|
A Model
Assisted
Living Community
Request for
Proposals
For:
Development
of public land along the Truman Waterfront under
long-term lease to Florida Keys Assisted Care
Coalition, Inc. (“FKACC”)
April
12, 2012
TABLE
OF CONTENTS
Part I - Advertisement: Request for
Proposals (RFP)
Part II - Overview and
Project Information
Part III - Submittal Requirements
Part IV - Evaluation Criteria
Part V - Terms and Conditions
Exhibits
PART I - ADVERTISEMENT:
REQUEST FOR PROPOSALS (RFP)
RFP Issue Date:
April 12, 2012
RFP Due Date: Proposals must
be received before 2:00 PM on June 15, 2012.
A MANDATORY site visit and
pre-proposal conference will be held at 2:00 P.M. on
May 15, 2012, in the
Florida Keys Eco-Discovery Center Meeting Room, 35 E.
Quay Rd., Key West, Florida.
Proposals must be delivered
to FKACC at 201 Front St., Suite 224, Key West,
Florida 33040 or mailed to FKACC to the attention of
Sandra Higgs, P.O. Box 1008, Key West, Florida,
33041-1008.
Only hard copy proposals will
be accepted. FKACC will not be responsible for any
delays in delivery of proposals. Proposals must be
clearly identified on the outside of the envelope as:
• RFP
• Florida Keys Assisted Care
Coalition, Inc.
• Master Developer Proposal
• Attention: Sandra Higgs
• From: (Proposing Firm name)
The complete Request for
Proposals will be posted on FKACC’s website, www.fkacc.org
. Addenda and other information will be posted on the
website throughout the solicitation process.
Proposing
firms are encouraged to monitor the website throughout
the solicitation process.
FKACC encourages
participation of minority/women business enterprises
and subcontractors.
Questions
are to be directed to Sandra Higgs, Coordinator, via
e-mail to fkacc99@aol.com
. Please review the information on the website prior
to submitting questions.
PART II - OVERVIEW AND
PROJECT INFORMATION
FKACC, a not-for-profit
501(c) (3) corporation, seeks a Master Developer to
develop a parcel of public land owned by The City of
Key West (contiguous to a potential second parcel
owned by The Utility Board of the City of Key West)
comprising approximately 3.32 acres of land on and
adjacent to former Navy property at Truman Annex, as a
retirement community consisting of approximately a
minimum of 70 assisted living units, with a potential
for a Phase II of another 70 independent living and/or
assisted living units, for a total of 140 senior
living units with the necessary components associated
with maintaining healthy lifestyles for seniors.
This project represents a
significant opportunity for a Master Developer to
design, build and operate at a minimum 70 assisted
living units of housing in Key West, on land that the
voters of Key West have approved to be leased to
FKACC, together with the potential of additional
facilities accommodating accessory uses on contiguous
land owned by Keys Energy Services, with substantial
benefits for the Master Developer, FKACC, the greater
Key West area, and Monroe County. The
City of Key West has expressed its willingness to work
with both non-profit and for profit entities, but
prefers an established non-profit operator.
This project is envisioned to
advance the retirement-housing objectives of FKACC,
the business objectives of the partners, and the needs
of elder residents of the greater Key West area. The project will provide
vitally-needed retirement housing through a
financially-sound mixed-income model designed for the
various financial segments of retirement-age Keys’
residents who do not require full-time nursing care. Accordingly, private
businesses must balance their business model with the
FKACC mission, as more fully set forth below.
The Master Developer will be expected to
support FKACC’s Guiding Principles for the project
(please refer to Exhibit A to this RFP).
FKACC
The mission of the FKACC is
to provide a model assisted and independent living
community in harmony with the Keys environment and
fully integrated within the surrounding community. In carrying out that
mission, FKACC raised funds for planning the project,
identified a suitable site, obtained dedication of the
land needed for the project, retained a consultant
experienced in creation and operation of
elder-care communities to produce a
feasibility and marketing study,
and secured voter approval of a referendum
authorizing the City of Key West to enter into a
99-year lease of City-owned land for the planned
retirement community. Please refer to FKACC’s
web-site, www.fkacc.org,
for additional information about FKACC.
Project Site
The housing
site within the planned retirement community will be
located on two contiguous parcels of land
(the “Residential parcels”) totaling
approximately 3.32 acres of vacant land located on the
former U.S. Navy Truman Annex, as depicted on the
attached survey. Adjacent
to the Residential parcels is a parcel owned by The
Utility Board of the City of Key West, consisting of
approximately .45 acres of land occupied by historic
masonry buildings, formerly housing electric
generating equipment. The Utility Board has given
conceptual approval for use of the “Utility Board
parcel” for accessory uses serving residents of the
retirement community and other senior citizens of the
City of Key West; however, the terms of a lease of
that parcel remain to be negotiated. See attached
Retained Area drawing dated March 11, 2011 and Utility
Board Resolution No.766 dated September 23, 2009.
(Exhibit F)
Existing
buildings (Utility Board parcel)
The masonry buildings located
on the Utility Board parcel are historic structures
that formerly housed industrial equipment.
Redevelopment of this parcel would require
preservation, rehabilitation and reuse of these
buildings,
coordinated with the Historical Architectural Review
Commission (“HARC”).
Site Conditions
The Master
Developer(s) will be responsible for determining the
environmental conditions, geotechnical conditions,
utility availability, storm water management plan,
applicable land use regulations, and ensuring
compliance of the development with any applicable land
use, concurrency and other regulations. Site
development must accommodate any existing sewer and
Navy water lines running through the Project Site. Additional site
information is included in the RFP Exhibits.
Partnership
objectives
FKACC’s objective is to
establish a mixed income Key West retirement community
providing quality housing and related
services for retirement-age Keys’ residents who may
require some assistance or care, short of full-time
nursing care. The community will offer two levels of
assisted care: basic and extended congregate.
The need for assisted-living housing was
demonstrated by an independent market study.
To meet that need, FKACC proposes an
assisted living facility, allocated among
low-moderate income and market-rate rentals. FKACC will assist the
Master Developer by helping to coordinate the public
and private efforts necessary to plan, finance, and
build the project. The
Master Developer’s ability to embrace FKACC’s mission
will be a significant factor in the selection process
ancillary benefit to this project. It is not FKACC’s
intent to change the private business model to the
extent that the housing could not operate in a
financially successful manner.
Parking
The
ability of FKACC to provide adequate parking for
residents was identified in the market study as an
important element of the project.
The Master Developer must identify the number
and location of parking spaces on the site plan
submitted as part of the response to this Request.
Lease
The
Residential Parcels will be leased to the
Master Developer under a triple-net lease, the terms
of which will be negotiated between the City and the
Master Developer. It is
anticipated that any lease shall be for a term of at
least 49 years with five 10-year renewal options
exercisable by lessee subject to an annual CPI rent
adjustment during each renewal term, and (b)
clarification of the affordability criteria (¶ 5.1) to
exclude from computation of maximum permissible rent
any charges for food and care provided to residents of
the facility. The Utility Board parcel, if and when
integrated into the Project, would be leased to the
Master Developer on terms to be negotiated, with the
assistance of FKACC, between
the Utility Board and the Master Developer.
FKACC anticipates that the length of the
Utility Board parcel lease would coincide with that of
the Residential Parcels. The
Master Developer must provide a detailed exit strategy
for implementation at the end of the lease terms, and
must provide a legally sufficient indemnification of
FKACC, holding FKACC, its directors and staff harmless
from and against any liability under the Lease.
Development Teams
Proposing firms may comprise
teams or joint ventures, will be known as (“Responding
Teams”), and may include subcontractors as needed, in
order to assemble the expertise requested for this
project. Prior experience in operating elder housing
is a major factor in determining the qualifications of
the proposing firm
PART III - SUBMITTAL
REQUIREMENTS
Proposal Format
Submissions are to be
organized in the order the “Submittal Materials” are
set forth herein, with each section and item number
labeled and tabbed to identify the submittal item for
which the information is being presented. Proposing
firms are cautioned to be full and complete in their
responses, without being overly elaborate. Supporting
materials, brochures, etc. are to relate to a specific
section, and be included in the applicable section.
Proposing firms are requested not to submit supporting
information that is not applicable to a specific
submittal requested. Submissions should include
information sufficient to provide for analysis
relative to the submittals requested and corresponding
evaluation criteria described in this Request for
Proposals.
RFP – Number of
Copies and Size
Hard copies of the
RFP response must be submitted. One original, so
marked, and fifteen (15) copies of the proposal are to
be submitted.
A
copy must also be submitted in electronic format on
a CD; the
format
shall be in Microsoft Word and the file saved in
PDF. Each
copy is to include all materials requested, as there
will be multiple parties reviewing the submittals. The
proposal may not exceed seventy-five (75) 8 ½ x 11
total pages, line spacing will be at least 11/2 lines;
the size of the font shall be 12 points (footnotes at
no less than 11 points and margins(left-hand,
right-hand, top, and bottom) shall be a minimum of 1
inch.
RFP Timeline
RFP Issued: April 12, 2012
Pre-proposal conference: May
15, 2012
Questions due: May 29,
2012
Proposals due: June 15, 2012
Evaluation of written
submissions: June 25, 2012
Evaluation Committee
meeting(s) to identify short-listed firms: June 28, 2012
Presentations by short-listed
firms: July 10, 2012
Evaluation Committee
meeting(s): July 11, 2012
FKACC Board Workshop: July
12, 2012
Discussions/negotiations of
proposal with invited firm(s), if needed: TBD
Evaluation Committee
meeting(s): TBD
Best-And-Final Offers due
from invited firm(s), if needed:
TBD
Evaluation of Best-And-Final
Offers, if such Offers are requested:
TBD
Evaluation Committee
meeting(s), if needed: TBD
Presentation to FKACC Board
of Trustees: TBD
Additional
discussions/negotiations with invited firm(s), if
needed: TBD
Recommendation to City of Key
West: TBD
Note:
Discussions with City or KES, and Evaluation Committee
meetings, may be scheduled as needed throughout the
evaluation process.
Submittal Materials
The Proposal is to include the
following information:
A)
Master Developer’s Relevant Experience
1. Similar
Projects: Describe responding team’s experience
developing similar projects. Describe in detail: a)
your three most recent projects; b) your three most
similar projects; and c) at least one long-term
project (i.e., greater than 3 years in
operation). Delineate responding team’s specific
capabilities and past experience in master planning,
designing, constructing, owning, managing, leasing and
underwriting housing projects with similar goals to
FKACC’s on this project.
2. Experience with
Public/Private Partnerships: Set forth
your project experience with public/private
partnerships. Describe in detail your experience
working with local municipalities, institutions, or
public agencies. In addition, describe your firm’s
experience with obtaining public-sourced economic
incentives on past projects.
3. Land Lease
Projects: Identify responding team’s experience
with ground leases.
4. Local
Familiarity: Describe responding team’s prior
experience with development projects in South Florida.
If you lack such experience, describe what actions you
would take to familiarize your team with the local
market conditions, and particularly the unique
characteristics of the Keys.
5. References:
Provide one (1) client reference from each of the
three (3) most similar projects undertaken by your
firm or members of the responding team. Identify the
contact information for each client reference’s most
senior project administrator. References should be
able to describe the performance of the responding
team regarding understanding and meeting the goals of
the client, cost control, leasing, design and
construction management, scheduling, and the overall
financial performance of the project.
B) Breadth and Depth of
Master Developer’s Services and Resources
1. Resources:
Describe your firm’s depth of resources, including a
description of professional staff in the region (or
outside of the region that will be available as
resources to this project).
2. Services
Available: Describe the full range of services
provided by your firm.
C) Proposed Development Management
Team
1. Responding
Team Personnel: Provide a separate resume for
each person with a key role on this project. Delineate
for each key team member his/her years of experience,
history on projects of a similar nature, tenure with
the firm, and area of expertise. Be extremely clear
and comprehensive regarding the person(s) who will
have primary, day-to-day project management
responsibility.
2. Team
Relationships: Provide an organizational chart
identifying the project team members who will be
assigned to this project.
3. Supporting
Firms: To the extent that your firm proposes to
out-source any services, identify how you will provide
all required services to successfully complete this
project. If you propose to include third parties on
your team, describe the relationship between or among
the firms, past project working experience, and
qualifications of such other firm(s), including
individual team members.
4. Equal
Opportunity: Please refer to the Equal
Opportunity information in PART V - TERMS AND
CONDITIONS OF THE RFP. Please
provide information about your firm’s
non-discrimination employment policies.
5. List any and all felony
convictions within the last 20 years rendered against
any proposer, any officer, director thereof, or any
related company.
6. A proposer that is a
licensed health care provider or other licensed entity
shall include any material negative finding or
sanction imposed by any licensing entity.
7. List any and all
outstanding civil penalties, judgments, and similar
decrees within the last 20 years against any proposer,
any officer or director thereof, or any affiliate or
related company.
8. List any failed financial
projects.
D) Development
Management Approach
1. Guiding Principles:
Describe how your firm will meet FKACC’s mission and
goals for the Retirement Community Project.
2.
Project Approach: Describe how your
firm will approach the overall management and
marketing of this project, addressing specific actions
during each major phase. Discuss how your firm will
involve FKACC in the decision process.
3.
Management Tools: Describe the
development management tools and systems that your
firm uses with similar projects (e.g.,
cost accounting, budget management, scheduling,
investment analysis, status reporting, action item
follow-up, project management, etc.)
4.
Project Schedule: Based upon your
experience with similar projects, provide a schedule
beginning at the point of selection and addressing the
following project phases: negotiation of the sublease
terms; design and permitting phase; construction phase
duration; and projected opening of the first and last
housing units. Describe your firm’s phasing and
absorption plan.
5. Tenant Mix: Describe your firm’s
approach for ensuring that the occupancy mix (i.e.,
low-cost, moderate and market rate) conforms to
FKACC’s description of
the project.
6. Master Plan: Provide an illustrative
master plan of your proposed project. The master plan
is to be a color-rendered drawing clearly showing
proposed building locations and sizes, land uses,
densities, access, storm water
facilities, open space features, parking and phasing.
Include a chart on the master plan that identifies
each building and indicates proposed use, gross square
footage, and phase. Also summarize parking by phase.
•
Graphically depict connectivity of the housing to
other facilities within the project, and linkage with
the adjacent residential community. FKACC is seeking
design harmony within the project, and connectivity
with the waterfront and the Truman Annex and Bahama
Village neighborhoods.
• The
master plan shall be in an 11” by 17” foldout format
included with the proposal. FKACC may
request
a digital, PowerPoint, and/or large-format hard copy
of the master plan at a future date.
E) Sustainable design.
The Florida Keys have the
highest utility (particularly water and electricity)
costs in the State of Florida. Design
features that reduce the project’s demand for
utilities are an essential component of the project. The proposal should specify
those design features and the anticipated level of
LEEDS certification for the community’s facilities.
F)
Project Financing
Provide your
firm’s proposed terms of the lease and of the
residents’ rent/payment structure, addressing each of
the following items:
1. Provide Primary Lease Term
and Renewal Lease Terms (if any).
2. Propose a Rent/payment
structure that will produce sufficient revenue
(supplemented by any grant or private contributions
obtained by FKACC) to meet FKACC’s goal of a constant,
predictable revenue stream sufficient to meet bond
obligations and operational costs.
3. Provide a clearly defined
project schedule that will provide Completion Dates
and Occupancy Date(s) for each portion of the project.
State measures that your firm will take to ensure that
the Occupancy Date(s) is achieved.
4. Provide a breakdown of how
the project will be funded including:
4.1
Amount of external investment (grants, private
contributions) required
4.2
Amount of debt required
4.3
Sources of funds
4.4
Experience in obtaining such financing.
5. Provide a condensed
proforma for the project, addressing your firm’s
estimate of the development cost, operating and
maintenance costs.
G) Additional Features or Services
Provide information regarding
any additional features, services or concepts that
differentiate your proposal and/or service abilities
from other providers. These should be features,
services or concepts that do not fit within any of the
other submittal items but which would add additional
value or enhance the overall project or the
relationship between the Master Developer (s) and
FKACC. These may be presented as part of the proposal
or as optional alternates.
H) Additional
Information and/or Clarifications
FKACC reserves the right to
request additional information and/or clarifications
to supplement the original proposal submittal.
Further, FKACC may request supplemental written
information to clarify verbal presentations and
interviews with the short-listed Master Developer(s).
FKACC reserves the right to waive irregularities and
technicalities and to request re-submittals or revised
proposals.
Certification
Form
Include with the Submittal
Materials, a completed Certification Form, in the
format provided below:
Certification Form
Submitted by:
________________________________________
________________________________________
________________________________________
________________________________________
(Name and address of firm)
________________________________________
(Authorized Person’s signature)
________________________________________
(Printed/typed name of Authorized
Person)
________________________________________
(Telephone number)
________________________________________
(Facsimile number)
________________________________________
(Email address for correspondence)
PART IV - EVALUATION
CRITERIA
It is FKACC’s intent to determine,
by evaluation of the responses to this Request,
the best overall Master Developer and to
terminate its existing 99 year lease conditioned upon
execution of a new lease between the City of Key West
and that Master Developer. In making its
determination, FKACC will give
due consideration to written RFP responses and all
supporting information provided, the success of
presentations and interviews with FKACC’s
representatives, and the financial considerations of
the proposed development.
FKACC
seeks the proposing firm’s best proposal with the
initial submittal. However, FKACC may enter into
discussions/negotiations for modifications of the
proposals and/or request Best-And-Final Offers as many
times as necessary and from whichever firms it
selects, but is not obligated to do so. FKACC may make
its determination of the best overall Master Developer at any point in any
phase of the selection process, without going to the
next phase of selection. FKACC may also remove
proposing firms from consideration at any point during
the process outlined above in PART III - SUBMITTAL
REQUIREMENTS
RFP responses are to address each
of the Submittal Requirements listed herein. Listed
below are the criteria that will be used to evaluate
the RFP responses.
FKACC will consider the following
key criteria in the selection process, listed in order
of importance:
1. Development Management
Approach, with specific emphasis on FKACC’s
Guiding Principles
2. Project Financing
3. Evidence of Financial stability.
3. Master Developer’s Relevant
Experience
4. Project design and operational
features
5. Proposed Development Management
Team
6. Breadth and Depth of Master
Developer’s Services and Resources
7. Additional Information and/or
Clarifications, as may be requested by FKACC
8. Additional Features or Services
PART V - TERMS AND
CONDITIONS OF THE RFP
Definitions
Responding firms are referred
to as “Master Developer”, “Responding Team”,
“Responding Firms”, “Firms”, and related terms, used
interchangeably, and shall be defined as the entities
providing a response to this RFP.
General Information
This RFP will in all cases be
evaluated as a Request for Proposal and will not be
evaluated as a “Bid” that is awarded solely on the
basis of price or other dollar value.
Communications
Regarding this RFP
All communications regarding
this Request for Proposals are to be directed to
FKACC’s Coordinator as described in PART I -
ADVERTISEMENT: REQUEST FOR PROPOSALS (RFP). No FKACC
Board members or other representatives are to be
contacted.
Delivery of RFP Response
The proposing firm is
responsible for delivery of the RFP response, as
outlined herein in
PART I - ADVERTISEMENT: REQUEST FOR
PROPOSALS (RFP).
FKACC will not be responsible for delays
caused by the United States Postal Service, private
courier service, or other delay caused by any
occurrence. Hard copies of the RFP response must be
submitted. Offers by telephone, facsimile, email, or
telegram will not be accepted. If using an express
mail service, be sure to use FKACC’s street address
and zip code - DO NOT USE P. O. BOX number and ZIP
CODE.
The RFP
due date is firm. Late proposals will be returned to
the proposing firm unopened, and marked “This proposal
was received after the time designated for the receipt
and opening of RFP’s.” Responding firms will not be
allowed to withdraw or modify their proposals after
the opening time and date unless invited to do so by
FKACC. Upon becoming public information, RFP files may
be examined during normal working hours, by
appointment.
Coalition’s Privileges
FKACC
reserves the right to accept or to reject any or all
proposals and to make the award to the proposing firm,
who in the opinion of FKACC will be in the best
interest of and/or the most advantageous to the
intended residents of the Community and of the public. FKACC reserves the
right to reject the proposal of any proposing firm
which has previously failed in the proper performance
of an award or to deliver on time contracts of a
similar nature or which is not in a position to
perform properly under this award. FKACC also reserves
the right to evaluate proposing firm’s performance
based on any references which FKACC may request from
other entities. FKACC reserves the
right to inspect all facilities built or operated by
proposing firms in order to make a determination as to
the foregoing. The proposing firm’s costs in
responding to this RFP are theirs alone, and FKACC
does not accept liability for any such costs.
Right to Waive and/or Request Revised
Proposals
FKACC
reserves the right to waive irregularities and
technicalities and to request re-submittals or revised
proposals.
RFP Errors
It is the proposing firm’s
responsibility to immediately notify FKACC’s
Coordinator, as listed herein in PART I -
ADVERTISEMENT: REQUEST FOR PROPOSALS (RFP) of any
error in the RFP submittal discovered subsequent to
the due date.
Conflict of
Interest
Each proposing
firm must disclose with its proposal
the name of any officer, director or agent who is also
an officer or director of FKACC.
Further, each proposing firm must
disclose the name of any Coalition officer or director
who owns, directly or indirectly, an interest of more
than five per cent (5%) in the proposing firm, its
subsidiaries, branches, or parent company.
Protests
Any protest concerning any
claimed conflict, defect, unfairness, or ambiguity in
this RFP must be filed within 72 hours following
receipt of this RFP. Any protest concerning the award
procedures, or intended award must be filed within 72
hours following notice of FKACC’s intended decisions
concerning selection of the successful proposing firm.
Failure to file a protest within the time prescribed
in this paragraph shall constitute a waiver of the
right to contest the provisions of the RFP or of
FKACC’s decision or action.
Inspection of Sealed Proposals
Sealed proposals received by
FKACC pursuant to requests for proposals are exempt
from public inspection until FKACC gives notice of a
decision or intended decision, or ten (10) calendar
days after proposal opening, whichever is earlier. RFP
files may be examined during normal working hours by
appointment with the FKACC Coordinator.
Public Records
Any material submitted in
response to this RFP will become a public document
pursuant to Florida law.
This includes material which the proposing firm might
consider to be confidential or a trade secret. Any
claim of confidentiality is waived upon submission
effective after opening.
Legal Requirements
Federal,
State, County and local laws, ordinances, rules, and
regulations that in any manner affect the items
covered herein apply. Lack of knowledge by the
proposing firm will in no way be a cause for relief
from responsibility.
Contingent Fees
The proposing firm warrants
that no person or selling agency has been employed or
retained to solicit or secure a contract herewith for
a commission, percentage, brokerage or contingent fee,
excepting bona fide employees or bona fide established
commercial or selling agencies maintained by the
proposing firm for the purpose of securing business.
For breach or violation of this warrant, FKACC shall
have the right to annul any resulting contract without
liability or, in its decision, to deduct from the
contract price without consideration or otherwise
recover the full amount of such commissions,
percentage, brokerage or contingent fee.
Equal Opportunity
FKACC encourages the
participation of local providers and
Minority/Women Business Enterprises (M/WBE), in
all contracts, subcontracts and joint ventures
associated with this project. No person or firm shall
be excluded from participation in, denied the benefits
of, or otherwise discriminated against in conjunction
with the awarding and performance of any FKACC
procurement on the basis of race, color, religion,
national origin, age, sex, disability, sexual
orientation, or marital status.
FKACC is committed to
actively soliciting bids from businesses owned by
minorities and women as well as from businesses that
make good faith efforts to provide business
opportunities to subcontractors that are owned by
minorities and women. FKACC strongly encourages
women-owned and minority business enterprise
participation in this project.
Additionally, FKACC
encourages all proposing firms to make a good faith
effort to provide opportunities to women and
minority-owned businesses and to commit a portion of
the contracted amount to capable M/WBE businesses. FKACC does not require,
however, a percentage of M/WBE’s participation for
this project.
Public Entity
A
person or affiliate who has been placed on the
convicted vendor list following a conviction for a
public entity crime may not submit a bid on a contract
to provide any goods or services to a public entity,
may not submit a bid on a contract with a public
entity for the construction or repair of a public
building or public work, may not bid on leases or real
property to a public entity, may not be awarded or
perform work as a contractor, supplier, subcontractor,
or consultant under a contract with any public entity
in excess of the threshold amount provided in Section
287.017, for CATEGORY TWO for a period of thirty-six
(36) months from the date of being placed on the
convicted vendor list.
Right to Select
More Than One Master Developer
FKACC
reserves the right to select more than one Master
Developer under this RFP and/or modify the scope of
services to be provided by any Master Developer(s)
engaged under this RFP.
Non-Exclusivity of Development Management
Team Members
FKACC
desires the ability to switch team members, supporting
firms, subcontractors, tenants or other participating
entities from one submitting firm to another or to
replace proposed team members, supporting firms,
subcontractors, tenants or other participating
entities with Coalition-selected consulting firms,
subcontractors, or other participating entities.
A condition of FKACC
accepting proposals will be that the proposal contains
no exclusive agreements between the submitting firm
and any team members, supporting firms,
subcontractors, tenants or other participating
entities regarding this project.
FKACC reserves the right, however,
to consider, in its sole discretion, submissions that
include exclusive relationships, provided that the
relationship is ongoing and there is a history of
substantial projects completed under the agreement.
Any pre-existing agreements relating to exclusive
relationships between team members, subcontractors,
lessors or other participating entities must be fully
documented in the proposal. Such documentation must
include past examples of projects completed under the
agreement.
Best and Final Offers/Negotiations
FKACC
reserves the right to enter into negotiations with one
or more proposing firms regarding the terms,
conditions, finance and any other elements of the
proposals submitted as well as to request best and
final offers from one or more firms as part of the RFP
process.
Use of Information Provided by FKACC
FKACC provides the attached
information for use by the proposing firm in gaining a
preliminary understanding of the project. It is the
proposing firm’s, and ultimately the Master
Developer’s, responsibility to perform its own due
diligence to obtain and verify the current and
accurate information for this project.
Exhibits
List of
Exhibits provided with this RFP:
A. FKACC statement of Vision,
Mission and Guiding Principles.
B. Truman Waterfront Key West, FL
Assisted Living Site Plan
C. 99
Year Lease between the City of Key West and the FKACC
D. Project
Timeline
E. Attached
is a draft lease that was in the process of being
finalized; other terms maybe available to a newly
selected developer. This
draft lease will not necessarily be appropriate for a
non-profit organization. The
document is being included to provide a reference as
to the lease that will have to be agreed to between
the City and the developer.
F. Retained
Area drawing dated March 11, 2011 and Utility Board
Resolution No.766 dated September 23, 2009.
Exhibit
A
Exhibit
B
Exhibit
B1
Exhibit
C
Exhibit
D
Exhibit
E
Exhibit
F
Proposed
lease KW assisted Living
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