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    Request for Proposals #05-03-06

    Sale and Conversion of

    Waldemere Medical Plaza

    Issued by the Sarasota County Public Hospital Board

    on behalf of Sarasota Memorial Hospital

    Sarasota, Florida

    This Request for Proposals is offered by:

    Sarasota Memorial Hospital

    1700 South Tamiami Trail

    Sarasota, FL  34239

    Note:  This RFP packet consists of this cover page and 14 additional pages.


    Sarasota County Public Hospital District is an independent special district authorized by Chapter 2003-359, Laws of Florida, as amended, to own and operate hospitals and health facilities.  As such, it owns and operates the “Sarasota Memorial Health Care System,” including Sarasota Memorial Hospital (the “Hospital”), located at 1700 South Tamiami Trail, Sarasota, Florida and Waldemere Medical Plaza, located at 1921 Waldemere Street, Sarasota, Florida.  Sarasota is located approximately 50 miles south of Tampa, on Florida's west coast.  The main hospital campus, along with the adjacent Waldemere Medical Plaza, is depicted in the aerial map below.

    As a public entity, Sarasota Memorial Hospital is subject to the requirements of Section 286.011, Florida Statutes, known as the “Sunshine Law;” and Chapter 119, Florida Statutes, known as the “Public Records Act.”


    The Sarasota County Public Hospital Board desires to enter into a sale and purchase agreement with a qualified buyer/developer to both sell Waldemere Medical Plaza and convert the medical offices therein to condominium units or another type of entity ownership.  The Board seeks an arrangement that will:

    (1)   Ensure that the Hospital receives full fair market value for the sale of the existing building.

    (2)   Provide the Hospital with an opportunity to purchase approximately 16,781 sq ft B.G.S.F of the existing 161,

            234 sq ft B.G.S.F. condominium units in an ownership entity;

    (3)   Provide to all physicians and others who are presently leasing office space within the building a first right to

            purchase their units (in the case of a condominium conversion) or to purchase an equity interest (in the case of

            an entity conversion);

    (4)   Comply with the Hospital’s Master Campus Plan;

    (5)   Comply with the City of Sarasota’s comprehensive plan and land development regulations; and

    (6)   In case of condominium conversion, ensure the completion of the conversion within 12 months or less of

            closing of the sale and purchase transaction.


    1.     Deion:

    The Waldemere Medical Plaza is situated at 1921 Waldemere Street, Sarasota, Florida, adjacent to Sarasota Memorial Hospital's building.  Specifically, the building is situated at the southeast corner of Waldemere Street and Lasula Court.  The Sarasota County Property Appraiser's Parcel ID number for the property is 2037-08-0051; 2037-08-0056.

    The subject property consists of an 8-story medical office building.  The parent tract contains approximately 52,597 square feet of land.  The office building itself contains approximately 161,234 B.G.S.F. square feet of interior space, 5,399 is interstitial space. The building is of steel, masonry and glass construction with a 2 story atrium lobby, a rotunda entry, spandrel and vision panels, faux stone panel wall finishes, decorative columns, and marble/tile flooring.  The existing lobby contains a built-in coffee/snack bar and information desk facilities.  Second level pedestrian bridges connect the building to the Lasula Court parking garage, Waldemere parking garage and card access to the main hospital building level 3.

    There is a central public elevator/staircase core with three 3,500 pound capacity elevators and one 4,500 pound capacity elevator.  Public area/corridor finishes include ceramic tile and carpet flooring, wall papered/paint drywall walls, acoustical tile ceilings, and fluorescent lighting.  In addition to the wide variety of office configurations, the building offers conference, training/meeting room facilities, and a small auditorium and board room facility.

    A compliance survey, together with a detailed analysis of the property, may reveal that the building does not conform in certain respects to the requirements of the ADA.  If so, the building may require alterations in order to meet these requirements.

    Waldemere Medical Plaza was originally constructed in 1990.

    Attached as Appendix A are representative photographs of both the exterior and interior features of the building, along with representative floor plans for each of the eight floors.

    2.     Site Utilities: Waldemere Medical Plaza is currently providing the following services:

    Water, sanitary sewer, electricity, telephone, cable television and gas are all available to the site.  As part of this agreement, services will be segregated from Sarasota Memorial Hospital.


            Service                           Provider                             Telephone

    Water                             City of Sarasota                    941-955-2325

    Sanitary Sewer              City of Sarasota                    941-955-2325

    Electricity                      Florida Power & Light         941-927-4237

    Cable Television          Comcast                                 941-342-2112

    Gas                                 TECO                                     941-342-4006


    3.     Environmental Conditions:

    Any documentation in possession of the Hospital regarding environmental conditions on the property will be made available to all interested proposers. Nevertheless, the Hospital makes no representations or warranties, expressed or implied, about the existing or future environmental condition of the property, including possible present or future pollution of the air, water or soil from any sources such as but not limited to underground migration or seepage (including radon gas).  The Hospital expressly disclaims any liability for any type of damages, whether direct, indirect or consequential, which the various properties or any person may suffer because of any existing or future environmental conditions.

    4.     Comprehensive Plan Designation:

    The property is currently designated in the Comprehensive Plan of the City of Sarasota as follows:  Metropolitan Regional.

    5.     Zoning:

    The property is currently zoned by the City of Sarasota as follows:  Sarasota Memorial Hospital.

    The intent and purpose of these zoning districts, along with regulations applicable to the districts, are available in the Zoning Code on the City of Sarasota’s website, www.sarasotagov.com.  Condominium conversion shall comply with the applicable zoning district requirements.

    D.    PROCESS

    1.     Submittal of Proposals:

    Respondents shall submit written proposals in accordance with the requirements outlined in this Request for Proposals (“RFP”).

    2.     Evaluation and Ranking of Proposals:

    An evaluation committee will evaluate the proposals using the evaluation criteria outlined in this RFP. The evaluation committee will consist of:

    Bill Lyons, Board Member

    Phyllis Cobb, Board Member

    Greg Carter, Board Member

    Bob K. Strasser, Board Member

    Gwen MacKenzie, President & CEO

    Michael Harrington, COO

    Deborah Taylor, Operations Director,
    Corporate Business Development

    Tom Perigo, Construction Manager

    The evaluation committee may conduct interviews of any or all of the respondents. The evaluation committee will rank the proposals and forward its recommendations to the Hospital Board.  The Hospital Board, with staff input, will determine the final ranking of the proposals, after which the Hospital will transmit written notice of the final ranking to all proposers.  Substitution of evaluation committee members may be made as circumstances warrant.

    3.     Sale and Purchase Agreement:

    Following the ranking of the proposers, Hospital staff will commence negotiation of a Sale and Purchase Agreement with the first ranked buyer/developer. If a tentative agreement cannot be reached with the first ranked buyer/developer within ninety (90) days of announcement of the final ranking, the Hospital may in its discretion commence negotiations with the next ranked buyer, and so on, until an agreement has been reached with a qualified buyer.

    The Sale and Purchase Agreement will include, but not be limited to, the following subjects:

    (a)   A purchase price representing fair market value;

    (b)   The terms and timetable for conversion of the building to condominium units or other form of ownership entity; and

    (c)   Requirements for coordination and communication with all present tenants within the building.

    4.     Buyer Deposit:

    No payment is required to be made in conjunction with submission of a proposal. The Hospital will require a non-refundable buyer deposit of $25,000.00 to be made by the first ranked buyer within ten (10) days of receiving written notice of the Hospital’s ranking.  In the event that a sale and purchase agreement cannot be successfully negotiated with the first ranked buyer, the second and subsequent ranked buyers shall make a non-refundable deposit of $25,000.00 within ten (10) days of written notification from the Hospital.

    5.     Contact Person:

    Procedural questions related to the RFP process should be directed to:

    Deborah Taylor

    Operations Director, Corporate Business Development

    htttp://www.smh.com/sections/corporate/Construction_Renova tions/Projects_RFPs.html

    1991 Main Street, Suite 245

    Sarasota, FL  34236

    (941)917-1426 (telephone)

    (941)917-1875 (facsimile)

    e-mail: Deborah-Taylor@smh.com

    Requests for substantive clarification or information should be submitted in writing to the same address. All responses to written requests will be posted on the Hospital’s web site:

    http://www.smh.com/sections/corporate/Construction_Renovat ions/Projects_RFPs.html

    6.     Schedule:

    It is anticipated that important dates within the RFP process will be as follows:

                        Event                                  Date

    Request for Proposals is                     FL Administrative Weekly advertised

                                                                                    05/12/06 & 05/19/06

    Sarasota Herald Tribune                     05/12/06 & 05/19/06

    Pre-submittal conference                    06/15/06

    is conducted

    Deadline for written requests             12:00 p.m. (Noon), 06/23/06

    for additional information

    Due date for proposals                       06/26/06

    Evaluation Committee                         06/27/06 thru 07/11/06

    short-lists proposals

    Evaluation Committee                         07/25/06

    Interviews short-listed proposers
    and ranks proposers

    Evaluation Committee makes             08/03/06

    recommendations to the Hospital
    Board, (Mission & Planning)

    Hospital Governess Board                 08/21/06

    determines final ranking

    Proposers are notified of final            Telephone 08/22/06

    Ranking                                                                 Written 08/25/06

    Top-ranked proposer is                      08/31/06

    notified and negotiations begin


    The evaluation of the proposals will occur in two stages.  The first stage will consider evaluation criteria 1 and 2 below.  This first stage review of threshold-level abilities will be used to determine viable proposals. Using these criteria, a determination will be made of proposals that will be considered in stage two.

    The second stage will include an evaluation of viable proposals using all criteria listed below.

    1.     Background, experience and qualifications of the Respondent.

    2.     Financial stability of the Respondent.

    3.     Demonstrated ability of the Respondent to complete the project.

    4.     Demonstrated ability of the Respondent to meet the objectives outlined in the RFP.

    5.     Whether a firm is a State Certified Minority Business Enterprise certified in accordance with Section 287.0943,

            Florida Statutes, and/or whether a portion of the work effort will be performed by a State Certified Minority

            Subcontractor/Subconsultant certified in accordance with Section 287.0943, Florida Statutes.

    The Hospital reserves the right to reject any or all proposals, waive informalities, request additional information and to negotiate an agreement with the most qualified proposer on such terms as the Hospital deems to be fair, competitive and reasonable.


    1.     Deadline for submittal of responses to this RFP:

    Proposals must be received by the Hospital before 12:00 p.m. (Noon), on June 26, 2006.

    2.     Form and number of copies:

    Each proposer shall submit one unbound original and 10 bound copies of its proposal in 8 1/2 inch x 11 inch format. The proposals shall be submitted in a sealed opaque envelope marked in bold:

    Sarasota Memorial Hospital RFP #05-03-06

    Sale and Conversion of Waldemere Medical Plaza

    3.     Address for submittal:

    Proposals shall be delivered to:

    If by hand delivery: Sarasota Memorial Hospital


            Attn: Tom Perigo

            1833 Hawthorne Street

            Sarasota, FL 34239

    If by mail: Sarasota Memorial Hospital


            Attn: Tom Perigo

            1700 S Tamiami Trail

            Sarasota, FL 34239

    If by courier: Sarasota Memorial Hospital


            Attn: Tom Perigo

            1700 S Tamiami Trail

            Sarasota, FL 34239

    4.     Minimum contents of proposals:

    Respondents shall submit the following information in their proposals in the order listed below.

    a.     Name and address of Respondent and the name, mailing address, phone number and e-mail address of the representative authorized to act on behalf of Respondent.

    b.     A signature on the proposal provided by an authorized individual of the Respondent’s organization, committing the organization to the performance of the services described by the RFP. This signed document shall identify the form of the business organization including state of incorporation or formation of partnership, if any. The document shall also identify one individual authorized to negotiate on behalf of the proposer.

    c.     A list of major team members with a deion of the role of each member of the team and a deion of the Respondent’s organizational structure.

    d.     The financial terms, including purchase price for the property and any proposed contributions by the Hospital, financial or otherwise.

    e.     A summary of how the Respondent’s proposal meets each of the Hospital’s objectives outlined in this RFP.

    f.      Audited financial reports, or other corporate financial records acceptable to the Hospital, demonstrating the Respondent’s financial capability to guarantee completion of the project.

    g.     A demonstration of the Respondent’s ability to secure (i) financing from a financial institution for this

            undertaking, (ii) liability insurance coverage, and (iii) performance bonding.

    h.     A graphic and written deion of representative development projects, of a similar scale and character,

            carried out by the Respondent. Describe the role of individual team members in each of these projects.

    i.      The Respondent’s lead team members’ professional qualifications and experience in producing projects of a

            similar scale and character.

    j.      A list of references for lead team members, including contact names, addresses, telephone and facsimile



    The information contained in this Request for Proposals (“RFP”) is provided solely for the convenience of the respondents. The Hospital has assembled the information in a good faith effort to assist in the disposition process; however, the Hospital makes no representation, warranty or guarantee as to the accuracy of the information. It is the responsibility of the Respondent to verify that the information presented is accurate and complete and any reliance on the information contained herein or on communications with the Hospital’s representatives or its advisor(s) is and shall be at the respondent’s sole and exclusive risk.

    The Hospital reserves the right to accept any proposals deemed to be in the best interest of the Hospital, to waive any irregularities in any proposals, or to reject any and/or all submittals and/or proposals and to re-advertise for new proposals.

    The Hospital assumes no financial or other obligation to any respondent. Any proposal submitted in response to this RFP is at the sole financial risk and responsibility of the party submitting such proposal.

    The Respondent will not pay a brokerage, finder’s or referral fee, however styled, to any party in connection with this RFP, which includes the Sarasota County Public Hospital Board and employees of Sarasota Memorial Hospital.

    The responsibility for submitting a proposal to this RFP on or before the stated time and date will be solely and exclusively the responsibility of the Respondent. No proposal received after the stated time and date will be considered.

    Each Respondent shall examine all RFP documents and shall judge all matters relating to the adequacy and accuracy of such documents. The Hospital shall not be responsible for oral interpretations given by any Hospital employee, representative, or others. The issuance of a written addendum by the Hospital is the only official method where interpretation, clarification, or additional information may be given. If any addenda are issued to this RFP, the Hospital will attempt to notify all prospective firms who have secured the same.

    However, it shall be the responsibility of each firm, prior to submitting a proposal, to contact Ms. Deborah Taylor, (941)917-1426, to determine if addenda were issued and to submit a proposal in accordance with such addenda.

    All written responses, other submissions, correspondence, and all records made thereof, as well as negotiations conducted pursuant to this Request for Proposals, shall be handled in compliance with Chapters 119 and 286, Florida Statutes. The Hospital gives no assurance as to the confidentiality of any portion of the proposal once submitted.

    By offering a submission to the RFP, the Respondent certifies that the Respondent has not divulged to, discussed or compared its competitive response with other responders and has not colluded with any other responders or parties to this competitive response whatsoever.




    1.     Responses must comply in all respects with the RFP requirements. Deviations from requirements may, at the

            option of the Hospital, render the proposal non-responsive and the proposer ineligible for award.

    2.     The Hospital assumes no responsibility for proposals received after the advertised deadline or at any office or

            location other than that specified herein, whether due to mail delays, courier mistake, mishandling, or any other


    3.     The Hospital reserves the right to waive and/or accept minor irregularities when, in the sole opinion of the

            Hospital, such waiver or acceptance is deemed to be in the best interest of the Hospital.

    4.     The Hospital reserves the right to reject any or all proposals, in whole or in part, for any reason whatsoever.

    5.     All documentation submitted with the proposal must reference the RFP number.

    6.     The Hospital reserves the right, in the sole discretion of the Hospital, to require oral presentations from all

            Respondents or from a shortened list of Respondents, during any stage of the evaluation and/or selection


    7.     All proposals shall be signed by an authorized individual of the Respondent’s organization, committing the

            Respondent’s organization to the performance of the services described by this RFP. The proposer shall identify

            the form of the business organization of the proposer and the proposer shall authorize the Hospital to negotiate

            exclusively with a specified individual.

    8.     All proposals shall remain in effect for 180 days after the due date for proposals.

    9.     In the event there is any material change to the terms of a proposal, including ownership or control of the

            respondent or the participation of any key individuals designated in a proposal, the Hospital reserves the right to

            reject such proposal or terminate negotiations. Such determination shall be made at the sole discretion of the


    10.   Proposers, their agents and associates shall not contact or solicit any Hospital Board member or Hospital

            employee regarding this RFP during any phase of the RFP process. Only that individual listed as the contact

            person in the RFP shall be contacted. Failure to comply with this provision may result in disqualification of the

            proposer, at the option of the Hospital.

    11.   The successful proposer shall enter into an agreement with the Hospital that shall be acceptable to the Hospital

            in form and content.

    12.   If the agreement awarded as a result of this RFP is terminated, the Hospital reserves the right to negotiate with

            the next ranked proposer for performance of the balance of the agreement.

    13.   Proposer acknowledges that all information contained within its proposal is part of the public domain, as

            defined by the Florida Sunshine and Public Records Laws. No information should be labeled confidential unless

            exempted under said laws.

    14.   There shall be no discrimination as to race, sex, color, creed, handicaps or national origin in the operations

            conducted under this RFP.

    15.   All applicable laws of the State of Florida shall apply to this RFP and resulting agreement.

    16.   The Hospital reserves the right to award an agreement which is the most advantageous to and in the best

            Interest of the Hospital. The Hospital shall be the sole judge of the proposals and the resulting negotiated

            agreement that is in the Hospital’s best interest, and the Hospital’s decision shall be final and binding.

    17.   A mandatory pre-submittal conference is scheduled for June 15, 2006, at 12:00 Noon, at Waldemere Medical

            Plaza, Papaya Room, 1921 Waldemere Street, Sarasota, FL 34239.

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