Link to full RFP description

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Purpose of the Project

The purpose of this Request for Proposal (RFP) solicitation is to find the best qualified developer who will repurpose an existing, recently retired 8,276 square foot fire station on approximately 1 acre into a first-class manufacturing microbrewery, micro-winery or micro-distillery with food, retail, entertainment and outdoor amenities. The caliber of this development, as envisioned, will create consumer and private sector development interest in creating a limited amount of additional retail or office space and medium density residential development over the remainder of this vacant city-owned 3-acre site. See full RFP for description of ongoing changes in the area.

What funding is available to support development of the site?

The site is within the East Ocala Community Redevelopment Area and a State of Florida designated Opportunity Zone. As such, this catalytic site is eligible for a number of economic development tools that could potentially offset redevelopment costs and capital gains taxes. Site A is also located within an Urban Job Tax Credit Program area, in which new businesses that hire at least 10 employees are eligible for a sales or corporate income tax credit of up to $1,500 per employee.

The City is willing to consider developer incentives if justifiably needed. Suggested and required incentives must be identified and quantified for this site. The rationale for each incentive desired must be explained sufficiently to justify its need. The City will not consider incentives requested as compensation for risk. Incentives must be tied to the project's economic feasibility and the proposer's ability to produce the desired results. Other than the CRA grant and capital gains tax incentives, the City does not have the ability to provide short-term cash incentives or project financing. When necessary, proposers should carefully consider incentive options that would provide long-term but equivalent return to the proposer that are based upon win/win scenarios for the proposer and the City.

As it pertains to the development ideas for this site, proposers should be aware of current and future planned construction of the Osceola Trak and are therefore encouraged to discuss with city staff its progressive design and implementation. The Osceola Trak is a linear park that extends along Osceola Avenue between SE 3^rd Street and NE 5^th Street. The purpose of the linear park is to provide a recreation-oriented connection from the downtown to the cultural arts district in Tuscawilla Park. Key to the success of the linear park will be its perceived safety, comfort, and effective pedestrian crossing at State Road 40. Proposers should be aware that traffic on Osceola Avenue will be periodically restricted as the City's development of that linear park progresses over the next eighteen months.

II. SCOPE OF WORK

The site proposal should outline the conceptual design and details of the intended uses of the proposed development. Proposers should be able to provide estimated square footage amounts that will be developed for each type of use (i.e., manufacturing, service areas, seating areas, tasting rooms, outdoor spaces etc.). When applicable, proposers should reference how their development plan is in sync with surrounding development. The proposal should also demonstrate understanding of the various city reports referenced above or how the proposed project otherwise achieves the overarching goals of the city.

Site 1 – Fire Station Site

The 2017 Midtown Master Plan identified Site 1 as a key catalytic site for redevelopment. This property presents numerous adaptive reuse and development opportunities. Of the catalytic sites, this site is enviously positioned to capture the best views and access to Tuscawilla Park and its water bodies. It abuts the Tuscawilla Historic District and is one of the key activity points for the Osceola Trak.

The entire 3-acre city-owned property (composed of 7 parcels) abuts NE 3rd Street and Tuscawilla Park to the north, NE 2nd Street to the south, NE Tuscawilla Avenue and the Tuscawilla Historic District to the east, and NE Watula Avenue to the west. Four parcels on the northern side of the block contain a City of Ocala fire station, a separate recreation and parks administration building, and a small parking lot with 11 spaces. The designated future land use is High Intensity/Central Core with a minimum density of 12 units per acre or 0.20 FAR and a maximum density/intensity of 8.0 FAR. The parcel lies in the City's new Form-based Code Zoning District (FBC). The FBC is a flexible zoning district based on design more than uses. It mandates no parking minimums, but places emphasis on the transitions between the public and private realms. The total area of the site is approximately130,680 square feet. Standard parking dimensions are 9.5 feet wide by 19 feet deep and a slight reduction of those dimensions is possible based upon other design criteria which will be determined at site review. The property is located in the East Ocala CRA. A Phase I Environmental Site Assessment Report was completed in October 2018, which revealed the potential for lead paint and asbestos in the Fire Station building. As a result, a very limited Phase II study is now underway. Otherwise, Site 1 is clean. The city block has an approximate 8-foot grade change from south to north. The need for onsite storm water retainage is not anticipated for this development request.

The property was cleared of several houses recently and the only remaining onsite active improvements are the two above-referenced buildings and a parking area. The Fire Station operation will be relocated a few blocks away as part of a new First Responder campus that will provide replacement fire and police stations. Construction of these new buildings will be completed in January 2019. The services provided in the Recreation and Parks Administration building will also be relocated elsewhere in the city as redevelopment of Site 1 warrants.

Required Fire Station Conversion Component

The City's long-term vision for this block is a sustainable mixed-use development to include any combination of the following preferred mixed uses: retail, residential, restaurant, office, entertainment, or cultural. However, for the purpose of this solicitation, the immediate goal is to repurpose the existing fire station into a microbrewery, micro-winery or micro-distillery with a visible manufacturing process, which will include a restaurant or food court and other retail offerings. The City is willing to utilize only specific parcels, or a portion of the block, depending on the proposed development plan.

The redeveloped fire station should act as a destination location for social gatherings. The City is looking for a redesign and investment that provides a high-quality indoor and outdoor eating and drinking experience for singles, families, tourists, and patrons with dogs. The indoor patron area should include seating with views of the park, visible brewing equipment, and a fire and rescue theme. The outdoor patio component should be designed to facilitate games or activities and should be seamlessly integrated into Tuscawilla Park and the Osceola Trak. Evidence of the building's adaptive reuse should be obviously noticeable and recognizable to people passing by through the creative use of visible exterior elements and a high level of transparency into the building. The City envisions this type of development as catalytic to create near-future consumer demand and private sector interest in the subsequent development of additional mixed uses including retail, office and residential buildings on the entire 3-acre site. The respondents to this request may decide to include construction of residential and retail components on the entire block as well as converting the existing fire station or focus their proposal solely on converting the existing fire station to a microbrewery, micro-winery, or micro-distillery with a restaurant/food court and/or retail. The existing Fire Station is a landmark property in the city and Tuscawilla Park. The city would prefer redevelopment of it to pay respect to that prior use through retention of architectural features that continue to resonate that prior use and naming that incorporates fire and rescue themes and elements.

Optional Residential/Retail Component with New Construction

The residential/commercial component of this redevelopment project should result in a pedestrian-oriented public/private realm with a variety of amenities. Each building should be aesthetically attractive and provide visible and direct access to the public realm or ROW. This site has an ascending north to south slope and proposers should carefully consider how building placement and design may maximize vista benefits and attractors, as well as management of storm water drainage and flows. Storm water capacity is available in the ponds at Lake Tuscawilla. Building architecture should be complementary to the best examples of historic buildings in the Tuscawilla Historic District, Tuscawilla Park and Downtown Ocala. According to the Form-Based Code, buildings in this area shall be built 11'from the curb, and the open space shall be screened with a street wall or dedicated to the pedestrian realm. The aim is to create a defining street wall with parking occurring on-site, within structured parking or behind buildings. All building elevations that front on a street shall be considered primary facades.

For retail applications, the first-floor façade shall have a high proportion of windows (transparency) to encourage pedestrian activity. Proposers should also carefully consider and demonstrate how the combination of a particular mix of uses is compatible and will create optimum synergy between the mixes of uses. Proposers should clearly indicate each type of use they envision on the property, the approximate square footage for each use, the approximate location of the use on the property, and the timeframe of when each use will be developed within the total development cycle envisioned for the site.

III. PRELIMINARY SCHEDULE

All dates and information contained herein may be extended, changed, or updated within the listing at www.bidocala.com. Proposers are responsible for verifying all current listing information before submitting a response to this request for proposals.

The following dates are proposed as a timeline for this solicitation:

IV. PROPOSAL SELECTION CRITERIA

1. Pre-Proposal Meeting

There will be a mandatory pre-proposal meeting with a question and answer session, followed by a site visit scheduled on January 30, 2019, at 1:00 PM in the Growth Management Training Room at the Customer Service Center, 20l SE 3^rd Street, 2^nd Floor, Ocala, FL, 34471.

This is a Mandatory meeting; therefore, proposal submission will be contingent upon attendance at this meeting.

2. Proposal Submission

Proposals must be received electronically using www.bidocala.com no later than 2:00 PM on March 11, 2019. Responses received at any other location will not be considered. Respondents must be registered as a vendor on the City's e-procurement site at www.bidocala.com to participate.

See full RFP for guidance on structuring your proposal.