City of Hollywood - Johnson Street (Beach) RFP Process

Photo by Alan Maltz
(Johnson Street site is to the far left)

REMINDER - Cone of Silence

A. Stage I Process - Qualifications Round
    1.0 Official Johnson Street RFP
         Stage I deadline due on September 30, 2009 at 2:00 pm.
         One original and 12 copies to City Clerk's office, Room 221.
    1.1 Exhibit 1 - 2008 Phase I Assessment
     1.2 Exhibit 2 - 2008 Subsurface Exploration
     1.3 Exhibit 3 - Appraisal of 4-Acre Site
     1.4 Exhibit 4 - Appraisal of 1.3-Acre Site
     2.0 Addendum 1 to Stage I RFP
     3.0 Addendum 2 to Stage I RFP

     4.0 Additional Information Provided
     4.1 Garage Capacity Analysis
     4.2 Traffic Impact Analysis Part I
     4.3 Traffic Impact Analysis Part II
     4.4 External Permits
     4.5 Previous Project Reports
     5.0 Stage I Proposals Received
     6.0 Stage I Johnson RFP Interviews - Part One
     6.1 Stage I Johnson RFP Interviews - Part Two
     7.0 Stage II Proposers Announcement

B. Stage II Process - Detailed Development Information
    1.0 Official Johnson Street RFP - Stage II
         Stage II deadline due on February 18, 2010 at 2:00 pm.
         One original and 12 copies to City Clerk's office, Room 221.
    2.0 Addendum 1 to Stage II RFP
    3.0 Letter Received from one of the Proposers (Sheafor) withdrawing from process (Three developers remain)
    4.0 Addendum 2 to Stage II RFP
    5.0 Presentations - Evaluation Committee Meeting Notice
    6.0 Community Meeting Notice
    7.0 Notice of Intent to Award
    8.0 Stage II Evaluation Matrix
    9.0 Next Steps: March 15 Community Forum and April 7 Commission Consideration

C. Stage II Submittals
    1.0 Ocean Resort and Village by Planet Hollywood
    2.0 Margaritaville Resort at Hollywood Beach, LLC

D. Reports, Analysis and Evaluations
    1.0 Zoning Analysis
    2.0 Urban Design Evaluation
    3.0 Real Estate Consultant Evaluation
    4.0 Hospitality Consultant Evaluation

E. Stage II - Development Presentations
    1.0 Johnson street Beach Stage II Presentations   - 3.4.2010
    2.0 Johnson Street Beach Stage II Presentations, Part 2 - 3.4.2010

Upcoming Deadlines and Meeting Dates

Thursday, February 18, 2010 Stage II Proposals due 2:00pm in City Clerk's Office

Thursday, March 4, 2010 beginning at 9:00am Evaluation Committee Meets to hear Stage II Developer Presentation and Consultant Findings. Meeting will be in Room 219, public invited to observe but not participate. The meeting will also be taped and placed on City's website. Evaluation Committee is expected to forward a recommendation to the City Manager.

Monday, March 15, 2010 beginning at 6:00pm, City Hall Room 219 a Community Forum for Developers to share Proposals with the community, allowing for questions and answers. The meeting will also be taped and placed on City's website.

Stage II Next Steps

The Stage II Johnson Street RFP Evaluation Committee convened on March 4 to hear Developer presentations and to listen to City Consultant findings. After deliberations, each member scored the presentations based on the criteria provided in the City's RFP. These scores, along with the consultant reports and summaries from a March 15 Community Forum (where Developers will present to the Public and take questions -- 6:00pm, Room 219 in Hollywood City Hall), will be forwarded to the City Commission for the April 7th City Commission meeting. Following abbreviated developer presentations and after considering the information provided and Staff recommendations, the City Commission will be asked to authorize Staff to commence negotiations with one or both of the developers.

Community Meetings

Johnson Street RFP Community Meeting Minutes - June 16, 2009

Johnson Street RFP Community Meeting Minutes - June 18, 2009

Johnson Street RFP Community Meeting Presentation

Johnson Street Redevelopment Process

Members of the Hollywood, Florida City Commission (acting also in their capacity as the Beach CRA Board of Directors) have asked City Manager Cameron Benson for a recommendation as to how to proceed with the redevelopment of the Johnson Street property, a City-owned five (+) acre site strategically nestled between the Hollywood Beachfront and the Intracoastal within the Beach CRA boundaries.

While the City Commission is interested in securing a catalytic and viable public private joint venture redevelopment on the site, three previous RFP attempts have not resulted in a built project. It is important to note however that as a result of these efforts, numerous procedural issues have been addressed to ready the site for development, including the recent approval from the 21-member Florida Building Commission to allow beachfront construction east of the coastal construction control line at the same elevation as the recently improved historic Hollywood Beach Broadwalk.

A long term, 99 year, lease agreement with the City of Hollywood is envisioned.

A Beach Master Plan and specialized Zoning district codes are in place to guide redevelopment on this and other contributing sites along the corridor. While the state of the nation's economy has yet to rebound, targeted redevelopment projects may help spur such a rebound and therefore should not be delayed or postponed.

Because the City Commission is interested in moving forward as expeditiously (and appropriately) as possible, the Commission has authorized the City Manager to draft a two-step Request for Proposal (RFP) process. The benefits of a two-stage redevelopment process are many including the ability to solicit interest quickly, to encourage broad developer participation with minimal up-front time and entry cost, and to receive the widest range of concepts and possibilities consistent with desired goals.

The City's RFP announcement, which must first be reviewed and approved by the City Commission prior to dissemination, will include a statement of desired goals, an explanation of the proposed process and timelines, and detailed site information. Once the RFP has been officially issued, a Cone of Silence will be in effect preventing potential bidders from speaking with members of the City Commission or any RFP-related evaluation committee to be formed. A suggested, but not mandatory, site tour and preproposal conference will be scheduled prior to the RFP due date to allow potential teams to present questions to staff.

Stage I of the two stage process would be a qualifications round in which developers submit proposed team credentials, describe previous (and hopefully relevant) projects, and provide a brief discussion (two pages, no elevations) of the proposed concept.

Generally speaking, Stage 1 will require respondents to provide:

detailed qualifications (development track record of the entire development team proposed)
descriptions of representative development projects by the team (individually and collectively)
demonstration of ability to secure financing of large scale projects, and
preliminary program concept (mix, character and sizing of uses and phasing).

An interdisciplinary Evaluation Committee will recommend to the City Commission a short list of the most qualified developers based on weighted criteria included in the RFP. From that recommended list, the City Commission will then select the developers chosen to compete in the Stage II process.

Stage II submittals will require conceptual site plans and design elevations, market analyses, financial proposals and other detailed considerations that are costly and cumbersome to prepare.

The Stage ll RFP is expected to require:

preliminary design concept (preliminary site plan, massing, height, physical character)
preliminary feasibility and marketing analyses and financing plan;
preliminary environmental impact and traffic analysis;
preliminary proposed terms for lease of the site, and
preliminary project implementation schedule.

The Stage ll proposals will be accompanied by a cashier's check for $10,000 which will be refunded to unsuccessful proposers but will be nonrefundable to the successful proposer.

The Evaluation Committee will reconvene to hear Stage ll developer presentations and to receive staff and consultant findings. The Committee will then forward a recommendation (and/or ranking) based on the weighted criteria to the City Commission for consideration. After considering this recommendation, the City Commission will then select a preferred development team for negotiations.

Visitor Information

Visitor Information

Related Links

Fort Lauderdale-Hollywood International Airport
So close, the word "Hollywood" is even a part of the official airport's name. The Fort Lauderdale-Hollywood International Airport serves 21.4 million passengers per year and provides non-stop service to more than 55 U.S. cities and international service to Canada, the Bahamas, the Caribbean, Mexico, and South America. Carriers include: American Airlines, Air Canada, Continental Airlines, Delta Air Lines, Frontier, JetBlue, Northwest, Southwest, Spirit, and US Airways. Log onto www.broward.org/airport to see how this airport is taking off.
Port Everglades
Eighty per cent of the land area of Port Everglades is actually situated within the City of Hollywood. The total value of economic activity at Port Everglades surpasses $18 billion. Log onto www.porteverglades.net to learn more about the busiest cargo port in the world and one of the busiest passenger ports.
Hollywood Office of Tourism
The Hollywood Office of Tourism is the official tourism marketing organization for the City of Hollywood. Tourism is Hollywood's number one industry. In the course of a single year, millions of visitors to Hollywood will generate approximately $438 million in taxable sales, $30 million in state taxes and employ thousands of area residents. Last year, Hollywood accounted for $6.5 million or 16.04 percent of the total tourism tax collection in the Greater Fort Lauderdale region. Of the 31 cities in Broward County, Hollywood was number two, second only to Fort Lauderdale, in the contribution of tourist tax dollars to Broward County. Log onto www.visitHollywoodFl.org to get an idea of the many places to stay, things to do, ecoadventures to explore, events to experience, and more.
Hollywood Beach CRA
The Hollywood Beach Community Redevelopment District was created in 1997 and consists of 293 acres from Sherman Street south to the south property line of the Westin Diplomat Resort and Spa, and from the Intracoastal Waterway to the Atlantic Ocean. The CRA is funded through Tax Increment Financing (TIF). In 1977 an Amendment to the Community Redevelopment Act passed by the Florida Legislature authorized tax increment financing of community redevelopment projects within the Community Redevelopment Area. Funding for the CRA is determined annually and is in the amount of the increment. This is the portion of the tax revenues generated within the redevelopment area over and above the base year (1997). The 2.5 mile Broadwalk was funded through the increment and current projects include the undergrounding of utilities and streetscape improvements for an 18 block area. For more information, log onto www.HollywoodBeachCRA.org.
City of Hollywood Office of Planning
The City-wide Master Plan was created in 2001 which helps guide local development. To access this plan, along with a listing of current development projects and the Zoning and Land Development Code and other helpful information log on to http://www.hollywoodfl.org/comm_planning.
Hollywood, Florida National Cable Television Commercial

Previous Project Reports

Economic Roundtable Update (pdf)
Preliminary Technical Advisory Committee (TAC) Report (pdf)
Final Technical Advisory Committee (TAC) Report (pdf)
Technical Advisory Committee (TAC) Signoffs (pdf)
Planning and Zoning (P&Z) Report (pdf, 124MB)
Development Review Board (DRB) Report (pdf, 48.3MB)
Declaratory Statement from the Florida Building Commission (pdf)