REQUEST FOR QUALIFICATIONS

FOR

CITY OF BOYNTON BEACH

TOWN SQUARE REDEVELOPMENT

RFQ # XXX-XXXX-16/

REQUEST FOR QUALIFICATIONS

FOR

City of Boynton Beach

Town Square Redevelopment

DRAFT -15 September 2016

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I. INTRODUCTION

The City of Boynton Beach is located in southeastern Palm Beach County and is a principal city of the

Miami-Fort Lauderdale-West Palm Beach, Florida Metropolitan Statistical Area, which has an

estimated population of about Six Million. The City’s population in 2015 was an estimated 74,000

according to Census estimates. The City encompasses 16.25 square miles and is bisected by I-95. It is

bordered to the north by Lantana and to the south by Delray Beach. The City has a Mayor-

Commissioner form of government.

The population of Boynton Beach grew by 20.5% between 1981 and 2015. The majority of the City’s

housing stock (40%) consists of 1-unit detached homes. Sixty-four percent (64%) of occupied housing

is owner occupied. In 2016, the Median Sales Price was $205,000, and the Median Rent per Month was

$2,000, according to trulia.com.

There is a lack of middle-density1 housing available. Approximately 70% of the housing stock in

Boynton Beach was built prior to 1990.2 The City encourages increased densities, particularly for the

Town Square development site. The City Development Department has undertaken an extensive

planning and re-zoning review, and will recommend to the City Commission planning and zoning code

amendments to encourage development by allowing additional density.

The City is seeking to work partner a private Proposer to redevelop approximately 16 acres in its core

as a new, pedestrian friendly downtown with civic and cultural facilities and private mixed-use

development.

This RFQ outlines the City’s objectives and a two part process for selecting the private Proposer with

whom it will negotiate a public-private development contract.

1 Middle density refers to apartment units in four- to six-story buildings.

2 All information in this section comes from the research done for the City of Boynton Beach 2016-2021 Economic Development Strategic Plan, dated June 28, 2016; and from the Development Atlas of The City of Boynton Beach, dated 2013.

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II. OVERVIEW & CITY OBJECTIVES

A. Overview

1. Project Description The City of Boynton Beach is seeking a Development Partner to develop a new Town Square including mixed use private development and an arts and cultural district. In addition the Proposer will design, build and potentially operate a new City Hall, Police HQ, Civic Building and a downtown Fire Station #1 which meets the City’s specifications. The City will make two properties available for the development of the municipal facilities and private development within the Town Square property. Other requirements of the development include: A pedestrian friendly downtown that encourages people to walk rather than ride between destinations, adaptive reuse of a historic High School building and retention of the Schoolhouse Children’s Museum and Public Library. It is anticipated that the Development Partner and the City will enter into business agreements, with the Proposer leasing the municipal facilities to the City on a long term lease at a rent that takes into account the value of the land for mixed use development that will be conveyed to the Development Partner. The City and/or the City’s Community Redevelopment Agency (CRA) may convey the land to the Proposer per Florida statute.

The Town Square Property is bounded by East Boynton Beach Boulevard, North Seacrest Boulevard, SE 2nd Avenue, and SE 1st Street in Boynton Beach, Florida. The site is located approximately one half mile from the Intracoastal Waterway, and one mile from the beach. The Quantum Park site is located on High Ridge Road and Gateway Blvd adjacent to the I-95 interchange for Gateway Blvd.

2. Administration of this RFQ This RFQ will be administered in two phases, RFQ Part I and RFQ Part II. Part I is design to identify Proposers with the qualifications and experience to deliver projects of this scale. The top three ranked Proposers after Part I will be invited to respond in the Part II process. Upon review of Part II responses, the City will select a Proposer.

3. Submission Requirements: Project Team RFQ Part I submissions include but are not limited to details on the applicant such as previous project experience, personnel background, and team structure, as well as identification of the proposed team, and financial capacity. RFQ Part II submissions will include conceptual plans, schedules and financial structures.

4. Eligibility and Selection Criteria

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a. RFQ Part I - Proposers will be eligible if they can demonstrate comparable project experience and financial capacity. A selection committee will rank Proposers based on criteria as weighted in Section VI below. The evaluation criteria relate directly to the submission requirements. The City may request oral presentations as part of the Part I evaluation.

b. RFQ Part II – The City anticipates a short list of up to three Proposers that will be

asked to respond to the RFQ Part II. The selection committee will rank the shortlisted Proposers based on the criteria as weighted in Section VI below which include the Proposers conceptual development plan and conceptual financial package offered to the City. The City will require oral presentations and will complete the ranking after these presentations.

B. Objectives:

1. The City of Boynton Beach, Florida seeks to engage a Development Partner to help it

achieve the City’s dual objectives:

a. Create a vibrant, memorable and resilient downtown with mixed-use development, including residential and retail, as well as civic functions, to create a Town square. This Town square would also establish an Arts and Civic District that anchors Main Street (Ocean Avenue) and integrates it into Boynton Beach Boulevard. This District will define the City’s downtown corridor, and will have a definitive impact in the long-term economic resilience of the City.

b. Upgrade civic infrastructure, within an area over 16 acres in size, that is either obsolete or planned for relocation. More specifically, replace City Hall, Police Headquarters and a Fire Station #1 currently located on the Town square property, either elsewhere on that property or on another City owned or private parcel.

Linking these objectives will allow the City to “free up” the land currently being used as a City Hall, Police HQ and Fire Station #1 to maximize private development while enhancing public use of the area. The expectations of this approach are to generate a significant portion of the funding needed for the construction of a new City Hall, relocation of the existing Police HQ and downtown Fire Station #1, and rehabilitation of the old high school for private or civic uses.

2. The Development Partner will propose ownership and leasing structures to redevelop the Town square property for revenue-generating uses consistent with the City’s objectives to create a Town Square.

3. As part of the business arrangement, the Development Partner will develop municipal facilities: City Hall, Police HQ, Civic Space and Fire Station #1.

4. The Development Partner will provide a financial package using the value of the land and private development. This opportunity will allow a funding mechanism to construct civic buildings and meet the City’s goals. The City understands that there

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will be additional costs to the budget to fund the municipal portion of the project but is seeking to maximize the value of the land, increased tax base and other funding mechanisms to offset this cost so millage rate increases may not be required.

5. The Proposer may also operate and maintain the civic facilities if it is in the best interest of the City.

III. PROJECT AND PROPERTY DESCRIPTION/SCOPE OF DEVELOPMENT

A. Location – The City will provide two properties that may be used for development and to

achieve the City’s objectives:

1. Town Square Property – The project site is bounded by East Boynton Beach Boulevard, North Seacrest Boulevard, SE 2nd Avenue, and SE 1st Street in Boynton Beach, Florida. The site is located approximately one half mile from the Intracoastal Waterway, one half mile from I-95 and one mile from the beach. The site is largely surrounded by single-family homes. Boynton Beach is one hour by car from Miami, and in close proximity to West Palm Beach and Boca Raton, Florida. It is also within 10 miles of Palm Beach International Airport.

2. High Ridge Road Property – The site is bound by Gateway Boulevard, High Ridge

Road, and I-95. The southern boundary is a parcel currently occupied by Boynton Beach Fire Station #5. The site is in close proximity to residential, commercial and light industrial uses.

3. Other Properties – The City is open to the Proposer bringing in other pieces of

property owned by the City, or private properties within the city.

B. Town Square Property

1. Site Description a. Site – The site is approximately 16.5 acres including interior roadways. It spans

four city blocks and has over 3,800 linear feet of frontage. Approximately 1,950 SF of this frontage is on arterial roadways.

b. Buildings and Parking – Existing buildings on the site include the Boynton Beach City Library, which was recently renovated and must remain, the Old High School, which must remain but may be repurposed by a Proposer, as well as the Schoolhouse Children’s Museum, which must also remain complete with its use. The Art Center, Civic Center and Madsen Center functions may be moved, some possibly into the Old High School building. The City currently leases space to a community theater and would prefer to continue if possible. The Boynton Beach Police Department and a Fire Station and City Hall are currently located on this site as well. The buildings may be demolished, but the uses must be replaced, either on-site or on another property the City owns or may be acquired by the Proposer. The Park Lane apartments are located

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adjacent to the site, but are not owned by the City. Other options may be considered for relocation of current functions located on site.

c. Historic and Preserved Resources – The Old High School is listed on the City of Boynton Beach Register of Historic Places (Local). Any required alteration to exterior facades will be subject to review through the City’s standard review process. The City also encourages preservation of interior elements as reasonably possible, particularly the gymnasium. Additionally, there is a list of five (5) trees on site, as found in Appendix B, that are shown as the City’s preferred preservation.

2. Site Potential – The City of Boynton supports sufficient density to cover a major

portion of the costs of replacing City Hall and the associated uses, as well as additional requirements described in the section below.

3. Zoning– The site is currently zoned for Public Usage and Recreation. It is adjacent to Residential Single Family and Multifamily areas as well as a strip of Neighborhood and Community Commercial. New land use and zoning has been proposed under the CRA plan, and will be initiated by the City. This proposed new zoning is to change the entire district to Mixed-Use Medium land use designation. This contemplated re-zoning allows for 40-50 dwelling units per acre, and a maximum height of 75’. TOD Bonuses may be achieved for height and density. When rezoned, both residential and commercial land uses will be permitted. Land use and rezoning are subject to City Commission approval through a public hearing process. The City will initiate any required land use and zoning changes that are required for the project. See Appendix A for Town Square Proposed Zoning information.

4. Development Guidelines – Guidelines for Town Square development include:

a. Consolidate civic uses into one building (possibly in Old High School or new

building);

b. Adaptive reuse of the Old High School;

c. Creation of space for civic uses including an auditorium (approximately 15,000 to 20,000 SF), either within the Old High School or in a new building;

d. Creation of a public event lawn, amphitheater, and public gathering space;

e. Create green space/event areas and place making elements (interactive water feature/play area) while preserving tree canopy. Kaypok and Banyan Trees will require specific attention; an aerial showing trees for preferred presentation is attached as Appendix B;

f. Activate Ocean Avenue by providing mixed-use/retail opportunities within public buildings;

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g. Create/enhance on-street parking along all City streets and Seacrest Boulevard;

h. Improve visibility and access to new Cultural District, as defined in the CRA consolidated plan as being bounded by Seacrest Boulevard to the west, N.E. 1st Avenue to the north, the FEC Railway to the east, and S.E. 2nd Avenue to the south. Development should also improve visibility and access to new buildings;

i. Improve access and circulation to Library’s parking lot;

j. Build entrance/gateway features at Ocean and Seacrest;

k. Create a safe, walkable, mixed-use environment;

l. Enhance pedestrian connectivity between City Hall, Library, and public spaces;

m. Tree Preservation Guidelines indicate trees that should receive serious consideration for retention. Attached as Appendix B for the Proposers use.

C. High Ridge Road Property

1. Site Description

a. Parcel – The parcel is 5.46 acres and is rectangular in shape.

b. Buildings and Parking – The site is currently a vacant lot, and has no improved buildings, driveways or parking at this time

c. Additional site information – The site will not be permitted to have direct access to either Gateway Boulevard or the I-95 ramp on which it fronts

2. Site Potential – There are no easements or restrictions on the site. The site may be

used for office, commercial and/or light industrial uses. The Quantum POA (ARC) has a review process that will be required for any development on this site.

3. Zoning – The zoning classification for this site is for a Planned Industrial Development

(PID). Future land use designation is for institutional uses for the City of Boynton Beach, though most types of light industrial, commercial or offices uses would likely be approved.

D. City Facilities On Site, Future Needs and Proposer Requirements

1. City Hall - Is currently comprised of 53,112 square feet. Because the interior space is inefficient, a future City Hall may be reduced to approximately 50,000 square feet, and must meet all applicable building codes. The new City Hall should be located away from Boynton Beach Boulevard, but remain within the Town square boundary.

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2. Public Safety - The Proposer must provide solutions for the relocation of the Police HQ and Fire Station #1. The Proposer may propose other possibilities for the relocation of these services, such as those noted in Section III.G., below.

a) Police Facility - The existing Police Facility is 18,354 square feet, which is inadequate for its needs. A new, modern facility must be created as part of this project. Proposers should assume a new facility of approximately 60,000 square feet, and must meet all applicable building codes.

b) Fire Station #1 – Fire Station #1 shall be re-located outside of the Town Square boundaries. The City will consider relocation to any land parcel within the proximity of the existing Fire Station #1. The land parcel size for Fire Station #1 is recommended to be a minimum of 1.75 acres in size with access onto, or no further than 500 feet from an arterial roadway.

3. Old High School – The City Commission wishes to provide adaptive re-use of this

facility. The building contains 28,536 square feet, including a 6,000 square foot gymnasium that can accommodate a wide variety of uses. This building is on Boynton Beach’s Register of Historic Places. This building has not been used in over 20 years and has fallen into disrepair. Proposers shall carefully consider the existing building condition and the requirements necessary to renovate this structure according to current building codes. The Old High School must be retained. The Proposer may rehabilitate or remodel the building to house civic functions, keeping the façade, or the Proposer may recreate historic portions of the school if required to meet current building codes or to provide functionality of the civic uses.

4. Civic Center – The Civic Center, located at 128 E. Ocean Avenue was constructed in 1962. It comprises 9,772 square feet with its primary focus on programs in the auditorium. The City believes these public services can be relocated to the Old High School with emphasis on gymnasium re-use. The underlying land of the existing Civic Center will be available for redevelopment, either for public use, private use, or a combination.

5. Art Center – The Art Center, located at 125 S.E. Second Avenue was constructed in 1992. It comprises 6,642 square feet with its primary focus on after school programs, summer and specialty camps, pre-school learning programs and arts classes. The City believes that public services can be relocated to the Old High School with emphasis on re-use and/or renovation of either office spaces or areas beneath the gymnasium. Separation of many of these child-related activities from other public or adult uses is critical in order to maintain after care licensing and also to ensure child safety. The underlying land of the existing Art Center will be available for redevelopment, either for public use, private use, or a combination.

6. The Madsen Center – The Madsen Center, located at 145 S.E. Second Avenue was constructed in 1962. This 2,996 square feet building and property has historically provided shuffleboard programs. Recently, the building has been leased by a local not-for-profit community theater. It is desirable, if practical, to provide theater space in Old High School or other civic buildings. As such, the underlying land of the existing

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Madsen Center will be available for redevelopment, either for public use, private use, or a combination of both.

7. Public Library – The Public Library, located at 208 S. Seacrest Blvd, was constructed in three phases with the most recent occupancy in 2009. This 57,500 square feet structure is proposed to remain in place and be incorporated into the Town Square project. Design emphasis shall be placed on Town Square external and internal way-finding in order to better identify the building entrance location to the public. The City would contemplate connectivity of the Library to a new City Hall in order to maximize use of available land and also to share internal building amenities. City Hall security issues should be taken into consideration. Separation of evening programming would be a critical site, and internal, design component.

8. Children’s Schoolhouse Museum – This historic school was built in 1913 and renovated in 1998. In 1994 the building was added to the National Register of Historic Places. This building is 8,288 square feet and is greatly valued. This structure must remain in the Town Square area.

9. Kid’s Kingdom, Playgrounds, and Open Space – The existing Kids Kingdom playground, built in 1996, is a wooden and concrete structure located behind the Schoolhouse Children’s Museum. The structure was built largely by community volunteers and is a local source of pride to many. The structure is at end of life and replacement is necessary. The Kids Kingdom playground is considered a valued adjunct to the Children’s Museum and thus it is the City’s preference that the playground be located in close proximity to the museum, and should measure approximately 15,000 SF.

E. Parking Requirements – City of Boynton Beach parking requirements to be provided by Development Partner:

1. Parking & Way-finding – the success of the Town Square project largely depends upon

parking availability and way-finding. All parking shall confirm to the City’s Land Development Regulations. Shared parking concepts are encouraged. However, government services often present unique parking demands that are not necessarily incorporated into parking demand models. Consideration must be given to the following:

A. City Hall/evenings. Most notably there is demand for parking during evening meetings at City Hall so this demand should be considered when shared parking calculations are used.. There should be, at minimum, 150 parking spaces identified for evening use at City Hall. The spaces shall be in close proximity to City Hall. Accessible parking availability to City Hall is mandatory. Creative parking strategies are encouraged in order to account for night meetings.

B. Police Facility. This is a unique facility and requires careful design consideration in the Town Square project. There shall be a minimum of 185

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secured parking spaces and 70 shared public spaces. Access control to the secured parking spaces is a critical site planning consideration.

C. City Hall/daytime. Aside from routine daily functions at City Hall, there are often Code Compliance Magistrate meetings, County meetings, and other large meeting during the work day. Additional parking over and above normal daytime City Hall parking allocation shall be provided. Based on historical use, there may be a need for an additional 50-75 spaces.

D. Library. The Library often hosts evening meetings in the program room simultaneous to normal Library operation; therefore the parking plan must address this use.

E. Schoolhouse Children’s Museum. This facility often hosts school groups. As such, a short term bus parking location must be considered. Other parking can be shared but should be located to minimize pedestrian crossings on the public right of way.

F. Old High School. Interior uses will exhibit a wide variety of parking demand. Most Art Center programs, relocated to this structure, will present very minimal parking demand. However, Civic Center programs often currently present high parking demand and this will continue into the future. Parking demand for peak events can exceed 100 spaces and this demand can be simultaneous to other City Hall and Library activities.

F. Density and Zoning – The density calculations are for the entire site. Therefore, the density

that cannot be achieved on the library portion of the site may be transferred to developable parcels. There are specific rules within the zoning for how to calculate density in a mixed-use zone.

G. Other property that can be considered for Fire Department and Police Department – For relocation of the Fire Department, the Development Partner can identify another property within a boundary to be established by the City. The Police Department may be relocated anywhere within the City of Boynton Beach. The following represents a list of potential sites for these relocations.

1. 711 N. Federal Highway (Former Amerigas Site) – This is a CRA owned site that was

purchased for redevelopment. The site has been reviewed and could be utilized for a new Fire Station #1.

2. 400-498 NW 14th Court (Rolling Green Wastewater Plant Site) – This is a City owned site that is currently used for solid waste container storage and a variety of other storage needs for the City. The site is approximately 9.5 acres of which 3 acres should be reserved for the current uses. If the site is used for a new Police Station, separate access must be provided through the South Florida Water Management District right-of-way along the C Stanley Weaver Canal to Seacrest Blvd along with landscaping and barrier walls to protect the Rolling Green neighborhood.

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3. Other – Proposers may propose other properties not mentioned in this RFQ for

relocation of the Fire Station #1 and the Police HQ

IV. PROCUREMENT/ SELECTION PROCESS/DELIVERY PROCESS

A. RFQ Part I –Part I of the RFQ is designed to allow the City of Boynton Beach and the selection

committee to assess the qualifications of potential Development Partners to develop a project of this scale and complexity. The City of Boynton Beach anticipates that it will select a shortlist of three Proposers. Only the shortlisted Proposers will be qualified to respond to the RFQ Part II, as described below. The RFQ Part I process will identify Proposer Qualifications, Financial Capabilities, and Past Project Experience. Detailed submission and selection requirements are found below.

B. RFQ Part II – The objective of the RFQ Part II is to select a preferred Development Partner in order to both create a new town square on the site, as well as to provide the required facilities for the City. The short-listed Proposers must submit an approach and concept plan, show compliance with the City’s requirements as outlined in this document, and provide conceptual schedules, plans, and financial structure package. Detailed submission and selection requirements are found below.

C. Phase I Project Delivery- The City will negotiate a Phase I contract with the selected

development team which will include the costs to prepare 30% construction plans and a Guaranteed Maximum Price (GMP) for the City’s costs for the new municipal infrastructure. The City will reserve the right to either accept or reject the GMP. If the City rejects the GMP, all of the work produce will be owned by the City and the City will move to the second ranked team to continue the process in accordance with Florida Statutes.

D. Phase II Project Delivery – Once the parties have executed a Project Agreement, the Project will proceed in accordance with the terms and conditions of such agreements. See Sample Contract in Appendix C.

E. Competitive Selection Timeline and Schedule Milestones TO BE ADDED

F. Instructions to Proposers TO BE ADDED