florida Statutes, is any
development that, because of its character, magnitude, or location, would have a substantial effect upon the
health, safety, or welfare of citizens of more than one county. If it is determined that the proposed
development is subject to DRI review and procedures (or a successor or similar law), the selected developer
shall be solely responsible for making all applications and/or seeking all authorizations required by law, at
the developer's sole cost and expense. The City's limitation on a hotel with greater than 349 room keys may
avoid the lengthy DRI process.
Design Review
The design of the project shall be subject to review and approval by appropriate City departments and/or
agencies until such time that building permits are issued.
28
Cirp of Miami, Florida
Gulf and Navel lfequesl for Proposals DRAFT 03'2.:71i06
Special Permit
Development of the site will require a Major Use Special Permit ("MUSP") to be issued from the City of
Miami. The MUSP shall require traffic studies, environmental impact as well as all design specifications.
The MUSP process will take the project through several public meetings and advisory boards including:
Large Scale Development Committee
Zoning Board and/or Planning Advisory Board
Urban Development Review Board
City Commission Meeting — Planning & Zoning Agenda
Building and Environmental Permits
To the extent that it is able, the City will expedite all City planning and building permitting for the
development team due to the City's involvement as a partner in the project. The City will. if necessary,
Imply as an applicant r co -applicant to the appropriate local. state. and federal agencies for regulatory
pengitg. Environmental permits may be required from the following agencies:
Miami -Dade County Department of Environmental Resources Management (DERM) Permit
State of Florida Department of Environmental Protection (DEP) Site Assessment
Federal Aviation Administration
29
City gfMimnr, Florid° Golf and Hole! Regnesr for Froposol; DRAFT 03 ?-1'2OUG
DIVIDER 3 - REVIEW AND SELECTION PROCESS
30
City of Miami, 1.7orida GI MO Hole l laeytresr for Proposals URA FT 03:24 2000
• REVIEW AND SELECTION PROCESS
This project has been identified by the City to be a Unified Development Project, for which review
procedures and the selection processes are established in the City Charter and Code. In accordance with
those guidelines, the City Commission appoints a Review Committee from recommendations submitted by
the City Manager and selects a Certified Public Accounting (CPA) firm, both to evaluate submitted
proposals. In addition, the City may elect to hire additional consultants as deemed necessary to
appropriately evaluate and analyze proposals.
Administrative Review
City staff shall initially review proposal submissions for completeness and compliance with all formatting
and content requirements set forth in the RFP. During this initial review, and prior to the start of
deliberations by the Review Committee, respondents may be contacted to cure proposals that contain non-
material, non -substantive defects as determined solely by staff. If notified of such a deficiency, the
respondent shall correct such deficiency within five (5) working days of receipt of notification. Those
submissions that comply with requirements will be deemed responsive.
THRESHOLD REQUIREMENTS AND STANDARDS
The City has identified five (5) factors that shall serve as threshold qualification standards for this UDP
process. All respondents are required to meet these standards to receive further consideration of their
proposals. Respondents are encouraged to form appropriate development teams in order to assemble the
requisite expertise, experience, financial and management capability to meet these threshold requirements,
As such, where applicable, these standards will be applied to the development team as a whole, in a manner
that is commensurate with the allocation of responsibility within the team.
Each respondent is expected to meet the following five (5) minimum requirements:
1. A minimum of 10 years experience managing and operating both a golf course and hotel of similar
size and complexity.
2. A minimum of 10 years experience in the management and operation of each additional use being
proposed.
3. A leading role of principal responsibility or other demonstrated experience in the design of a
project(s) of similar size, complexity and constraints as the facilities and uses proposed.
4. The successful development and financing of at least one project of similar size, complexity and
uses with similar constraints.
5. At least one single project for which $20 million or more in financing was secured,
31
City of Miami, Florida
Calfaal Novel i eques, for Proposals 13R1F7 03 24 21006
Certified Public Accountants
A Certified Public Accounting ("CPA") firm has been selected by the City Commission to evaluate each
proposal, specifically assessing the following elements:
• The financial viability of the proposing entity, including prior record and experience.
• The viability of the proposal's financial plan, sources and structure.
• The comparative short term and long range economic and fiscal return to the City.
• The proposal's market analysis and marketing plan.
• The economic feasibility of the proposed development.
• Viability and appropriateness of management plan.
• Credit worthiness of principals/partners of the proposing entity, including prior bankruptcies, if any,
During the course of its analysis, the CPA shall examine all materials provided by respondents and will
conduct a full investigation of the financial background of the individual members of the development
team, including materials that may be available from other sources such as Dunn & Bradstreet. The CPA
shall present its findings regarding each proposal to the Review Committee prior to said Review Committee
completing its deliberations. The CPA shall render an independent report of its findings to the City
Manager. The CPA currently selected is Sharpton, Brunson & Company, P.A.
Minority and Women Business Affairs Policy Review
The City of Miami will review the materials provided by the respondent to verify the extent to which the
development team encourages Female, Hispanic, and African American participation on the development
team and in the management and operations hiring procedures proposed for the project.
Review Committee
Subsequent to staff review, the Review Committee shall evaluate each proposal deemed responsive. The
Review Committee shall be comprised of throe (3) professional City staff members plus four (4)
representatives from the private sector experienced in the financing and development of projects of this
nature. In this process, the Review Committee shall rely primarily on the documentation submitted in the
proposal, but may also obtain critical information through a presentation by and interview of the
development team.
The Review Committee shall use the specific evaluation criteria and their respective assigned weights for
purposes of rating and ranking the proposals, as defined below. Each Committee Member shall review
each proposal specifically noting the level of detail given to criteria of critical importance to the City and
assign a numerical score accordingly. Each Review Committee Member shall determine a rank order based
upon the numeric score achieved. The Review Committee shall arrive at a rank order of proposals based on
the,individual members vote of its rank order.
The Review Committee shall render a written report to the City Manager of its evaluation of all responsive
and responsible proposals. The Review Committee has the authority to recommend one or more, or none,
of the proposals as it deems to be in the best interest of the City. The Committee's recommendation is
accompanied by written justification of its fmdings.
The City encourages all respondents to form appropriate development teams in order to assemble the.
requisite expertise, experience, financial and management capability to meet the evaluation criteria. As
such, where applicable, these standards shall be applied to the development team as a whole, in a manner
that is commensurate with the allocation of responsibility within the team. Each respondent is expected to
address the following requirements in the proposal submission:
32
('ih. o/Miami, Florida
Golf and Hole! !eaves! far Pro/n>sal. DRAFT 0124'20OG
Evaluation Criteria
OVERALL PLAN & DESIGN OF THE PROPOSED DEVELOPMENT
• Fulfillment of the City's established development objectives, design guidelines and program
requirements.
• Range and mix of uses and amenities; extent of public access and amenities.
• Demonstrated commitment to public access.
• Appropriateness and quality of the design.
• Quality of the golf course design as it relates to both amateur and tournament golf.
• Appropriateness and relationship of hotel facilities to the golf course.
• Harmonious and/or complementary integration of uses into the site.
• Successful, harmonious interface and/or connection to adjoining projects and uses.
• Imaginative and creative treatment of: public spaces, exterior space, circulation, view corridors,
landscaping, graphics and lighting.
• Creative and effective integration of art -in -public places component.
• Quality and sound principles of urban design proposal.
• Efficiency of site design and organization, and compatibility of uses.
FEASIBILITY, MANAGEMENT AND OPERATION OF THE PROPOSED DEVELOPMENT
• Appropriateness and practicality of stated goals and objectives during the term of the Management
Agreement.
• Appropriateness and practicality of stated goals, objectives and policies of management plan.
• Viability, practicality and comprehensiveness of management plan, including such elements as
mission, operating parameters, operating budget, revenue projections, cash flow analysis, personnel
organization and staffmg plan.
• Extent and feasibility of marketing plan, familiarity with primary and secondary markets for proposed
facilities and services, and appropriateness of strategies to be utilized for attracting and strengthening
those markets.
• Management approach to ancillary operations and businesses, particularly relative to stated experience
and capabilities, and to the City's objectives.
• Extent and quality of programs for maintenance, security, public access, community/educational
programs, and public and customer services, as applicable.
• Appropriateness and practicality of proposed golf course fees in furthering the effort to expand the
game of golf to a broad range of players, including discounts for City residents.
• Developer experience and capability to fulfill the commitments stated in proposal.
• Timeliness of proposed development plan.
RETURN TO THE CITY
• Management fees including a guaranteed monthly minimum payment during the term of the
Management Agreement.
• Payment of percentage of gross revenues during the term of the Management Agreement
• Lease payment including a guaranteed minimum annual rental payment during the Lease term.
• Payment of a percentage of gross revenues during the Lease term.
• Dollar value, extent, and timing of capital improvements.
• Any additional financial benefit to the City.
• Other non -financial benefits to the City.
• Likelihood and timing of receiving financial and other benefits.
33
Ciro of Miami, Fiorido
Gaff a d IJOfe1 Regoesr fiir Proposal- URAC703 ? 1 200r,
EXTENT OF MINORITY PARTICIPATION
■ Minority/women participation within the proposing entity.
• Minority/women participation within the consultants to the proposing entity.
• Subcontracting and hiring practices during construction.
• Opportunities for minorities/women, hiring outreach and training opportunities in relation to leasing,
management, operation and maintenance of facilities.
■ Affirmative action plans of development entity members.
EXTENT OF COMMUNITY BENEFITS OFFERED
• Programs designed to benefit the immediately surrounding residential neighborhood.
• Discounts to students, City residents or other specific population.
• Efforts to minimize construction impact on surrounding neighborhood.
• Extent and quality of programs providing benefits to the community.
• Training programs and employment opportunities both during and after construction.
SCORING VALUES
Criteria
Overall Plan & Design of the Proposed Development
Feasibility, Management & Operations of the Proposed Development
Return to the City
Extent of Minority/Women Participation and Community Benefits Offered
Total
Weighted Value
35
25
35
5
100
City Manager
After taking into consideration the findings of both the CPA firm and the Review Committee, the City
Manager shall recommend one or more, or none, of the proposals to the City Commission. Alternatively,
the City Manager may recommend that all proposals be rejected. The City Manager shall state in writing
the reasons for his recommendation.
City Commission
The City Commission may then accept the recommendation of the City Manager, may reject all proposals,
or may seek a recommendation directly from the Review Committee. Following the Commission selection
of a proposal, exclusive lease negotiations will commence.
34
Crrl'gfMiarni, Florida
(fall and Hotel Regoesl for Propose h 1.J11AFf 03'24 20116
Anticipated Selection Schedule
Begin Advertising RFP , 2006
RFP Available to Public/Date of Issuance , 2006
Proposal Pre -Submission Conference and Site Tour , 2006
Proposal Submission Deadline , 2006
Recommendation from the City Manager to the City Commission , 2006
Adoption of Legislation Authorizing Exclusive Lease Negotiations , 2006
This schedule is subject to change.
35
C'io, of Miami, Plorida Golf and Hotel Iteguesr for Proposals
DRAFT i13'2a'?Df1C
SUBMITTAL REQUIREMENTS
Required Proposal Format
Proposals should be submitted in a bound format with tab dividers separating each section. Prospective
developers shall utilize the following outline to prepare their proposals, adding tabs and sub -tabs as needed.
TABLE OF CONTENTS
EXECUTIVE SUMMARY
VISION, GOALS AND OBJECTIVES OF PROJECT
COMMUNITY BENEFITS
PROJECT PLAN
MANAGEMENT AGREEMENT .
OPERATING PLAN
MARKETING PLAN
MARKET AND ECONOMIC FEASIBILITY
FINANCIAL PLAN
FINANCIAL FEASIBILITY
FINANCIAL RETURN TO THE CITY
DEVELOPMENT ENTITY
FINANCIAL CAPACITY
MANAGEMENT TRANSITION SCHEDULE
DEVELOPMENT SCHEDULE
REQUIRED RFP RESPONSE FORMS
ATTACHMENTS
36
City of Miami, Florida Gulf and Fiore! I?egaesr for Proposal.,
DRAFT 03 24 2OJ'
Required Proposal Content
Proposals should be submitted in a bound format with tab dividers separating each section. A minimum
font size of 10 point, 1 inch margins, and single spacing shall be utilized on all text documents submitted.
Prospective developers shall utilize the following outline to prepare their proposals, adding tabs and sub -
tabs as needed to all bound copies. A total of 25 copies shall be submitted consisting of I original, 22
bound copies with tabs, 1 unbound copy without tabs for possible duplicating needs and 1 electronic copy
submitted on CD-ROM.
All required drawings shall be submitted in the scale noted with one (1) original mounted on boards no
larger that 24" x 36" and 25 copies reduced proportionately to an 11" x 17" format. The reduced drawings
shall also be submitted electronically and may be used on the City's website to inform the community
about the proposals. A total of no more than 14 boards will be accepted. Models and photographs of models
will not be accepted.
TAB OF C NTENTS
Table listing sequential page location of Contents, Charts, Graphs and Illustrations.
F.XFCUTIVE SUMMARY
Respondent must summarize the proposal providing an overview of the proposal document.
VISION, GOALS AND OBJECTIVES OF PROPOSED PROJECT
Respondent must summarize the vision, goals and objective of the proposed project.
COMMUNITY BENEFITS
Respondent must summarize the range and quality of programs to be offered as a benefit to the local
community.
PROJECT PLAN
The project plan shall be prepared by a team of specialized, registered design professionals. The design
professionals must strive to create a development with a meaningful sense of place. The project plan shall
take into account the Urban Design Principles and Guidelines that focus on a mixed -use recreational and
hospitality development. The plan shall include:
1. Narrative Description
2. Site Program Analysis including:
• Overall site development including golf course and hotel.
• Number and use of buildings, square footage (both gross and rentable), height, and number of floors
for each proposed structure. operations by category.
• Number, type, size, construction and description of proposedp
• Architectural and landscape architectural features.
• Permitting and environmental issues.
• Parking supply and demand.
37
L ifP of Miami, Florida
Golf and hopel Request for proposal. !]RAFT 03'24'2006
1
3. Site Plan
Plan should illustrate the relationship and connectivity of the proposed project to the adjacent
roadways, residential neighborhood, Tamiami canal and Grapeland Heights Park.
Required scale = 1" : 150'
4. Proposed Project Site Plan including:
• Land Use
• Building Locations
• View Corridors
• Vehicular/Pedestrian Access (public and private)
• Golf Course Layout
• Hotel Layout
Required scale = 1" : 100'
S. Proposed Landscape Plans
Required scale = 1" : 20'
b. Proposed Golf Course Plans
• 18 hole course
• Clubhouse
• Casual Dining
• Pro Shop/Retail
• Golf Cart Storage
• Maintenance Area
• Parking
• Other Golf Related Amenities
Required scale a 1" : 160'
7. Proposed Hotel Plans
• Lobby
• Restaurant(s)Bar(s)
• Conference/Meeting Facilities (include square footage)
• Excercisc Room (include square footage)
• Number of Room Keys
• Number of Hotel Timeshares, if applicable (include percentage of total room keys)
• Parking
• Other Hospitality Related Amenities
Required scale =1" : 20'
8. Renderings of Overall Site
• From le Street
• From 20th Street
• From 37'' Avenue (Douglas Road)
• From 42id Avenue (Le.ieune Road)
• From Within Project (3 different renderings from this view will be accepted)
Illustrating:
• Context
• Landscape
• Building Heights
• Architectural Elements
• Architectural Features
• Landscape Features
• parks/Plazas/Greenways/Open Spaces
• Signagc
9. Optional Elevations
38
City gfMinnti, Florida Golf and Hold Request for Proposals DRAFT 03:'?4.'?006
f
5 Different Project Elevations Will Re Accepted (none required)
MANAGEMENT AGREEMENT
The proposal must include a redline version of the Management Agreement provided on the CD-ROM
containing any revisions the proposer would like the City to consider. This document should be
accompanied by a summary document explaining the requested changes and providing any additional
comments regarding the agreement.
The proposal shall further provide a brief narrative on the management and operation of the golf course
during the term of the Management Agreement and a list of any and all fees proposed to be charged for use
of the golf course and amenities during the time that the successful proposer manages the golf course
pursuant to a management agreement for the period of time between selection of the development team by
the City Commission and the commencement date of the negotiated lease, which proposed fees must
include a discount for City residents,
Proposals shall also include a stated commitment of a minimum monthly guarantee and a percentage of
gross revenues to be paid to the City for the right to manage the property during this period of time.
OPERATING PLAN
The proposal must include a narrative describing the management and operation of the entire proposed
development. Respondents are reminded that the City intends that the property be maintained and operated
in a manner consistent with the highest industry standards for facilities of its type.
The description shall include, at minimum, mission statement, an organizational chart, brief outline of
operating procedures, indication of which businesses are intended to be operated by development team and
which businesses are intended to be subleased or to be operated under a management contract, sublease
requirements (if any), operating schedule, and maintenance program, including planned major maintenance
schedule. Additionally, a copy of the respondent's currently effective Affirmative Action program, in
accordance with City Code Sections 2-778 and 18-136 et seq., should be submitted. A sample is included
on the CD-ROM. If independent management services are to be involved, then the applicable forms
included on the CD-ROM must be completed by management contractors.
• Mission Statement
• Organizational Chart
• Operating Procedures
• Management Plan
• Management Team
• Staffing Plan
• Operating Schedule
• Maintenance Program
• Affirmative Action Program
MARKETING PLAN
Proposals shall include a marketing plan that shall identify primary and secondary markets for each type of
facility and/or service proposed and a description of the strategies to be utilized for attracting and
strengthening those markets such as how and where the activities/operations will be advertised, branding
concepts, and potential co -marketing opportunities. Specific discussion shall be presented as to marketing
strategies to attract the international business and leisure tourist market. Similarly, the feasibility study
should provide the rationale for the proposed mix of golf and hotel amenities.
39
Ciry uJM'ianri, Florida
Gulf and Hotel Reques(Jor Proposals DRAFT 03.24'2006
MARKET AND ECONOMIC FEASIBILITY
Proposals shall include the following elements allowing an understanding of their likely market and
economic feasibility:
• A market analysis sufficient to establish the market support for the golf course, hotel and other
proposed uses, based upon analysis of demand generators, competitive supply, market pricing,
competitive position and anticipated market share/capture. The analysis should specifically provide
the rationale for the proposed mix of amenities.
• A projected development phasing schedule by building and parcel
• An analysis of projected revenues and operating expenses broken out for each major component
covering at a minimum the first ten years of operation. The analysis shall specify the bases for these
estimates.
■ A written statement indicating the total dollar amount to be spent on permanent physical improvements
to the property, including building improvements, site improvements, and program requirements
associated with the development, including public spaces and amenities, as well as that required for all
start up costs and initial operating expenses. The development cost estimates shall be itemized to
include significant line items within the major categories of hard, soft (including development fees),
and financing costs, and allocated by project component and building and phase.
FINANCIAL PLAN
Proposals shall include a description of the financing plan for the project, including a description and
estimation of all sources of construction and permanent debt and equity funds to be used in the project.
Target returns and other financing considerations should be presented. Prior to its execution of a lease
agreement, the City shall require written evidence that the successful respondent has received a firm and
irrevocable commitment of all funds necessary to construct, equip, and initiate operation of the proposed
Project for a stabilization period determined by the City. The City reserves the right to further evaluate
and/or reject financing commitments when the teen, the identity of the financing source or other aspect of
such financing is deemed not in the beat interest of the City or the project.
FINANCIAL FEASIBILITY
Proposals shall include a cash flow analysis(es) integrating revenues, operating expenses, development
costs, and debt service for a minimum of the development period and first ten years of the project's
operation. Analysis(es) shall be presented in a fashion so as to enable a clear understanding of financial
feasibility and financial inflows and outflows both on a building by building basis and an integrated total
basis over any phased development schedule, and shall also enable a clear understanding of the projected
rents and any other financial returns to the City over the projection period.
FINANCIAL RETURN TO THE CITY
Proposals shall include a stated commitment of annual lease payments to the City in the form of a
minimum guaranteed rent and percentage(s) of gross revenues, and any other proposed lease payments, as
well as a stated commitment to adhere to the City Charter requirement for compensation equal to fair
market value. Proposals shall detail other financial benefits to the City such as estimated property taxes,
and other non -financial benefits such as new jobs created.
40
City of Miomi, Y7oridn
Golf and Hotel ReyiresY for Proposals
DRAFT (13 '24.'200r,
DEVELOPMENT ENTITY
Respondents must have formed a development entity that assembles the requisite expertise, experience,
financial and management capability to develop a signature golf and hotel mixed use destination. For the
purpose of this RFP "development entities" are defined as the legal entity submitting the proposal and with
whom the City would enter into the lease agreement for the property, if awarded. The City of Miami
reserves the right to conduct a complete background investigation of the development entity and all
involved principals, consultants, and sub -consultants prior to the final selection or execution of the lease.
Development Entities that contain a member who has previously had a lease with the City terminated as a
result of a default in the last ten (10) years or is currently or has been in litigation with the City within the
last five (5) years is not eligible to participate in this UDP process.
Table of Organization for Development Entity
The organizational structure presented in graphic form depicting the proposing entity and its professional
consultants, including the names, affiliation and addresses of all principals. This includes any and all
general partners, stockholders owning 5% or more of the corporate stock, corporate officers, and executives
and top management of the development entity. A Certificate of Good Standing from the State of Florida
shall be submitted for the development entity formed for the project.
Resumes
• Resumes shall be included for key individuals to be involved in the proposed development, Resumes shall
specify the role of the individual in the relevant project.
References for All Development Team Members
Respondents shall provide not less than four (4) current references for each principal development team
member who can attest to the members' relevant capability and experience. These references shall be
contacted by the City.
Licenses and Corporate Registrations
Individual Engineers, Architects and Landscape Architects must submit current Certificates of Registration
or Licenses, and corporations or partnerships in those fields must submit current Certificates of
Authorization. Proposals shall also include for each firm a copy of the firm's current corporate registration.
Other Documentation as to Experience and Capability
Proposals shall include a narrative or outline that provides sufficient detail to describe the development
team's and consultants' considerable past experience in the development and management of projects of
similar scope and complexity within the same or clearly similar sphere of endeavor. Respondent's shall
provide a detailed list of completed projects, indicating the time required for completion, the completion
date, the amount invested and financed for the project, a description of the project's elements and the
role(s) played by each development team member that was involved.
FINANCIAL CAPACITY
Prove financial capacity so that a determination can be made that the development entity is capable of
undertaking the project. Additionally, provide documentation as to what resources will be utilized to
provide equity for the project. The Development Entity must own a minimum of 25% of the project.
41
1
City of Miami, Florida
Gulf and Nore! Requesrfor Yrnpnsnls
DRAFT 03'2-F2006
A minimum of 3 financial references that have provided the development entity or members thereof with
development . financing shall be provided, including a loan officer name or other specific contact.
Additionally, evidence of possession of or access to equity capital and financing resources to carry out the
proposed project shall be provided by submittal of the following:
1. The most recent available credit report.
2. Composition of current real estate portfolio, listing the following lue, dfor ebt, project: project nameopen type
location (city, state), date completed, project size (rentable area),
ator,
property manager, etc.), ownership interest, and occupancy rate.
3. Recent history, preferably within the last 2-3 years, in obtaining financing commitments, detailing type
of project, financing source, amounts committed, etc. Respondents may submit a written statement(s) from
their financing source(s) describing past projects which said soother has pertinent aced for ios idar d spll aondents ist
detailing the amount of capital, the size of the project and any
the City of Miami in determining the availability of equity or subordinate capital to fund the project.
4.. List and. description of all projects in the pipeline including status, development schedule and financial
commitment required of developer/operator, a detailed description of the project financing methods,
sources and amounts, and any working relationship (on other projects) with members of the proposed team
(on this project).
5. Identification of specific relationships (and contact information) with sources of equity/debt capital and
their indication that the project outlined by the City and the respondent is consistent with their investment
criteria for a project of this size and type.
6. Address whether the respondent or any participating team members have been involved in any
litigation or other legal dispute regarding a real estate venture during the
past five
years.pute. AIn,the
ie explanation,
include information regarding the outcome of any litigationsp have owned orate if controlled
respondent or any participating team members have ever filed for bankruptcy,
projects that have been foreclosed, or have had fines levied by governmental agencies. Include the date of
occurrence, contact person, telephone number and address.
7. A commitment of developer's equity necessary to finance the project.
8. A statement by a bank, financial institution or certified public accountant certifying that the
developer(s) has a net worth in excess of the amount necessary to complete the project.
Respondents are encouraged to submit the below specified financial statements in their submittal in order to
establish their capability, but such submittal will not be required.
Audited financial statement for the past four years of each principal and joint venture participant, including
statement of changes in financial position and statements of any parent organizations and any materially
relevant subsidiary units, identifying any projects with negative cash flows, amount of developer's resource
debt, any non -performing loans, and the amount of guarantees and/or contingent liabilities. if a
development entity has been in business for more than ten (10) years, corporate financial statements will be
accepted.
MANAGEMENT TRANSITION SCHEDULE
Respondent must provide a narrative accompanied by a graphic time line or schedule detailing how
expeditiously a management team will be assembled and positioned to manage operations at the existing
golf course facility.
42
Ciro nfMimni, Nurida Gotland d Halal Request fur Proposals- DRAFT 03 4 2006
farrN
pEVELOPMENTSCHEDULE
Respondent must provide a narrative accompanied by a graphic time line or schedule detailing all phases of
the development including developer due diligence, planning and design, permitting, construction, and
operations. The schedule must include an explanation of how the phasing of the project was determined and
a projection of the project completion time required following the development team receiving control of
the site.
REQUIRED RFP RESPONSE FORMS
REP forms are included on the CD-ROM and must be completed and placed in this section as appropriate.
Declaration
Development Experience
Disclosures and Disclaimers
Redline Version of Management Agreement provided by City with narrative explaining changes
Minority/Women Business Affairs Registration Affidavit
References
Respondent Information
Sample Affirmative Action Policy
Team Overview
Waiver and Release
ATTACHMENTS
Respondents may attach additional information as required. Tabs should be utilized as needed.
43
( fly u[Mianii, 1.711rida
Goff and Hotel Requex! for /rupusnO DRAFT 03,?4.2006
Submittal Procedures and Deadline
Submissions received in response to the RFP shall meet all requirements specified within the RFP.
Submissions deficient in providing the required information shall be determined non -responsive by the City
and shall be ineligible for further .consideration, A complete proposal submission package shall be
delivered to the City as follows:
1, One (1) original, twenty-two (22) copies of bound proposals, one (1) unbound proposal in an 8-1/2"x 11"
format, one (1) electronic copy submitted on a CD-ROM, and one set of board -mounted illustrative
drawings not to exceed 24" x 36".
2. Proposal submissions must be marked Unified Development Project Proposal for "GOLF COURSE
AND HOTEL REDEVELOPMENT" and addressed to:
Aldo Bustamante
Department of Public Facilities
3, Proposals must be received at:
Office of the City Clerk
City of Miami, City Hall
(First Floor Counter)
3500 Pan American Drive
Miami, Florida 33133
, 2006 by 2:00 PM
The time deadline and proposal receipt location shall be strictly adhered to by the City. No proposals shall
be received or accepted after 2:00 p.m., , 2006 or at any other City office location, other
than the City Clerk's Office (First Floor Counter),
4. Proposal submissions must be accompanied by a refundable deposit in the form of a cashier's check,
money order, letter of credit, or official bank check in the amount of $50,000 made payable to the City of
Miami.
44
C'i oJMimoi, !gamin
Gulf and Nae! HeyuesrJnr Proposals
012,11;703'24 2006
Contact Information
OFFICIAL LIST OF POTENTIAL RESPONDENTS
Anyone bidding must appear on our official list of those who purchased a copy of the RFP. This ensures
that all potential respondents are advised of any changes made, and receive all notices, addendums,
advisories, etc. regarding the RFP during the bidding period. Upon submission of the $150 cashier's check,
money order, or official bank check for purchase of the RFP document, the contact name provided by the
check issuing entity will be placed on the official list of "registered" respondents.
OPTIONAL PRE -PROPOSAL SUBMISSION CONFERENCE
An optional "Pre -Proposal Submission Conference" and tour of the site shall be held on
2006. The location and details will be provided by mail to all registered respondents. Questions from
potential developers may be addressed to City Staff at this meeting. Any questions answered at the meeting
shall also be answered in writing. All written responses shall be made available to all potential respondents
who register at this meeting or who purchased the RFP.
"CONE OF SILENCE"
Except for public hearings and scheduled presentations, contact with the City regarding this RFP or any
aspect of a proposal by a respondent or any representative of a respondent shall be limited to written
communications until such time that a recommendation is made by the City Manager to the City
Commission. All questions or requests for additional information must be asked and answered in writing
by certified mail. The request must contain the RFP title, development entity name, contact person name,
address, phone number, and fax number. The City will respond within ten (10) days. Any responses to such
questions or requests that could potentially impact proposals shall be furnished to all respondents in the
form of an addendum to this RFP.
CITY MANAGER'S DESIGNEE FOR ADDITIONAL INFORMATION
Aldo Bustamante
Department of Public Facilities
City of Miami
444 SW 2" Avenue, 3r4 Floor
Miami, FL 33130
abustamante@ci.miami,fl, us
305.400.5061 Fax
Description of the Miami lntermodal Center provided by Florida Department of Transportation. For more
information visit www.micdot.com.
2 Description of the Waterford Corporate Park excerpted from the property website
www.waterfordatbluelagoon,com.
3 Bunkers of Miami
4 Mr. Mike Suchogorski, 3575 S. Le]eune Road, Miami, FL, 33146-2221, (305) 669-7702,
msuch@miamidade.gov
3. Traffic counts provided on the 2003 Florida Traffic information CD by the Florida Department of
Transportation Statistics Office
6 Traffic counts provided on the 2003 Florida Traffic information CD by the Florida Department of
Transportation Statistics Office
45