Template Version date Dec-25

RFSQ-ED-26-30

REQUEST FOR STATEMENT OF

QUALIFICATIONS (RFSQ):

PALM COAST STRATEGIC

EMPLOYMENT ZONE

SPECULATIVE INDUSTRIAL

DEVELOPMENT

RFSQ #: RFSQ-ED-26-30

Finance Department 160 Lake Avenue

Budget & Procurement Office Palm Coast, FL 32164

PROPOSAL MANUAL

1 | P a g e

TABLE OF CONTENTS PAGE

Overview _________________________________________________________________________ 2

About Palm Coast __________________________________________________________________ 3

General Requirements ______________________________________________________________ 4

REQUEST FOR PROPOSALS (RFSQ) Palm Coast Strategic Employment Zone Speculative Industrial Development – Ground Lease Opportunity _______________________________________________ 6

RFSQ Process _____________________________________________________________________ 11

Instructions to Proposers ___________________________________________________________ 16

Evaluation of Qualifications and Award ________________________________________________ 21

References _______________________________________________________________________ 26

FORM 1 – Conflict of Interest Statement _______________________________________________ 28

FORM 2 – Debarment Certification ___________________________________________________ 30

FORM 3 – Certification of Authorized Signatory _________________________________________ 32

FORM 4 – Compliance Certification Form ______________________________________________ 33

FORM 5- E-VERIFY REGISTRATION AND USE AFFIDAVIT _____________________________ 36

Form 6 - 2 CFR 200.321 Affirmative Step Requirements ___________________________________ 38

FORM 7 – PUR 1355 ________________________________________________________________ 39

FORM 8 – AFFIDAVIT OF COMPLIANCE ________________________________________________ 40

Exhibit A - Palm Coast Strategic Employment Zone Aerial Map ____________________________ 41

Exhibit B – Palm Coast DRI Map ______________________________________________________ 42

Exhibit C - Palm Coast Strategic Employment Zone/Tract 17 Wetlands Delineation ____________ 43

Exhibit D - Palm Coast Strategic Employment Zone Boundary Map _________________________ 44

Exhibit E - Palm Coast Strategic Employment Zone/Tract 17 Phase I Environmental Study ______ 45

Exhibit F - Illustrative Entitlement Cost Recovery and Post-Recovery NOI-Based Rent Recalculation (informational Only) _______________________________________________________________ 46

2 | P a g e

OVERVIEW

CITY OF PALM COAST

REQUEST FOR PROPOSALS (RFSQ)

TITLE

PALM COAST STRATEGIC EMPLOYMENT ZONE

SPECULATIVE INDUSTRIAL DEVELOPMENT – GROUND

LEASE AND CITY-INCENTIVE OPPORTUNITY

REFERENCE

RFSQ-ED-26-30

ISSUED

January 14, 2026

DUE

April 14 2026 at 2 p.m.

PROCUREMENT COORDINATOR

Taya Hoff 386-986-2057 THoff@palmcoastgov.com

PROJECT MANAGER

Craig McKinney

(386) 986-2471 CMckinney@palmcoastgov.com

BRIEF DESCRIPTION

This Request for Proposals seeks submissions from qualified firms for the development of Tract 17, a 103-acre city-owned property located in Palm Coast, Florida, for industrial use.

OTHER KEY DATES AND MEETINGS

Non-Mandatory Pre-Proposal Mee ng: February 11, 2026 at 9AM Ques on Deadline: March 3, 2026 at 2 p.m.

Proposal Deadline: April 14, 2026 at 2 p.m.

The above outlines the deadlines applicable to this RFSQ. City reserves the right to modify or change the scheduled deadlines at its sole discre on and will provide no ce to the Proposers of any such change(s).

DOCUMENT AVAILABILITY, SUBMISSION, OTHER INFORMATION

Proposal documents are available through the City’s Procurement Portal at (h ps://palmcoastgov.bonfirehub.com/portal). Proposals shall be received electronically through the City’s Procurement Portal by the specified me and date. No other method of submission will be allowed or considered (i.e. Mailed, emailed, or hand delivered).

The City of Palm Coast uses its best efforts to divide total requirements, when economically feasible, into smaller tasks or quantities and to establish delivery schedules, where the requirement permits, in order to encourage participation by minority businesses, women’s business enterprises, and labor surplus area firms in compliance with CFR 200.321. In addition, the City will consider requests from qualified business enterprises to further divide total requirements, when economically feasible, into smaller tasks or quantities and further adjust delivery schedules, where the requirement permits, which encourage further participation by minority businesses, women’s business enterprises, and labor surplus area firms.

Review requests should be submitted on the portal, https://palmcoastgov.bonfirehub.com/portal, on the Messages Tab under Opportunity and Q&A, upon Project Opening and prior to the posted Questions Deadline.

3 | P a g e

ABOUT PALM COAST

The City of Palm Coast is the largest in Flagler County, the 4th fastest-growing county in the state of Florida.

Located in Flagler County on Florida's northeast coast, Palm Coast is positioned between St. Augustine and Daytona Beach, approximately 70 miles from both the Jacksonville and Orlando metropolitan areas. Palm Coast's Interstate 95 Exit 284 (at State Road 100) is the closest I-95 exit to the beach from Maine to Miami. Palm Coast spans approximately 60 square miles and boasts 70 miles of saltwater and freshwater canals, as well as the Intracoastal Waterway. Palm Coast is well-known for its high quality of life, with its access to the beach and over 130 miles of parks and trails.

The City of Palm Coast is one of Florida's newest cities, incorporated in 1999. Palm Coast is a full-service City government servicing approximately 107,000 residents and 38,250 households. It offers a comprehensive list of services, including Utility, Public Works, Administrative Services and Economic Development, Finance, Information Technology, Parks & Recreation, Fire, and Human Resources. The Flagler County Sheriff's Office provides law Enforcement Services. Facilities owned and operated by the City of Palm Coast include City Hall, the Utility Office, three water treatment plants, two wastewater treatment plants, the Public Works yard, the Palm Coast Community Center, and five fire stations.

Palm Coast also provides its residents with a dozen City parks, a tennis & recreation center, a golf course, a swimming pool, and more than 125 miles of connecting multiuse pathways for walking, running, and bicycling. Parks and other recreational amenities are open seven days a week, usually from morning to night.

In January 2025, the City of Palm Coast was honored with the prestigious Regional Award for Excellence in Planning and Growth Management from the Northeast Florida Regional Council for its visionary work on the "Imagine 2050:

City on the Rise" Comprehensive Plan Update.

Palm Coast's visibility in the northeast Florida region is quickly rising. In addition to the City's Town Center experiencing rapid transformation with projects like Persimmon Capital’s 273,000 sq. ft. residential/commercial project, The Promenade. The past twelve months also saw commercial announcements from some of the biggest names in industry, such as DC Blox’s data center, which will host Google's 'Sol' cable landing station and be a training campus for the tech giant. In September 2024, Europe's Astor Defense's also established its first location in the United States.

4 | P a g e

GENERAL REQUIREMENTS

INTRODUCTION - PROJECT OVERVIEW AND OBJECTIVES

Introduction

The City of Palm Coast ("City") invites proposals from qualified firms (“Developers”) to develop a portion or all of the Palm Coast Park Master Planned Development’s Tract 17, now referred to as The Palm Coast Strategic Employment Zone. This tract is an approximate 103-acre wooded parcel of city-owned land located at U.S. Highway 1 and Peavy Grade (Parcel Number: 33-10-30-0000-01030-00B6). The parcel has an estimated 69 acres of uplands for vertical and site development. As part of the 4,700-acre Palm Coast Park Master Planned Development (MPD) this tract is fully vested and entitled to acquire up to 500,000 square feet of Industrial land use and zoning. Ideally, the city would prefer to see Palm Coast Strategic Employment Zone developed into a multi-building and multi-tenant employment zone.

On December 17, 2026, the City of Plam Coast City Council officially declared this parcel as a Brownfield Area for the sole purpose of economic development. The land contains no contamination and therefore no remediation or clean-up is needed. The Brownfield Area designation qualifies the property to apply for the Florida Department of Commerce’s Florida Job Growth Grant Fund (JGGF). If approved, the JGGF grant provides funds to improve the site’s readiness for development by providing funds for infrastructure improvements including all utilities, public road improvements (including into the site), signalization and off-site stormwater improvements on public lands. The grant also provides a $2,500 jobs bonus for every full-time employee subsequently employed at the site. Lastly, the grant provides training for new employees at Daytona State College’s Advanced Technology College and Palm Coast campuses. The location of this property is also in Flagler County’s federally designated Opportunity Zone.

Current employment in Palm Coast is largely centered in healthcare, education and retail. The Palm Coast City Council has provided clear direction that it wishes to diversify its employment sectors to provide other commercial and industrial employment opportunities. The city is seeking jobs-creating economic development in those particular employment areas that provide livable wages and strong, long-term ad valorem and sales tax returns for the City.

The entire Palm Coast Park MPD is now in various stages of development and provides a wide range of residential, commercial, office and industrial uses and entitlements. The entitlements are not owned by the city. They are owned and sales price negotiated by the MPD’s declarant, Byrndog PCP, LLC.

The Palm Coast Strategic Employment Zone is recognized as a premier development opportunity, and, as such, the Palm Coast Strategic Employment Zone is part of Florida Power & Light’s ‘First Sites’ program. Its location on a four-lane divided highway, U.S. 1, with direct access to Interstate 95 (2.7 miles via Matanzas Woods Parkway; 4.8 miles via U.S. 1) make it easily accessible for interstate shipping, distribution and employee access.

Additionally, the Palm Coast Strategic Employment Zone enjoys above average utility infrastructure. A Florida Power & Light substation with up to 10 MW of capacity and the City’s water and wastewater facilities are located directly across the service road to the north of the parcel (Peavy Grade). The distance from the site to the FEC rail line is 880 feet but would require access or acquisition of a portion of property owned by a private party.

A Phase I Environmental Assessment for the Palm Coast Strategic Employment Zone parcel 17 was completed in March 2023. Additionally, the City recently completed the wetlands delineation. The estimated up-lands for development approximates 69+/- acres. See attached exhibit C.

5 | P a g e

As part of Florida Power & Light’s ‘ Florida First Sites’ program, an in-depth 'Site Report' on this Site (Tract 17)was performed by Global Location Strategies and purchased by Florida Power & Light in September 2023. In the report, the Site scored well against nine other sites in ‘Florida First Sites’ program.

The City of Palm Coast is looking for developers that have extensive experience in similar projects who can share our vision of transforming The Palm Coast Strategic Employment Zone into an employment hub for its next generation.

We look forward to reviewing proposals from developers who will deliver a high-quality, economically beneficial project that aligns with the City's strategic goals and vision for growth.

Proposals will be evaluated based on the firm's demonstrated qualifications, relevant project experience, client references, and a detailed narrative outlining the proposed approach to the parcel's development, emphasizing alignment with the City's strategic goals and vision.

The winning proposal shall include a timeline for all aspects of the project.

Firms will submit their proposals electronically as outlined in the 'Submission Information' of Page 14.

Purpose & Vision

The City of Palm Coast is strategically located on Interstate 95 between northeast Florida's growing economies of Jacksonville, Volusia County, Orlando, and the Florida Space Coast.

In addition to rapidly becoming a national leader in education, inbound migration, and tax climate, Florida’s inbound investments in advanced manufacturing sectors continue to increase opportunities for manufacturers and service providers, notably in the aerospace, aviation, and defense sectors.

The City intends to establish a premier industrial park that drives economic development by creating high-quality employment opportunities, increases tax revenue, and attract cutting-edge industries to Palm Coast, solidifying the City's position as a hub for innovation and advanced manufacturing.

Palm Coast’s strategic location on I-95, quality of life, proximity to top education providers, and positioning between the 2nd and 3rd hottest job markets in the United States, Jacksonville and Orlando, are inherent attributes for economic development and employer attraction. As such, Palm Coast partnered with Able Operations to produce a Target Industry Feasibility Study in 2024.

The Target Industry Feasibility Study’s results identified Aerospace & Aviation, Advanced Manufacturing, and Information Technology & High/Clean Technology as the most likely industries for Palm Coast to recruit successfully.

Within the broader Advanced Manufacturing sector, the study found four industry clusters that ranked in the top 20 for feasibility:

• Aerospace and Aviation (1st)

• Lighting and Electrical Equipment (7th)

• Medical Devices (9th)

• Production Technology and Heavy Machinery (18th)

The above findings provide data-backed results and demonstrate that Palm Coast’s strategic assets enable the City to recruit and respond to external leads from a wide range of prospective employers once the City increases its site and building inventory.

6 | P a g e

One of Palm Coast’s many assets is its location among some of the region’s top education and workforce development partners. In addition to being home of the growing workforce training programs from Flagler Technical College and Daytona State College’s Palm Coast Campus, the City is fortunate to be close to the following education institutions (miles): Embry Riddle Aeronautical University (28), Daytona State’s Advanced Technology College (23), University of North Florida (55), University of Jacksonville (66), University of Florida (80), and the University of Central Florida (81).

In 2022, the City’s median age was 53.5 years old. Approximately 29% of Palm Coast residents aged 25 or older had a bachelor's degree or higher, compared to 28% in the metro area and 34% in the state.

The City is determined to diversify its workforce as Palm Coast and Flagler County rapidly transform due to population growth. From 2010 to 2022, the City of Palm Coast and Flagler County populations increased three and four times more than the national average. (Palm Coast 27%, Flagler County 32%, United States 8%). The trend is expected to continue, with Flagler County projected to increase an additional 43% by 2050.

In addition to Flagler County’s 5.8% unemployment rate compared to the statewide average of 3.8% and national average of 4.4%, the City also views the 27,000 residents that leave the county daily to work in a surrounding county as an opportunity to promote workforce availability to prospective employers.

SCOPE OF SERVICES

REQUEST FOR PROPOSALS (RFSQ)

PALM COAST STRATEGIC EMPLOYMENT ZONE

SPECULATIVE INDUSTRIAL DEVELOPMENT – GROUND LEASE AND CITY-INCENTIVE

OPPORTUNITY

The City of Palm Coast (“City”) hereby solicits proposals from qualified development teams for the long-term ground lease and development of a speculative industrial warehouse or industrial shell within the Palm Coast Strategic Employment Zone (“Project Area”). This Request for Statement of Qualifications (“RFSQ) seeks Developers who establishes the City’s required ground lease structure, entitlement cost recovery framework, post-entitlement rent methodology, fiscal context, and evaluation standards.

SECTION 1. PROJECT OVERVIEW AND OBJECTIVES

The City seeks to facilitate the development of employment-generating industrial space within the Palm Coast Strategic Employment Zone while retaining long-term public ownership of the underlying land. The Project is intended to catalyze private investment, expand the City’s tax base, and support long-term economic diversification.

To address early-stage entitlement risk, the City has structured this RFSQ to include a temporary, capped, and performance-based entitlement cost recovery framework, followed by a stabilized, market-aligned ground rent once the Project is entitled, constructed, and leased.

All development must align with the City’s comprehensive plan, land development code and zoning requirements.

SECTION 2. FISCAL CONTEXT (INFORMATIONAL ONLY)

7 | P a g e

An illustrative fiscal impact analysis is provided in Exhibit E for informational and public-purpose context only. The fiscal impact analysis is not a term or condition of this RFSQ, shall not be used as an evaluation criterion, and shall not serve as a basis for adjustment of ground lease rent, incentives, or other economic terms.

SECTION 3. PHASE 1 DEVELOPMENT PROGRAM

- Approximate building size: 50,000 square feet

- Approximate Phase 1 lease area: five (5) acres

- Intended use: speculative industrial warehouse or industrial building shell

- Building design should allow for future demising where feasible

SECTION 4. GROUND LEASE TERM REQUIREMENTS

4.1 Minimum Lease Term

Proposals shall include a ground lease with an initial term of not less than fifty (50) years. Any proposal offering a lease term of less than fifty (50) years shall be deemed non-responsive.

4.2 Preferred Lease Term

The City prefers an initial lease term of seventy-five (75) years, or a fifty (50) year initial term with extension options totaling an equivalent duration.

4.3 Reversion

Upon expiration or termination of the ground lease, all land and improvements shall revert to the City.

SECTION 5. BASE RENT AND ENTITLEMENT COST RECOVERY

5.1 Assumptions for Evaluation Purposes Only

- Estimated entitlement cost: $7.00 per square foot of building area

- Estimated total entitlement cost: $350,000

- Underlying land value (for rent calculation): $38,000 per acre

- Ground rent yield: 6.0%

- Annual base rent per acre: $2,280

- Annual base rent (5 acres): $11,400

- Monthly base rent: $950

5.2 Rent Credit

One hundred percent (100%) of base rent shall be credited against entitlement costs until such costs are fully recovered.

5.3 City Contribution

The City shall provide an annual contribution of fifty-eight thousand and six hundred dollars ($58,600) toward entitlement cost recovery, commencing only after the Developer has commenced vertical building construction.

5.4 Cap

The combined total of rent credits and City contributions shall not exceed actual, verified entitlement costs and shall be capped at $350,000.

8 | P a g e

5.5 Termination of Incentive

All rent credits and City contributions, or portions thereof, shall terminate automatically upon full recovery of entitlement costs.

SECTION 6. POST-ENTITLEMENT GROUND RENT RECALCULATION

6.1 Recalculation Trigger

Base rent shall be recalculated one (1) time only following: (a) full recovery of entitlement costs; (b) issuance of a Certificate of Occupancy for Phase 1; and (c) execution of at least one tenant lease.

6.2 Recalculated Base Rent

Recalculated base rent shall equal eight percent (8%) of stabilized Net Operating Income (NOI) of the Phase 1 Project, based on executed leases and customary underwriting assumptions.

6.3 Cap and Stability

The recalculated base rent shall not exceed two hundred percent (200%) of the base rent in effect immediately prior to recalculation. No further rent resets shall occur during the initial lease term.

SECTION 7. ENTITLEMENTS AND DECLARANT COORDINATION

Entitlements applicable to the Project Area are controlled by a third-party declarant. The City is not a party to entitlement negotiations and does not guarantee entitlement costs or outcomes.

Proposers are responsible for conducting their own due diligence regarding entitlement requirements, process, timing, and costs, including direct coordination with the declarant. Any communications with the declarant are at the proposer’s sole risk and expense.

The City shall not be bound by any representations made by the declarant or by any agreements between a proposer and the declarant. The declarant’s contact information is below.

BYRNDOG PCP, LLC

180 BROOKHAVEN COURT S.

PALM COAST, FL 32164

OFFICE #: 386-446-6226

MR. JEFF DOUGLAS 561-252-9905 EMAIL: JEFF@DOUGLASPD.COM

MR. WALKER DOUGLAS 207-205-6988 EMAIL: WALKER@DOUGLASPD.COM

SECTION 8. RFSQ SCHEDULE

The anticipated RFSQ schedule is set forth below. The City reserves the right to modify the schedule by written addendum.

- RFSQ Issue Date: Day 0

- Optional Pre-Proposal Conference: Day 21–28

- Deadline for Written Questions: Day 45–50

9 | P a g e

- Proposal Submission Deadline: Day 90

Only written questions submitted by the stated deadline will be addressed.

SECTION 9. PROPOSAL SUBMISSION REQUIREMENTS

Proposals shall include, at a minimum:

- Confirmation of acceptance of the City’s ground lease and incentive framework or an acceptable alternative

- Description of the development team and relevant experience

- Conceptual site plan and building program

- Proposed ground-lease duration period including any renewals

- Development schedule and milestones

- Financing strategy and evidence of financial capacity

- Identification of any requested exceptions or alternative terms

SECTION 10. EVALUATION CRITERIA

Proposals will be evaluated based on the following below criteria:

- Qualifications and experience of the development team

- Responsiveness to the terms and conditions offered in Sections 5, 6 and 7 of this RFSQ, or equal or better terms and conditions more advantageous to the city and the proposer

- Financial capacity and feasibility

- Quality and market suitability of the proposed development concept

- Schedule, deliverability, and risk mitigation

- Consistency with the City’s economic development objectives

Development should adhere to the defined timeline as agreed to between the City and the developer.

Developers must meet the following criteria:

1. Demonstrate experience in developing industrial park projects of similar size and scope.

2. Provide proof of financial capability to undertake the project.

3. Outline potential construction schedules.

4. Comply with all applicable local, state, and federal regulations.

To evaluate the alternatives and assist in the selection of a Developer, the City is requesting development proposals that will help the City finalize its vision and move ahead with the Property’s disposition and development. Proposals must address the following items:

1. Description of the Developer’s proposed project:

a. Exact amount of acreage needed for the project plus any amount of acreage needed held in reserve for future expansion.

b. Size in square footage of the proposed building(s) and all other uses and spaces.

10 | P a g e

c. Square footage of entitlements needed to construct the vertical improvements.

d. Type of use(s) planned (e.g., vision for specific industries based on the site and Florida’s existing and target industries).

e. Conceptual design, architectural theme(s), & character imagery.

2. Description of the Developer’s prior experience in developing similar types of projects elsewhere:

a. Name and location of project(s)

b. Description of project(s)

c. Completion date of project(s)

d. Experience in dealing with other governmental agencies (County, City, or District) developing projects and/or experience in purchasing government property for private development. The Developer shall also describe previous projects in close relation with similar context.

3. Explanation of the role the Developer’s company will play in the proposed project and a list of other partners and their roles (if any). A list of the Developer’s proposed team for key roles such as general contractor, site planning, engineering, architecture, and other consultants should also be included. Any change to the Developer’s proposed team will require the consent of the City, which may be delayed or withheld in the sole discretion of the City for any reason or no reason.

4. The proposed general timeframe for the development of the Developer’s proposed project. If multiple components or phases are proposed, provide detail on each of the intended phases or components and their respective timeframes.

SECTION 11. PUBLIC PURPOSE AND POLICY FINDINGS

This RFSQ and the resulting ground lease are intended to advance a valid public purpose by promoting economic development, job creation, and expansion of the City’s ad valorem tax base, while preserving public ownership of land. The City’s financial participation is temporary, capped, and performance-based, and is structured to avoid an ongoing subsidy or transfer of public assets.

11 | P a g e

RFSQ PROCESS

PURCHASING PROCEDURES: The Procurement and Contracting Procedures and Processes apply to this Request for Proposal. These procedures can be found at: http://www.palmcoast.gov/procurement under Procurement Policy.

INQUIRIES/INTERPRETATIONS: All Proposers shall carefully examine the Request for Proposal (RFSQ) documents. Any ambiguities or inconsistencies shall be brought to the attention of the City prior to the due date in writing through the City’s Procurement Portal Web Page (https://palmcoastgov.bonfirehub.com/portal); failure to do so will constitute an acceptance by the Proposer of any subsequent award decision. In addition, the City will consider requests from qualified business enterprises to further divide total requirements, when economically feasible, into smaller tasks or quantities and further adjust delivery schedules, where the requirement permits, which encourages further participation by minority businesses, women’s business enterprises, and labor surplus area firms. Any questions concerning the intent, meaning and interpretations of the RFSQ documents including the attached draft agreement, or suggestions for addenda to the RFSQ documents, shall be posed through the City’s Procurement Portal Web Page (https://palmcoastgov.bonfirehub.com/portal) during the Q&A period. Proposer should not rely on any oral statement or instructions made by any employee(s) of the City with regard to this proposal. Any oral statements or instructions given before the proposal due date will not be binding on the City.

ADDENDA: Should revisions to the RFSQ documents become necessary, the City shall post addenda on the City’s Procurement Portal Web Page (https://palmcoastgov.bonfirehub.com/portal). All Proposers should check the City’s Procurement Portal Web Page at least three (3) calendar days before the proposal due date to verify information regarding addenda. Failure to do so could result in rejection of the proposal as unresponsive. Proposer must sign, date, and return all addenda with their proposal for the submission to be deemed Responsive. It is the sole responsibility of the Proposer to obtain information related to addenda and to ensure that the proposal considers all changes to the RFSQ documents.

ANTI-LOBBYING/CITY CONTACT: Proposers are hereby notified that all communications regarding this RFSQ, whether in writing, electronic, verbal, or by some other means, and whether made indirectly by third parties or directly by the Proposer, must be submitted to the City’s Procurement Portal Web Page. Except as expressly required by this RFSQ for formal presentations (if any), any indirect or direct communications and lobbying regarding this RFSQ made to members of the City Council, members of the Evaluation Committee, or any other City official, from the date of advertising until the time an award has been made, are strictly prohibited and may constitute grounds for immediate disqualification of the Proposer’s proposal.

PREPARATION COSTS: The City shall not be liable for any expenses incurred in connection with preparation of a proposal. Proposers should prepare their proposals simply and economically, providing a straightforward and concise description of the Proposer's ability to meet the requirements of this RFSQ.

LICENSES/PERMITS: Unless expressly stated in the RFSQ, all permits, licenses, or fees required shall be the responsibility of the Proposer. No separate or additional payment will be made for these costs. Adherence to all applicable code regulations, Federal, State, City, etc. are the responsibility of the Proposer.

CONTRACT TERMS AND CONDITIONS: Upon review of the proposal by the Evaluation Team and if deemed appropriate, the Evaluation Team will select a respondent for this lease and development project and enter into negotiation to contract for the Site’s lease and development. The City reserves the right to retain all proposals submitted and to use any ideas in a proposal, regardless of whether that proposal is selected. Submission of a proposal indicates acceptance by the proposing respondent of the conditions contained in this Request for Proposals, unless clearly and specifically noted. The City will not pay for any information requested, nor is it liable for any costs incurred by the respondent in preparing and submitting proposals.

12 | P a g e

SUBMISSIONS: Refer to the Instructions to Proposers for instructions on preparation of the proposal.

TIME TO RESPOND: Proposals shall be submitted electronically through the City’s Procurement Portal Web Page (https://palmcoastgov.bonfirehub.com/portal) for receipt by the specified time and date. No other method of submission will be allowed or considered (i.e. mailed, emailed, or hand delivered). It is strongly recommended that Proposers begin the uploading process at least ONE (1) day before the Proposal Deadline set forth in the Overview for sufficient time to complete the process. NO SUBMISSIONS THROUGH THE CITY’S PROCUREMENT PORTAL WEB PAGE WILL BE ALLOWED OR CONSIDERED AFTER THE SPECIFIED TIME AND DATE. For general assistance, please contact Budget and Procurement Division staff at least one business day in advance of the proposal due date. For technical questions related to the submission portal, please contact Bonfire at Support@GoBonfire.com or visit their help forum at https://bonfirehub.zendesk.com/hc.

ADDITIONAL INFORMATION/FOLLOW-UP: No additional information may be submitted, or follow-up made, by any Proposer after the stated due date, outside of a formal presentation to the Evaluation Committee, unless requested by the City. At the time of opening and upon review of the proposals, the City reserves the right to request all required forms/attachments (other than the pricing form, issued addenda and Form 4) that may have not been submitted at the time of submittal. The respondent shall have one (1) business day from the City’s request to supply this information to the City for their proposal to be considered valid.

SITE VISIT: Before submitting proposals, Proposers must carefully examine the site of the proposed work, if applicable, and make all necessary investigations to inform themselves thoroughly as to all difficulties involved in the completion of all work required pursuant to the mandates and requirements of this RFSQ. No pleas of ignorance of conditions or difficulties that may exist prior to the opening time or of conditions or difficulties that may be encountered in the execution of the work pursuant to this RFSQ as a result of failure to make necessary and reasonable examinations and investigations will be accepted as an excuse for any failure or omission on the part of the successful Proposer to fulfill, in every detail, all of the requirements of the contract documents, nor will they be accepted as a basis for any claims whatsoever for extra compensation or for any extension of time.

DELAYS: The City, at its sole discretion, may delay the scheduled due dates indicated if it is to the advantage of the City to do so. The City will notify Proposers of all changes in scheduled due dates by posting the notification in the form of addenda on the City’s Procurement Portal Web Page (https://palmcoastgov.bonfirehub.com/portal).

PROPOSAL WITHDRAWAL: Proposers may withdraw their proposals through the City’s Procurement Portal prior to the time and date set for the proposal deadline. Once opened, proposals become the property of the City and will not be returned to the Proposers.

INCOMPLETE PROPOSALS/MISTAKES IN PROPOSAL: Failure to sign and return any or all issued addenda, failure to return a signed and completed pricing form, if applicable, and/or failure to sign and return a completed Form 4 Compliance Certification shall be absolute disqualification of the proposal as nonresponsive. Other than the pricing form, if applicable, issued addenda, and Form 4, the City reserves the right, at City’s discretion, to reject the proposal, or to request all required forms/attachments that may have not been submitted, or that may be otherwise incomplete or noncompliant in the City’s opinion. Upon request by the City, the Proposer shall have one

(1) business day to supply this information to the City for the proposal to be considered valid. Proposers are expected to examine the terms and conditions, specifications, delivery schedule, prices, extensions and all instructions pertaining to supplies and services. Failure to do so will be at Proposer's risk. In the event of extension or addition error(s), the unit price, and extension will prevail, and the Proposer's total offer will be corrected accordingly.

Written amounts take precedence over numerical amounts. Proposals having erasures or corrections must be initialed in ink by the Proposer.

PUBLIC OPENING: The proposals shall be opened publicly, and the names of the Proposers shall be read aloud at that time. Persons with disabilities needing assistance to participate in the public opening should contact the City

13 | P a g e

Human Resource Office ADA Coordinator at 386-986-3718 at least forty-eight (48) hours in advance of the public opening.

ACCEPTANCE/REJECTION/GROUNDS FOR DISQUALIFICATION: The City reserves the right to accept or reject any or all proposals, or any part of a submittal for any reason and without penalty prior to or after the rankings are made by the City, and to terminate any contract negotiations commenced with any Proposer. City will make the award to those Proposers, who in the opinion of the City will be in the best interest of or the most advantageous to the City. The City also reserves the right to reject the proposal of any Proposer who has previously failed in the proper performance of an award or failed to deliver on time contracts of a similar nature, or who, in the City's opinion, is not in a position to perform properly under this award. The City reserves the right to inspect all facilities of Proposers in order to make a determination as to the foregoing. The City reserves the right to waive or enforce any irregularities, informalities, and technicalities and may at its discretion, request a re-procurement. This section shall be construed liberally to benefit the public and not the Proposer. Any of the following causes may also be considered as sufficient grounds for disqualification of a Proposer or the rejection of a proposal:

a) Submission of more than one proposal for the same work by any entity under the same or different names.

b) Evidence of collusion among Proposers.

c) Lack of responsibility as shown by past work in similar projects including, but not limited to, life safety performance, strict adherence to all maintenance of traffic requirements, if applicable, workmanship, progress and scheduling, and financial irresponsibility. The City may also consider past litigation and claim history of the Proposer as evidenced by prior frivolous claims made by Proposer in connection with other projects.

d) Delayed, incomplete or nonperformance to which the Proposer is committed by contract which may raise concern about the timely performance under this RFSQ.

e) Any Proposer that submits a proposal containing information which is determined to be substantially inaccurate, misleading, exaggerated, or incorrect, shall be disqualified from consideration. Falsification of any entry made on the proposal shall be deemed a material irregularity and will be grounds, at the City's option, for disqualification of the Proposer or rejection of the proposal.

f) Proposers, both corporate and individual, must be fully licensed and certified in the State of Florida at the time of submittal of the proposal for the type of goods/services to be provided. Should Proposer not be fully licensed and certified, its proposal shall be rejected.

g) Misrepresentation of any material fact, whether intentional or not, regarding the Proposer’s insurance coverage, policies or capabilities may be grounds for rejection of the proposal and rescission of any ensuing contract.

h) Non-compliance with the submittal requirements of these Instructions to Proposers

i) Any other evidence which may hinder or otherwise delay completion of the Project may be grounds for disqualification.

SELECTION AND AWARD: The award will be made to a responsive, responsible Proposer consistent with the process and award criteria set forth in the Evaluation of Qualifications and Award herein. The City reserves the right to accept any proposal or combination of proposal alternates which, in the City’s judgment, will best serve the City’s interest Proposer understands that submission of its proposal constitutes Proposer’s acceptance of the terms and conditions of this Request for Proposal, including the contract template attached. However, Proposer also understands that its proposal does not constitute an agreement or a contract with the City. The City reserves the right to reject all proposals, to waive any formalities, to solicit and re-advertise for new proposals or to abandon the project in its entirety. The right is reserved to make a separate award of each item, group of items or all items, and to make an award, in whole or in part, whichever is deemed in the best interest of the City.

a) AWARD CRITERIA: Refer to Section entitled, “Evaluation of Qualifications and Award”.

14 | P a g e

POSTING OF PROPOSAL AWARD: Notice of Intent to Award will be posted on the City’s Procurement Portal Web Page (https://palmcoastgov.bonfirehub.com/portal) prior the City’s final approval process.

PROTEST: Protests hereunder shall be in accordance with City Code of Ordinances Chapter 2, Article 1, Division 3, Section 2-29 Bid Protest Procedures (https://library.municode.com/fl/palm_coast).

PUBLIC RECORDS: Upon Notice of Intent to Award or thirty (30) days after opening, proposals become "public records" and shall be subject to public disclosure consistent with Chapter 119, Florida Statutes. Proposers must invoke the exemptions to disclosure provided by law in the response to the proposal documents and must identify the data or other materials to be protected and must state the reasons why such exclusion from public disclosure is necessary. The City cannot guarantee the confidentiality of any document.

PROPOSALS TO REMAIN FIRM: All proposals shall remain firm for a minimum of one-hundred and twenty (120) days after the day of the opening to allow for the evaluation, selection process and proper execution of the contract.

If need be, the Proposer and the City may mutually agree to extend that time up to an additional ninety (90) days.

MULTIPLE SUBMISSIONS: More than one proposal from an individual, firm, partnership, corporation, or association under the same or different names will not be considered. Reasonable grounds for believing that a Proposer is involved in more than one proposal will be cause for rejection of all proposal in which such Proposer is believed to be involved. Any or all proposals will be rejected if there is reason to believe that collusion exists between Proposers. Proposals in which the prices obviously are unbalanced will be subject to rejection.

NON-APPROPRIATION OF FUNDS: In the event that insufficient funds are appropriated and budgeted or funding is otherwise unavailable in any fiscal period for this proposal, the City shall have the unqualified right to terminate the Purchase or Work Order(s) or contract upon written notice to the Proposer, without any penalty or expense to the City. No guarantee, warranty or representation is made that any particular work or any project(s) will be assigned to any proposer(s).

GOVERNMENTAL RESTRICTIONS: In the event that any governmental restrictions are imposed which would necessitate alteration of the material quality, workmanship or performance of the items offered on this proposal prior to their delivery, it shall be the responsibility of the Proposer to notify the Budget and Procurement Division at once in writing, indicating the specific regulation which requires an alteration, including any price adjustments. The City reserves the right to accept such alteration or to cancel the contract or purchase order at no further expense to the City.

PATENTS AND COPYRIGHTS: The Proposer shall indemnify and hold harmless, the City, its employees and any of its Council Members from liability of any nature or kind, including cost and expenses for or on account of, or for infringement of, patent rights, copyrights, or other intellectual property rights. Further, if such a claim is made, or is pending, the Proposer may, at its option and expense, procure for the City the right to use, replace or modify the item to render it non-infringing. If none of the alternatives are reasonably available, the City agrees to return the article on request to the Proposer and receive reimbursement. If the Proposer uses any design, device, or materials covered by letters, patent or copyright, it is mutually agreed and understood, without exception, that the proposal prices include all royalties or cost arising from the use of such design, device, or materials in any way involved in the work.

ADVERTISING: In submitting a proposal, Proposer agrees not to use the results as a part of any commercial advertising, without the express written approval of a City employee with the appropriate level of authority.

CITY LOGO: Proposers are approved to use the City logo in your submission materials and/or presentations.

15 | P a g e

DEBARMENT: Following award, where the successful Proposer’s services are subsequently terminated for cause, the City reserves the right to suspend/debar the successful Proposer from submitting proposals on City procurements/contracts for a period of up to 36 months and/or pursue any and all other remedies available to the City.

16 | P a g e

INSTRUCTIONS TO PROPOSERS

PROPOSAL SUBMITTAL

The Proposer must submit a proposal that substantially complies with this RFSQ in all material aspects. All proposals must contain direct responses to the requested information. The response should be organized so that specific sections and questions being responded to are readily identifiable and in the same sequence as outlined below. The proposal shall cover in as much detail as possible the requirements of the RFSQ, subject to modification and enhancements as a result of information gained during the selection process. However, Proposers are advised that lengthy or overly verbose or redundant submissions are not necessary. Proposers are advised to carefully follow these Instructions in order to be considered fully responsive to this RFSQ. Compliance with all requirements will be solely the responsibility of the Proposer. Proposers shall submit all required forms through the process outlined in the Preparing and Uploading Submission section below. By submitting a response, the Proposer warrants that its proposal is correct.

The proposal must be divided into nine (9) sections with references to parts of this RFSQ done on a section number/paragraph number basis. The nine (9) sections shall be named:

SECTION 1 - PROPOSAL EXECUTIVE SUMMARY: Discuss the highlights, key features and distinguishing points of the proposal. The executive summary should be in the form of a letter that, at minimum, includes:

name of individual, partnership, company, or corporation submitting proposal; a brief history of the company;

city’s RFSQ number; statement that all terms and conditions of the RFSQ are understood and acknowledged by the undersigned; and signature(s) of representative(s) legally authorized to bind the Proposer. A separate sheet shall include a list of individuals who will be significant members of the project team, including contact information, i.e., phone numbers and email addresses. Limit this section to five (5) pages.

SECTION 2 - TABLE OF CONTENTS: There shall be a Table of Contents for material included in the proposal.

SECTION 3 - PROJECT UNDERSTANDING AND PROPOSAL: This section shall establish that the Proposer understands the City’s objectives and work requirements and Proposer’s ability to satisfy those objectives and requirements. Succinctly describe the proposed approach for addressing the required services and the Proposer’s ability to meet the City’s schedule for providing the work, service, outlining the approach that would be undertaken in providing the requested services.

• Key Deliverables:

Proposer's Project DescripƟon: Clearly describe your proposed project, including:

Exact acreage needed for the project, plus any acreage needed for future expansion or to be held in reserve.

Size in square footage of the proposed building(s) and all other uses/spaces.

Zoning and enƟtlement type requiring acquisiƟon by the Proposer.

Square footage of enƟtlements needed for verƟcal improvements.

Type of use(s) planned (e.g., vision for specific industries based on site and

Florida’s target industries, specifically addressing advanced manufacturing, aerospace, aviaƟon, and defense sectors).

Conceptual design, architectural theme(s), & character imagery (relevant to the "Quality of Conceptual Design" evaluaƟon criterion).

17 | P a g e

Regulatory Compliance: A commitment to adhere to all agreed Ɵmelines and specificaƟons, and to align all development with the City's comprehensive plan, land development code, and zoning requirements.

SECTION 4 - PROPOSED INNOVATIONS: In this section, discuss any ideas, innovative approaches, or specific new concepts included in the proposal that would benefit the City. The Proposer may suggest technical or procedural innovations that have been used successfully on other engagements.

• Innovation & Sustainability:

Explicitly discuss the Integration of modern design principles, energy efficiency, environmental considerations, and future-proofing aspects. This is a key sub-criterion under the "Proposed Project Development Plan & Vision" category.

SECTION 5 - EXPERIENCE WITH SIMILAR PROJECTS/TECHNICAL CAPABILITY: Provide a listing of similar projects, maximum of three, by a team member who is specifically part of the team proposed in the response. Identify specific project details, including but not limited to, location, description of the funding entity, project budget, project description, length, and outcomes. Provide the contact information for the entities where work has been done for reference purposes. If this project is subject to FEMA or other Federal Funds reimbursement, please indicate whether the Proposer is a certified minority business entity.

• Proposer Qualifications and Experience (Based on Scope and Evaluation Criteria):

Demonstrate experience in developing industrial park projects of similar size and scope.

(This is a core requirement and a heavily weighted evaluation criterion at 30%).

Provide specific project examples that detail:

Name, location, and description of the project(s).

Completion date of the project(s).

• Experience with Governmental Agencies: Describe your experience in dealing with other governmental agencies (County, City, or District) developing projects, and/or experience in purchasing government property for private development. Describe previous projects in close relation with a similar context.

• Financial Capability: Provide the required proof of financial capability to undertake and complete the proposed project (a critical component of the 30% Proposer Qualifications evaluation).

SECTION 6 - PROJECT TEAM AND SCHEDULE: Provide an organization chart showing a staffing plan, which clearly illustrates the key elements of the organizational structure of the entire project team with specific proposed functions for each individual listed. Identify the project team members, including major and minor sub-consultants, and provide their contact information and technical resumes. Project management and key personnel within each area of required services shall be identified and past experience of each, as it relates to this project, shall be discussed. The City must approve any changes to the Project Management & Key Personnel.

This section should include information only on the individuals who will perform work on this project. Provide detail that identifies anticipated major milestones and their associated phasing as well as the allocation of existing resources. The information provided under this section should be limited to a maximum of ten (10) pages.

• Project Team (Based on Scope and Evaluation Criteria):

• Team Roles & Expertise: Provide an explanation of the role the Developer’s company will play, and a list of other partners and their roles.

18 | P a g e

• Include a list of the Developer’s proposed team for key roles such as general contractor, site planning,…