EXECUTIVE OFFICE OF THE GOVERNOR
Office of Tourism, Trade and Economic DevelopmentEconomic Development Project for Lantana, Florida; A.G. Holley Hospital
Economic Development Project for Lantana, FL
A.G. Holley Hospital
Invitation to Negotiate
I. OVERVIEW
This document outlines an invitation to negotiate (ITN) created to facilitate economic development in Lantana, Florida on state-owned property currently occupied by A.G. Holley Hospital (AGH Hospital). AGH Hospital has been established in Lantana since 1950. Currently, AGH Hospital’s mission, as a public health institute, is to care for noncompliant, as well as medically complex patients who, if not confined, treated and subsequently cured, would cause a threat to public health. The AGH Hospital complex is located on approximately 145 acres on Lantana Road just east of I-95. The property represents about 8% of the total land area of the Town of Lantana.
Dramatic growth in the region has increased demand for space and increased the value of real estate. Local residents have expressed concern that the property is underutilized and have encouraged the State to work collaboratively in pursuit of its highest and best use, specifically potential redevelopment with the designation of mixed-use tax-producing property, preservation of the natural scrub habitat, and preservation of recreational ball fields on the site. Multiple tenants currently occupy non-hospital related structures on the property.
II. INVITATION TO NEGOTIATE OVERVIEW
This ITN, extended to all qualifying parties by the State of Florida, will conclude on or about the week of October 27, 2008, with a final decision by Governor Charlie Crist to initiate contractual negotiations congruent to the stated objectives of this project as met by plans articulated in proposal(s) submitted by the designated awardee. Note that the deadlines as originally detailed in this document (see also Exhibit A) may be subject to extension to provide more time as determined necessary.
Proposals submitted for consideration in this review process must address, to the greatest extent possible, the economic development objectives identified in the Project Objectives and Project Requirements sections (IV and V) of this document. Proposals may be rejected if minimum requirements (see Section III) are not met. A single entity may submit a proposal on behalf of a consortium of partners whose individual roles address specific components of a collective plan.
Florida law requires the Department of Health to exercise the policy powers of the State for the control of tuberculosis for those persons who are posing a public health threat. Only the Department of Health may seek an order for hospitalization, residential isolation, or placement of a non-compliant patient with active TB. Circuit courts in Florida, on petition of the DOH and after hearing, may order a sheriff to take custody of a patient and deliver them to A.G. Holley. Tuberculosis is the only communicable disease which, under Florida law, may subject a person to involuntary hospitalization for up to 180 days. See Exhibit D: Admission Criteria for State Tuberculosis Hospital for additional background related to TB care in the State of Florida.
All proposers wishing clarification of elements in this document must submit questions via e-mail to Michelle Ramsey, Senior Attorney, in the Governor’s Office of Tourism, Trade and Economic Development (OTTED) as prescribed under Review Process Timeline no later than 5:00 p.m. on June 23, 2008 (Eastern Daylight Savings Time). All questions posed by qualifying proposers (see Section III: Minimum Requirements) will be compiled within a single, collective document with corresponding answers and sent back to all qualified proposers via e-mail on or before July 11, 2008.
Additional detail on the timeline is provided under the Review Process Timeline in Exhibit A.
Costs for developing proposals are entirely the responsibility of the proposer and shall not be reimbursed by the State of Florida. All proposals received in response to this process will be evaluated by a committee (See Exhibit B) charged with making a recommendation to the Governor.
The award of a final invitation to negotiate (ITN) does not guarantee the awarding of a contract, rather it allows both parties to engage in negotiations toward a mutually beneficial relationship. In the event that negotiations fail to realize a binding contract, the State retains the right to re-open negotiations with an alternative proposer(s) until a mutually beneficial relationship is secured. The State also retains the right to enter into multiple independent negotiations based on desirable portions of different qualifying proposals; however, preference will be given to comprehensive plans.
III. MINIMUM REQUIREMENTS
1. Notice of Intent to Submit: A written Notice of Intent to Submit must be received by June 9, 2008. The notice letter should be e-mailed as an attachment to Michelle Ramsey, OTTED’s Senior Attorney, at michelle.ramsey@eog. myflorida.com. A return e-mail acknowledgment will be issued, which will serve as confirmation of receipt. The Notice of Intent to Submit is non-binding; however, it ensures the delivery of all addenda related to this review process. Proposals will be accepted and considered only from applicants who submitted a timely Notice of Intent to Submit.
2. Response to Project Scope: Seven (7) hard copies must be delivered to OTTED by close of business on September 22, 2008. All proposals must sufficiently detail a plan, including financial pro formas and demonstration of meeting requirements articulated in Sections IV and V below. Proposals that involve multiple organizations within a single plan should describe and reveal the roles and responsibilities of each organization, including corporate structures, and business relationships or affiliations created to fulfill specific elements of the proposal.
IV. PROJECT OBJECTIVES
The desired proposal will provide for economic development, including higher-wage job creation and the generation of local and state tax revenues creating the greatest financial benefit to the Town of Lantana and Palm Beach County while also accommodating the best fit addressing the Town of Lantana’s vision and concerns listed below:
Vision
● Use public/private partnerships to attract high quality businesses and jobs to Lantana;
● Redevelop site as an integral part of the surrounding community;
● Create revenue producing light industrial/flex-space and mixed use areas;
● Address cost of Town services;
● Maintain recreational areas on site or nearby;
● Preserve the natural habitat.
Local Concerns
● Ensure redevelopment benefits community by:
● Providing for participation of the Town of Lantana in redevelopment plan;
● Weaving the plan into the fabric of the community;
● Addressing financial impacts on the Town of Lantana.
In addition to applying the above general considerations in the review of proposals, specific objectives have been identified against which proposals merit will be weighed:
a) The main undeveloped vegetative area on the site, referred to as “scrub” habitat, which occupies approximately 35 acres along the north side of the site, has been identified for preservation. A long-term lease of the land from the State to the County is anticipated. This portion of the property will not be available for redevelopment or inclusion in proposals outside of this intended use. Greenway-type development that may be necessary, as well as ongoing maintenance costs, will be assigned to the County as a term of the lease.
b) Execution of the proposed plan(s) must be cost neutral for the State, County and Town. Financial contributions made by the State are limited to the market or potential value of the land and buildings.
c) Considering the critical care nature of the services provided by AGH Hospital, it is the State’s desire to continue the services provided by the hospital in its current or alternative location within Florida; and that its employees will remain on staff, or at the minimum, be given first consideration for hire, should the program be successfully transitioned.
d) Provision for the preservation of current recreational space (i.e., ball fields) on some portion of the property is desirable; relocation is also an option.
e) Academic and private partners should be key players in the plans developed for this project. Academic collaboration may include, but not be limited to, research and development, tech transfer, clinical services and education. Private partner involvement may include, but not be limited to, financing, business incubation, and commercial and/or residential development.
f) Preference will be given to plans that use a portion of the property to create a center for technology and innovation that leverages the areas designation as one of the emerging centers of bioscience innovation in the world.
V. PROJECT REQUIREMENTS
Health Care Provider
In addition to the Project Objectives herein, there are expected elements within submissions of proposals, or portions of proposals, specifically related to the provision of health care services consistent with those currently provided by AGH Hospital:
1. Must demonstrate expertise and capabilities necessary to provide care for the most difficult cases of tuberculosis (TB) that cannot be treated in the community, including details on the provision of all of the following services: medical, surgical, psychological, behavioral, pharmacologic, nursing, infection control, radiological, respiratory, legal, environmental control, nutritional, medical records, laboratory, and transport, as well as the public health aspects, including epidemiologic responsibilities.
2. Must have expertise and proven experience (at least ten years of documented performance) in core public health care activities and evidence of integration into the public health infrastructure.
3. Must be intimately involved in protecting the public’s health from TB, including those patients who cannot be treated in the community.
4. To protect the public’s health specific to tuberculosis patients, must consult with and abide by Bureau of TB/DOH physician decisions concerning admissions, discharges and subsequent community care coordination. Must admit tuberculosis patients that meet admissions criteria as set forth by the Bureau of TB/DOH (see attachment), regardless of reimbursement for care.
5. Must be willing to provide all necessary care, including but not limited to, surgery and pharmacologic support, regardless of reimbursement. Must be able to provide all necessary consultant specialty services either in-house or have the mechanisms to provide for such services via contract or agreement, with close proximity to a comprehensive medical center, including assuming cost of care in other facilities if transfer is necessary.
6. Must be willing to keep patients as in-patients until cured, in cases where they have failed therapy as outpatients or such therapy cannot be accomplished in such setting.
7. Must be willing to allow the Bureau of TB or the Florida DOH to make decisions concerning admissions and discharges specific to TB cases.
8. Must have expertise and proven documented experience in the provision of the necessary TB training, education and consultation (24 hour, 365 days a year) to medical professionals and must be willing and able to continue the obligations of the grants and studies that have been procured by AGH Hospital and its partners.
9. Must work with the Bureau of TB, which will serve as the contract manager, and agree to comply with the prescribed monitoring of the contract.
10. Must maintain all licensure requirements.
11. Must have the facilities and serve as an airborne infection isolation facility, as determined by the DOH, in case of an outbreak of an airborne spread pathogen, such as SARS, avian or pandemic flu and/or massive displacement/migration of at-risk populations.
12. Any new or refurbished building(s) must exceed all applicable hurricane requirements and must be able to be prepared to function during and after such an event (i.e., backup generators, etc.).
13. Provide a safe environment with the required specialized environmental protections and maintenance to assure the safety of the patients, staff and community.
14. Provide a safe environment with the required specialized security to assure the precautions for elopement of patients to assure cure as well as the safety of the patients, staff and community.
Land Redeveloper
In addition to the Project Objectives herein, there are desired elements and minimum requirements for submission of proposals specifically related to the provision of land redevelopment. Exhibits to this ITN include aerial photographs of the existing site for reference and planning purposes. The proposals shall include the following elements:
a) Feasibility Study
Responders shall provide a property valuation report on highest and best use of site. This analysis shall include a feasibility study outlining the financial impact based upon the following:
● Land use options, zoning, and site suitability.
● DRI/permitting and/or regulatory constraints that may currently exist on the site and options to overcome those challenges
● Options related to the use of the existing AG Holley Hospital as outlined earlier in this ITN. That analysis should include keeping the existing hospital in the plan, subdividing it as part of a teaching hospital, relocating the services of that hospital altogether, asbestos abatement, etc. Each scenario should outline cost/benefits of each option and how it impacts the overall development plan for the site.
● Incorporation of the following elements into the proposed development plan:
● Possible conference/hotel facilities to allow for hosted events for scientists and industry experts
● Protection and preservation of the “scrub” area for habitat and conservation
● Research, laboratory and business incubator space to support core functions of resident high-growth companies. Offering resources for these companies provides a constant supply of innovation and new business ventures to existing efforts.
● Development of a campus environment to encourage social interaction
● Housing options for students and professional resources that would provide opportunities for a “live, work and play” atmosphere
● Access to transportation options for the site and greater Lantana area
● Allow for future growth if possible
● Relocation of the ball fields on or off site
Each of these elements shall be addressed both “as-is” and “to-be” for redevelopment scenario considerations. Additionally, options that include proposals for the relocation of the AG Holley facility to another site must also address the construction and operational costs of the new facility.
Site development scenarios should include both phased development and full build out options. Include description of space to be developed for primary bio-science user and space for ancillary or support uses. Primary uses may include stand alone clients or hybrid clients supporting other bio-science/life science businesses in the State.
b) Financing Options
The State will entertain any/all financing options that would enable the desired program to be developed on this site. Those options may include:
● Sale/lease-back scenario
● Tax Exempt (COPS) capital lease financing
● Credit Tenant Lease financing
● Full disposition of the site to the Land Developer
● Long term land-lease with reverter after 50 years
● Others
c) Sustainability
All new building(s) will be constructed to USGBS LEED sustainability standards, with preference given to proposals attaining the higher certification level.
d) Qualifications
Specific related and recent experience in site design, engineering, land use planning, programming, architectural services, infrastructure, estimating, financing and real property master planning is desired. Selection of finalists for interview will be made on the basis of qualifications including the specific experience, ability, location, volume of workload, experience with State Agency construction/development projects, and current workload. Firms must provide proof of proper registration at the time of submittal for any professional services listed in the submittal. Selections will be made in accordance with Section 287.055, F.S. utilizing the DMS Professional Services Selection form.
BIDDING DOCUMENTS: Full sets of bid documents including exhibits may be obtained by contacting the Office of Tourism, Trade, and Economic Development at (850)487-2568 or by e-mail: michelle.ramsey@eog.myflorida.com.
