2026.01.30_Clay_County_XC_-_Due_Diligence_and_Master_Plan_Report.pdf

This is a Due Diligence and Master Plan Report for Clay County, Florida, supporting a Public-Private Partnership (P3) Request for Bids for the design, build, finance, operation, and maintenance of the Clay County Regional Sports Complex Expansion. The project encompasses approximately 250 acres and currently includes eight multipurpose athletic fields, parking, trails, and supporting improvements. Respondents must submit proposals by November 9, 2026, at 4:00 p.m., with inquiries due by October 23, 2026, at 4:30 p.m. A non-mandatory bid opening is scheduled for November 10, 2026, at 9:00 a.m. at the Clay County Administration Building, with estimated Board recommendations on December 8, 2026. The contract term is not specified in the summary materials, but the engagement is structured as a comprehensive Design-Build-Finance-Operate-Maintain (DBFOM) agreement requiring full-time operations, field and grounds maintenance, programming, and lifecycle asset stewardship.

Respondents must propose viable financing structures, which may include tax-exempt bonds, taxable debt, bank financing, private placements, nonprofit arrangements, or blended options, with full disclosure of all sources, uses, costs, and County commitments. Clay County will retain fee ownership of the land while considering ground leases, lease-leasebacks, nonprofit borrower structures, or special-purpose entities. The County intends to minimize its net annual contribution while achieving operational self-sufficiency to the greatest practical extent, though negotiated public contribution may be necessary for capital repayment and lifecycle investment. The County does not guarantee attendance, bookings, field utilization, revenues, operating profit, or minimum payments. Evaluation criteria include team qualifications and integration (20 points), project understanding and technical approach (20 points), operations and maintenance capabilities (30 points), financing and affordability (30 points), revenue generation and county return (25 points), schedule and risk allocation (15 points), and references and results (10 points). Performance and payment bonds of 100 percent are required for projects exceeding $200,000. Respondents must demonstrate comparable P3 project delivery experience, documented financing capability, full-time operation and programming of multisport complexes, and appropriate Florida professional and contractor licensure. Clay County maintains a local preference policy and Buy American policy.