6-26P-123 Scope of Work.pdf
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- Solicitation number
- 26-123
- Issued by
- Marion County, Florida
About this file
This is a Request for Proposals (RFP) Scope of Work document issued by Marion County Solid Waste in Florida for the lease and development of the Martel Closed Landfill into a commercial recreational venue. The project encompasses approximately 37 acres located at 296 SW 67th Avenue Road, Ocala, Florida, directly adjacent to Ocala International Airport. The county is soliciting competitive sealed proposals from qualified entities to lease, design, build, operate, and maintain a recreational venue on the property. Only the portion east of SW 67th Avenue Road is available for lease. The site is divided into three zones: approximately 6 acres of natural ground available for structural development, 9 acres of existing stormwater pond infrastructure that must remain fully operational, and 22 acres of closed landfill area subject to post-closure care constraints. Proposers must submit comprehensive proposals including a conceptual site layout, qualifications and experience documentation, detailed financial proposals, and a realistic regulatory timeline for securing FAA, FDEP, and local zoning approvals. All ground monitoring wells must remain in place and accessible for county environmental testing. The selected developer assumes all responsibility for site preparation, engineering adjustments, and regulatory compliance, and must accept the property in "as-is" condition.
The lease term is negotiable with a maximum of 20 years and possibility for renewal or extension. Financial compensation is structured on a multi-tiered gross revenue sharing model: Year 1 requires a flat $20,000 lease fee during the permitting and build-out period; Years 2-6 require a minimum of 2% of gross revenues or $20,000 whichever is greater; Years 7-11 require a minimum of 4% of gross revenues or $20,000 whichever is greater; and Years 12 and beyond require a minimum of 6% of gross revenues or $20,000 whichever is greater. Proposers are encouraged to exceed these mandatory minimums or propose guaranteed minimum annual payments to strengthen competitiveness. All costs for engineering, environmental testing, permitting, and construction are the developer's responsibility. The developer must secure all necessary local, state, and federal approvals, including FAA Part 77 airspace evaluations and FDEP post-closure use permits, and must submit annual audited financial statements to verify revenue calculations. Proposals are weighted on Financial Return (35%), Development Concept (25%), Experience and Capability (20%), Regulatory Feasibility (15%), and Local Business presence (5%).
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Text version
REQUEST FOR PROPOSALS (RFP)
RFP TITLE: 26P-123 LEASE AND DEVELOPMENT OF MARTEL CLOSED LANDFILL FOR
RECREATIONAL VENUE
1. Introduction & Project Overview
Marion County Solid Waste is soliciting competitive sealed proposals from qualified entities to lease, design, build, operate, and maintain a commercial recreational venue.
Property Address: 296 SW 67th Avenue Rd, Ocala, FL
Parcel Identification Number: 23306-001-00
Lease Area Boundaries: Only the portion of the property lying east of SW 67th Avenue Road is available for lease under this solicitation.
Location Context: Directly adjacent to the Ocala International Airport.
County Objective: Transform underutilized public land into an economic and recreational asset while transferring development risks to the private sector.
2. Site Conditions and Acreage Breakdown
The total project area comprises approximately 37 acres. Proposers must design concepts that respect the distinct environmental zones of the site. The property is divided into the following designated areas:
Natural Ground (~6 Acres): Undisturbed terrain that has not been landfilled, oƯering the highest flexibility for structural development.
Stormwater Pond (~9 Acres): Existing stormwater infrastructure that must remain fully intact and operational as a stormwater pond. No development may compromise its capacity or function.
Former Landfill Area (~22 Acres): The remaining footprint consists of closed landfill area subject to strict post-closure care constraints.
The selected developer must accept the property in "as-is" condition and assume all responsibility for site preparation, engineering adjustments, and regulatory compliance across all 37 acres. All ground monitoring wells must remain in place and may be monitored by the County from time to time. The developer shall make access available for the performance of environmental testing.
3. Scope of Development & Restrictions
Permitted Uses: High-quality public or commercial recreational concepts compatible with closed landfill conditions.
Airport Compatibility: The development must not interfere with airport operations, radar, runway protection zones, or wildlife attractant guidelines.
Site Constraints: No deep foundations or penetrations that compromise the existing landfill cap system are allowed without specialized engineering and FDEP and Marion County approvals. Nothing the developer does can compromise the landfill cap or the environment.
4. Developer Responsibilities & Approvals
1. Permits: The selected developer is solely responsible for securing all necessary local, state, and federal approvals, permits, and clearances before construction begins. Key required approvals may include, but may not be limited to:
o FAA (Federal Aviation Administration): Part 77 airspace obstruction evaluation and compatibility clearances.
o FDEP (Florida Department of Environmental Protection): Post-closure use permits, landfill cap integrity approvals, and environmental monitoring compliance. Per FDEP guidelines/regulations, the developer may be required to perform testing. This may include testing indoor air or having indoor air monitors.
o Local Land Use: Comprehensive plan amendments, zoning changes, and Special Use Permits (SUP) required by Marion County.
2. Costs: All costs for engineering, environmental testing, permitting, and construction will be borne entirely by the developer. [1, 2, 3]
5. Lease Terms & Compensation Model
Marion County will enter a ground lease with the chosen entity. The total lease duration is negotiable depending on the scope, scale, and capital investment requirements of the proposed project. The County would consider a 20-year lease with the possibility to renew/extend.
The County has established a multi-tiered schedule of minimum mandatory floors for financial compensation. Proposers are encouraged to propose compensation rates that exceed these mandatory minimums to enhance the competitiveness of their submission:
Year 1 (Permitting & Build-Out Period): Anticipating zero operational revenue, the developer will pay a flat lease fee of $20,000.
Years 2–6 (First 5-Year Term): Rent shall be a percentage of annual gross revenues, with a mandatory floor of not less than 2% of gross revenues or $20,000 whichever is more.
Years 7–11 (Second 5-Year Term): Rent shall be a percentage of annual gross revenues, with a mandatory floor of not less than 4% of gross revenues or $20,000 whichever is more.
Years 12 and Beyond (Subsequent Years): Rent shall be a percentage of annual gross revenues, with a mandatory floor of not less than 6% of gross revenues or $20,000 whichever is more.
Financial Flexibility: Proposers may oƯer higher gross revenue percentages across any or all the timeline blocks or propose guaranteed minimum annual payments above those listed to strengthen their financial package.
Financial Reporting: The developer will be required to submit annual audited financial statements to the County to verify gross revenue calculations and percentage-rent payments.
6. Proposal Submission Requirements
Proposals must include the following distinct sections:
Concept Plan: Conceptual site layout detailing how the 6 acres of natural ground, 9 acres of stormwater pond, and 22 acres of landfill cap will be integrated, alongside intended recreational uses.
Qualifications & Experience: Evidence of successful development and operations of other venues.
Financial Proposal: A detailed breakdown of the proposed gross revenue percentage split by multi-year block. Proposers must explicitly state whether they accept the minimum floors or are proposing higher rates/guarantees to maximize competitive scoring. Proposers must specify their requested total lease term (not to exceed 20 years) and justify it based on their capital amortization schedule.
Regulatory Timeline: A realistic schedule outlining how the developer plans to secure FAA, FDEP, and local zoning approvals.
7. Evaluation Criteria
Marion County will evaluate proposals based on the following weighted factors:
Financial Return (35%): Value and structure of the 5-year incremental gross revenue sharing model. Premium scoring will be awarded to proposals that oƯer rates and structures exceeding the County's mandatory minimum floors.
Development Concept (25%): Creativity, feasibility, and community value of the recreational venue, specifically its adherence to site constraints.
Experience & Capability (20%): Financial capacity and track record of handling landfill/aviation-adjacent developments.
Regulatory Feasibility (15%): Detail, soundness, and speed of the permitting and compliance timeline.
Local Business (5%): Proposers proximity to Marion County and other successful businesses within Marion County.
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