REQUEST FOR PROPOSALS

Purpose

Background Information

Target Area Location and Ownership

Project Program Parameters

Overview

Proposal Schedule

Proposal Location

Number of Proposal Copies

Inquiries

General Conditions

Expenses

Proposal Compliance

Non-Confidentiality

Proposal Open for 180 days

Validity of Information

SECTION 2 - RFP Submittal Requirements

1.0 Proposer Information

1.1 Proposer Identification

1.2 Status of the Proposer’s Organization

2.0 Qualifications of the Proposer and Firms Comprising the Development Team

2.1 Background Profiles

2.2 Team Location

2.3 Overall Team Organization and Project Management

2.4 Proposer and Firm Roles, Responsibilities and Services

2.5 Proposer and Firm References

3.0 Qualifications of Key Team Members

3.1 Resumes

4.0 Prior Project Design and Construction Experience

4.1 Representative Projects

4.2 Representative Construction Administration Experience

5.0 Financial Position of the Proposer

5.1 Authorization to Verify Qualifications

6.0 Conceptual Development Plan

7.0 Work Program and Project Schedule

8.0 Financial Plan

8.1 Project Financing Package

9.0 Management Plan

9.1 Ownership

9.2 Operation and Management

SECTION 3 - Selection Process

Overview

1.0 Selection Criteria

Overview

In accordance with the State of Florida’s redevelopment law, the Community Redevelopment Act of 1969, Part III, Chapter 163, Florida Statutes, the City of Tampa and the Community Redevelopment Agency of the City of Tampa (collectively, the "City") formally invite qualified and experienced applicants to submit proposals for a mixed-use development in the Old Tampa Police Department Site Community Redevelopment Area (the "Area"). As part of this Request for Proposals ("RFP"), the City seeks to encourage the redevelopment of land located along the Hillsborough River immediately north of the Tampa Central Business District. As a result of the unique opportunity created by this RFP, Proposers should prepare a development plan (including project phases) for the entire Area.

In 1997 the City of Tampa moved the main police department to a renovated building near City Hall. The former police department, which was inadequate for current needs, has become surplus property. The City has recognized an opportunity to convert the former police department and surrounding property into an extension of Tampa’s urban renaissance. The site, which is located on the Hillsborough River, enjoys dynamic views and deep-water access. Several historic properties are located nearby. With renovated housing, transit and interstate access, this site and its surrounding area are well positioned to become a community cornerstone and a major gateway to Downtown Tampa. The Community Redevelopment Plan for the Area is designed to eliminate unsafe conditions and obsolete land uses, and provide a framework that will increase investor confidence in the renewal of the Area. As a result of redevelopment, the City’s tax base will be expanded, jobs and housing will be available in the Area, parks and open space improvements will be implemented and the environment will be enhanced to increase the enjoyment of Area residents and employees.

The attached appendices provide information on target area zoning, land ownership, historic properties, and environmental conditions that supplement the information on the web site. Ownership information by folio number can be made available on request. Also, the City will consider designating the Area a Brownfields site, thus affording proposers the opportunity to pursue incentives available through state and federal Brownfields legislation.

The Area contains approximately 77 acres (68 acres upland including rights-of-ways). There are 37 main city blocks in the Area of which approximately 43 percent are owned or controlled by the City. In addition, the City will consider vacating street and other public rights-of-way, where feasible, to facilitate the selected Proposer's development project.

The City is soliciting proposals from developers interested in undertaking a major mixed-use development project. The Plan has been developed to permit maximum flexibility to potential developers. Developers are requested to provide their own development concept plan for the entire Area consistent with the land uses in the Plan (refer to Sub-Section 6, Section 2 of Phase I of this RFP). It should be noted that it will be the responsibility of Proposers to acquire any and all properties necessary to develop their proposed project. The City will consider development partnerships for use-specific developments, but a preference will be given to projects that maximize the mixed-use character desired for the Area. Proposals shall also contain an analysis of the method in which the Proposer will mitigate the impacts upon transportation, utilities, the environment, etc. caused by the proposed project.

Additionally, the selected proposer is responsible for all costs associated with any relocations necessitated by the selected proposer's proposed project, and shall provide relocations benefits commensurate with the benefits provided for under the Uniform Relocation Assistance and Real Property Acquisition Policies Act of 1970, as amended, including business damages, in the event any relocations are necessitated as a result of the selected proposer's proposed project.

Proposals submitted will provide Proposers the opportunity to demonstrate their understanding of the scope and character of the Plan requirements established for the Area, their proposed project, and their ability to undertake the planning, community involvement, design, financing, construction, implementation and operational work tasks envisioned.

October 4, 1999 RFP notice publication date

(Note: Section 163.380 of the Florida Statutes requires proposals to be submitted within 30 days after the RFP notice publication date)

Proposals shall be submitted to the office of:

Mr. Dave Parkinson, Deputy Director, Department of Public Works
City of Tampa
306 E. Jackson Street, 4th Floor North
Tampa, FL 33602

Proposal for Old Tampa Police Department Site Community Redevelopment Area

One (1) fully signed original and twenty (20) copies of each proposal shall be provided to the City. Each proposal shall include a cover letter and be signed above the typed or printed name and title of the Proposer. The signer must be the person with the authority to act on behalf of the Proposer.

Direct all inquiries in writing to:

Phone: (813) 274-8245
Mr. Dave Parkinson Fax: (813) 274-8080
306 E. Jackson Street, 4 North
Tampa, FL 33602

The City, in its sole and absolute discretion, with or without cause, and without liability of any kind to any Proposer, reserves the right to:

• Accept or reject any and/or all proposals, either in whole or in part, waive any informality of any proposals, cancel this RFP at any time and/or take any action in the best interest of the City. The City’s decision in all matters shall be final;
• Retain all proposals for official record purposes, including a copy of the selected Proposer’s proposal and supporting documentation, and/or use them in whatever manner it deems appropriate;
• Elect not to accept any request by any Proposer to correct errors or omissions in any information, calculations or competitive price(s) submitted once a proposal is received;
• Investigate the financial capability, integrity, experience and quality of performance of each Proposer including all major stockholders and principals;
• Request an oral presentation from any Proposer; and
• Request any additional information from any Proposer.

All Proposers responding to this RFP do so at their sole expense and risk. The City assumes no financial or other obligation to Proposers who respond to this RFP. The City will not be liable to any broker, consultant or other entity acting on behalf of a Proposer for any fee or payment relating directly or indirectly to the Proposer or its proposal.

The selected Proposer shall comply with all applicable laws, ordinances and regulations.

All proposals, correspondence and records made thereof, shall be considered public information and handled in compliance with applicable state and local laws.

All proposals shall remain open and not be withdrawn for a period of 180 days from the date of the deadline for submission of proposals.

All background information cited in this RFP was obtained from sources deemed to be valid. No representation or warranty is made as to the accuracy or completeness of the information herein contained. All information should be independently collected and evaluated by Proposers.

1.1 Proposer Identification

• Legal name and principal office address
• Telephone number and facsimile number;
• Name of authorized agent who is authorized to contractually bind the Proposer; and
• Name, address and telephone number of principal contact person if different than the authorized agent.

1.2 Status of the Proposer's Organization

• The state of incorporation, if a corporation, or state of registration, if a partnership.
• Identify the Proposer’s principal owners, if a corporation, general partners, if a partnership and/or co-venturers involved in the proposal including:
• Legal names and addresses;
• Relationship and share of each participant’s interest in the Proposer’s entity and proposal; and
• If the Proposer is a subsidiary of a parent corporation or partnership, provide the legal name, principal office address, and state of incorporation or registration of the parent firm.

Letters of Intent from each firm comprising the project team expressing their intent and availability to perform the work.

Provide background profiles of the Proposer and each firm on the team including history of the firm, staff composition and availability, scope of services provided and technical capabilities.

Identify the location of the Proposer or prime firm’s field office and locations of all participating firm offices.

Define overall team organization and project management of the Proposer and firm(s) retained to do the planning, design, financing, construction, implementation and operation of the project. Identify and discuss responsibilities of the Proposer or firm that will serve in the lead or "prime" role.

Describe the individual role, responsibilities and scope of services of the Proposer and each participating firm.

Provide a minimum of (3) three references for projects similar in scope and intensity as the proposed project. Provide a current name, address and telephone number for each reference that was directly involved and can be contacted by the City.

Provide detailed resumes of the Proposer and principal team members, which include the following:

• Educational and technical training;
• Licensing and professional affiliations;
• Technical expertise;
• Work experience on similar project types; and
• Description of participation on representative projects requested herein.

Identify projects completed by the Proposer and development team, which are similar in scope and intensity to the proposed project. For each, provide the following:

• Brief narrative for each project identifying the type, location, size, cost, duration, role and scope of services provided;
• Photographs of each project listed; and
• Names, addresses and telephone numbers of the clients for each project who are authorized to respond to inquiries from the City.

(Note: If a participating firm is a branch office, indicate to what extent the projects listed were substantially completed by that office)

Provide a detailed summary of the following:

• List of related representative projects where construction administration was a principal provided service. Include a description of the scope of services provided for each project;
• Names, addresses and telephone numbers of client references for each project who are authorized to respond to inquiries from the City; and
• List of team members responsible for project construction administration.

Provide a written and signed statement from the Proposer’s principals providing the City with authorization to verify financial and other qualifications of the Proposer.

Proposers shall use this opportunity to demonstrate innovative design and implementation skills. Any plans may be conceptual in format but should accurately reflect the requirements of the Plan as well as the Proposer’s program requirements. The City encourages a proposal which clearly conveys the proposal’s underlying functional linkages, practical physical relationships, ability to work in the selected location and merits of the site/building design concept. Documentation should include a context and site analysis, program and design concept including the provision of access for pedestrians, vehicular traffic and service vehicles and the relation to or requirement for parking.

Design of the site and site improvements are guided by the City of Tampa’s Comprehensive Plan and Land Development Regulations. Proposers are encouraged to obtain a copy of such Regulations and the Comprehensive Plan.

Each Proposer shall submit a work program identifying major work phases and an overview of the work tasks required to finance, design, construct, implement and operate the project. The work program shall include a plan demonstrating how the work will be managed, coordinated and undertaken by the various members of the development team.

The work program shall also include a project schedule, which graphically depicts the estimated timeframe required to complete the anticipated work tasks. The schedule shall identify any events, which may increase or decrease the estimated timeframe and their potential impact on the proposed project schedule.

Each Proposer shall submit a preliminary financing package, including a preliminary budget, which defines how the project will be funded. Such financial package shall identify the total project cost and a breakdown between equity contributed, equity raised and debt financing, provide specific details on the source and availability of all funding components and identify special funding or land ownership issues that involve commitments by the City.

Each Proposer shall provide a description of how ownership of the project will be structured as follows:

Each Proposer shall provide a description of the firm or organization that will be responsible for operating and managing the project including the following:

• Discuss the form of the relationship to be established between the Proposer and the management organization (i.e., division or subsidiary of the Proposer, partnership, lease, management contract, etc.); and
• Provide a summary of the qualifications and experience of the proposed management organization, especially in regard to a project of similar size and characteristics.

After the announced deadline for submission of proposals, a Selection Committee will review all proposals. The Selection Committee will evaluate and rank each proposal based, in general, upon the selection criteria identified below and the extent to which each proposal fulfills the purpose of this RFP.

Following the evaluation and ranking of each proposal by the Selection Committee, the Proposer who submitted the highest ranked proposal will be advised of such ranking and that it has been selected to begin development negotiations with the City.

The criteria that will be used as a general guide to evaluate and rank the proposals includes, but is not limited to, the following:

• Qualifications of the Proposer and Development Team;
• Efforts to maximize density/intensity and mixed-use while providing for compatibility with the surrounding Tampa Heights neighborhood and Central Business District;
• Adequacy of management plan;
• Financial feasibility
• Extent to which public funding is minimized;
• Adequate work program and project schedule;
• Merits of the Proposer’s Conceptual Development Plan (and conformance with the Plan);
• Compatibility, connectivity and integration with the surrounding context (e.g., activities, structures, facilities, etc). An emphasis shall be the connectivity between the Hillsborough River and surrounding Tampa Heights neighborhood and Cultural Arts District;
• Employment opportunities created by the proposed project;
• The Proposer's plans for mitigating the impacts upon transportation, utilities, the environment, etc. caused by the proposed project; and
• Commitments, financial incentives or regulatory waivers requested of the City by the Proposer, which must be clearly stated in the proposal.

Within ten (10) business days from the date of the letter advising the selected Proposer of such selection, the City and the selected Proposer will begin development negotiations. At any time, with or without cause, the City may declare negotiations at an impasse and may commence negotiations with the next highest ranked Proposer, cancel this RFP or institute any other action authorized by law. No later than 90 days following the date of the commencement of such development negotiations, subject to extension by the City in its sole and absolute discretion, a development agreement shall be submitted by the selected Proposer to the City for consideration.