RFQ2025-005_Kmart_Site_Redevelopment_Project.pdf

Kmart Site Redevelopment Project

REQUEST FOR QUALIFICATIONS

RFQ2025-005

CITY OF KISSIMMEE &

VINE STREET KISSIMMEE COMMUNITY

REDEVELOPMENT AGENCY

* REQUEST FOR QUALIFICATIONS *

I. The CITY OF KISSIMMEE is seeking SEALED QUALIFICATIONS on the following:

Request for Qualifications #RFQ2025-005 Kmart Site Redevelopment Project

II. All qualifications must be submitted in a SEALED envelope and plainly marked with the qualification number on the exterior of the qualification envelope, one (1) original, one (1) copy and one (1) electronic copy on CD or Flash Drive.

III. To be considered qualifications MUST be delivered OR mailed to:

City of Kissimmee Finance Department 4th Floor Attn: Purchasing Division 101 Church Street Kissimmee, FL 34741

And time stamped on or before July 22, 2025 2:00 pm.

IV. All qualifications shall be opened and read publicly in the City of Kissimmee Finance

Department 4th Floor Attn: Purchasing Division, Allendale Conference Room, 101 Church Street, Kissimmee, Florida on July 22, 2025 2:30 pm.

V. All qualifications must be according to specifications and conditions, and on the forms provided herein.

VI. The Submitter's name and address shall be clearly shown on the exterior of the Sealed

Envelope.

VII. The City of Kissimmee reserves the right to accept and/or reject any or all qualifications, with or without cause, to waive technicalities or to accept the qualification which, in its judgment, best serves the interest of the City of Kissimmee. Persons are advised that, if they decide to appeal any decision made concerning the award of this qualification, they will need a record of the proceedings, and for such purpose, they may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be made. Qualification results other than the apparent low offer will not be provided in response to telephone inquiries. Submitters desiring a copy of the Abstract of Offers should include such request with a self-addressed envelope in their qualification.

General Requirements:

1.1 QUALIFICATION PREPARATION

Submission of a qualification in response to this solicitation shall evidence the submitters acknowledgement that he is cognizant of all the conditions and specifications contained herein and that any offer made is in accordance with the contained specifications and conditions unless, specifically identified and explained as exceptions on the qualifications schedule. Each submitter is responsible for the completeness and accuracy of their qualification. Submitters must show manual signatures by an individual authorized to offer such obligations, and shall contain evidence of that person’s authority to make such offers.

Unsigned qualifications will be rejected. Stamped or otherwise reproduced signatures are not acceptable. Erasures or other changes must be initialed by the person signing the qualification. Submitters should include all descriptive literature specifications, or catalogs or cuts necessary to specifically identify and describe the item(s) being offered. Failure to do so may result in the qualification being declared non-responsive.

1.2 SUBMISSION OF QUALIFICATIONS

All bids shall be submitted during normal business hours in a sealed envelope on the forms included with this solicitation with the bidder’s name and address and bid number plainly marked on the exterior of the envelope. Timely submission of a bid is important. Official receipt is acknowledged using an atomic date/time stamp interfaced with the U.S.

Government’s National Institute of Standards and Technology (NIST) which is the official time keeper for the U.S. Facsimile or telegraphed bids will not be accepted.

1.3 PRICING

The unit price for each item being submitted will be shown on the Qualification Schedule and will include all costs for or associated with the item. A total for each line item will be entered on the Qualification Schedule. In case of a discrepancy between unit price and extended price, the unit price shown shall prevail.

1.4 DELIVERY

Exact delivery time frames or dates must be shown on the qualification, such as, “(x) days after receipt of order”. Number of days for delivery shall be presumed to include all weekends or holidays in the period. All offers shall be FOB Destination and shall include inside delivery to the delivery point specified.

1.5 DEFAULT

Should the successful submitter for any award made as a result of this solicitation fail to deliver a product in accordance with the specifications contained herein and within the time frame promised, the City of Kissimmee reserves the right to cancel the contract for default and to award this contract to the next most qualified offer. The submitter in default may be held liable for any added cost to the City of Kissimmee incurred as a result of such action.

1.6 LATE QUALIFICATIONS AND WITHDRAWL OF OFFERS

No qualification will be accepted after the published deadline for accepting qualifications in response to this solicitation. Qualifications may be withdrawn at any time prior to the official time set for the qualification opening. No modification or withdrawal of any offer received will be allowed after the time and date set for the official qualification opening.

1.7 DISCOUNTS

Submitters may offer cash discounts for prompt payment, however, any such discount offered will not be considered as a factor in determining the lowest submittal offered. Any other discounts should be reflected in the unit price qualification.

1.8 QUALIFICATIONS EVALUATION AND AWARD

All qualifications received will be evaluated based on one or more of the following factors:

price; quality of product offered; compliance with specifications; delivery; reputation of the submitter; previous contract’s proximity of parts and service; compatibility with similar, existing products; and any other factors detailed in the specifications. Award will be made to the lowest responsive and responsible submitter complying with the provisions of the Request for Qualifications, provided that such award is in the best interest of the City of Kissimmee.

The City of Kissimmee reserves the right to accept and /or reject any or all qualifications in whole or in part with or without cause; to waive technicalities; to make multiple awards on a line item basis; and accept the qualification which in its judgment, best services the interest of the City of Kissimmee. Submitters are cautioned that no communication with any City of Kissimmee employees involved in the evaluation process is authorized during the qualification evaluation process unless such communication is originated by the City of Kissimmee for the purpose of clarifying the qualification or proposal. Questions regarding the status of any qualification or should be directed to the Purchasing Coordinator.

Qualification awards will be posted in the Purchasing Office after Commission approval.

Submitters are responsible for following up on the status of any qualification. The City of Kissimmee will only notify the successful submitter(s).

Once a submitter is selected based on their qualifications, a subsequent developer agreement will be drafted. Terms therein will be consistent with and based on this solicitation and bidder’s responsive submittal.

1.9 BILLING AND PAYMENT

The City of Kissimmee will pay all proper invoices submitted for supplies and/or services within 30 calendar days. To be considered a proper invoice, it must be submitted in 2 copies to the City of Kissimmee Accounting Department, 101 Church Street Kissimmee, FL 34741, show the Vendor FEID Number, the purchase order number and be based on proper delivery installation or provision of goods or services to and accepted by The City of Kissimmee. The payment cycle will not start until all the above requirements are met.

1.10 SAMPLES

The City of Kissimmee may, at its discretion, require submission of samples for inspection and testing. When specifications require such submissions, all costs for such samples, including postage, will be the responsibility of the submitter. Samples that are not consumed in the evaluation process or determined necessary for comparison with future deliveries may be returned at the submitter’s request and expense. The City of Kissimmee will not be held liable for any sample provided.

1.11 SILENCE OF SPECIFICATIONS

The silence of these specifications regarding exact details of any product or service required shall be regarded as meaning that only the best commercial practices will prevail and that only materials of first quality and correct type, size, or design are to be used. All workmanship will be first quality. Unless otherwise specified all products provided as a result of this solicitation will be new, unused, the latest model in production, and in compliance with the enclosed specifications.

1.12 USE OF BRAND NAMES

Unless otherwise stated, the use of brand names in specifications is not intended to restrict any offer. Brand names are only used to illustrate the type and quality of product acceptable for this solicitation and to provide a simplified specification. Submitters should feel free to propose any equal item provided that all exceptions to these specifications are clearly identified and explained and definitive specifications for the item being proposed including product literature, cuts or samples are included with the qualification. The City of Kissimmee reserves the sole right of final determination of product equivalency.

1.13 WARRANTY

All warranties for products or services provided under any contract resulting from this solicitation will meet or exceed that warranty offered the providers most favored customer and in no instance will be less than unlimited twelve-month non-prorated warranty. If individual specifications contained herein require a warranty in conflict with this provision, the warranty provisions of the individual specification shall prevail.

1.14 ADDENDUMS

In the event modifying addenda to the basic solicitation are issued the City of Kissimmee will attempt to provide such addenda to all vendors who have been furnished qualification packages. However, it shall be the submitter’s responsibility to verify with the Purchasing Office before the qualification is submitted whether or not addenda have been issued and to obtain such addenda for submission with the qualification. Receipt of any addenda issued must be acknowledged on the qualification schedule.

1.15 QUALIFICATIONS CERTIFICATION

By signature on this qualification, submitter certifies or in the case of a joint qualification each party certifies that:

A. It has not given, offered nor intends to give at any time economic opportunity, future employment, favor or gratuity in any kind to any employee of the City of Kissimmee in connection with this qualification.

B. That the submitter has not divulged or discussed its offer with other submitters.

C. Prices offered have been determined independently without collusion with other submitters for the purpose of restricting competition.

D. No attempt has been made to induce any potential submitter to submit or decline to submit an offer in response to this solicitation.

1.16 “NO QUALIFICATION” RESPONSE

Vendors electing to not submit qualifications in response to this solicitation should complete the attached “Notice to Submitters” form. Failure to return the form may result in your omission from future qualification lists.

1.17 CFPC

The City of Kissimmee participates in a Central Florida Purchasing Cooperative (CFPC). All bidders awarded contracts from this bid are encouraged to permit other active members of CFPC to participate in the contract under the same prices, terms, and conditions except that allowances may be made for differences in delivery costs.

1.18 COMPLIANCE WITH THE JESSICA LUNSFORD ACT

If applicable, compliance with the Jessica Lunsford Act will be required by Contractor.

1.19 CONE OF SILENCE – The Cone of Silence is designed to protect the integrity of the procurement process by shielding it from undue influences prior to the execution of the award. The Cone of Silence is defined as the period beginning with the issuance of the solicitation document and continues through the execution of the award document. During this time vendors, service providers and the like are prohibited from all communications regarding the solicitation with City staff, City consultants, City legal counsel, City Agents, or elected officials. Any bidder who attempts to influence a member or members of the aforementioned shall be disqualified from continued participation in the procurement process with regard to that particular solicitation.

Exceptions to the Cone of Silence –

• Written communications directed to the Procurement Officer;

• All communications occurring at pre-bid meetings;

• Oral presentations before publicly noticed committee meetings;

• Procurement of goods and services for Emergency situations; and

• Contractors already on contract with the City to perform services for the City are allowed discussions necessary for the completion of an existing contract.

1.20 PROTEST

Any protest must be made within three (3) days following posting of the qualification award.

Protest procedures are available from the City of Kissimmee Finance Department 4th Floor Attn: Purchasing Division, 101 Church Street, Kissimmee, FL 34741.

Notice of decision or intended decision concerning a bid solicitation or award may be given by posting the bid tabulation or recommended award at the location where the bids were opened or posted electronically on the City’s website www.kissimmee.gov. Failure to file a protest within the deadlines prescribed shall constitute a waiver of protest proceedings.

2.0 SPECIAL PROVISIONS:

2.1 PUBLIC ENTITY CRIMES: "A person or affiliate who has been placed on the convicted vendor list following a conviction for a public entity crime may not submit a qualification on a contract to provide any goods or services to a public entity, may not submit a qualification on a contract with a public entity for the construction or repair of a public building or public work, may not submit qualifications on leases of real property to a public entity, may not be awarded or perform work as a contractor, supplier, subcontractor, or consultant under a contract with any public entity, and may not transact business with any public entity in excess of the threshold amount provided in Section 287.133,F.S., for CATEGORY TWO for a period of 36 months from the date of being placed on the convicted vendor list".

2.2 PRE-BID CONFERENCE: Mandatory pre-bid will be held 10:00AM May 21, 2025 in the

Development Services Building Conference Room, 101 Church Street, Kissimmee, FL 34741.

2.3 CLARIFICATION OF REQUIREMENTS: Questions regarding clarification or interpretation of the technical specifications and/or non-technical nature regarding this solicitation must be addressed IN WRITING to Debbie Luke, Purchasing Coordinator at 101 Church Street, Kissimmee, Florida 34741 OR BY EMAIL to procurement@kissimmee.gov not less than seven (7) days prior to the RFQ opening date. Phone inquiries will not be responded to.

However, unless modified by a written addendum issued by the Purchasing Coordinator, the specifications and conditions contained herein stand as stated. Verbal communications are neither authoritative or binding. Any verbal interpretation in conflict with these http://www.kissimmee.gov/ mailto:procurement@kissimmee.gov specifications as written should immediately be directed in writing to the Purchasing Coordinator for the City of Kissimmee. Any interpretation provided to any submitter in response to inquiries regarding this solicitation which may affect the outcome of this qualification will be furnished in writing to all submitters who have received qualification packages.

2.4 No minor children are permitted to accompany submitters during pre-qualification conferences, qualification opening or site tour.

2.5 INDEMNITY: The Contractor will indemnify and hold harmless the City of Kissimmee from and against all claims, damage loss, and expenses arising out of, or resulting from, the performance of their operations under this contract.

The Contractor shall be responsible for initiating, maintaining, and supervising all safety precautions and programs in connection with the service.

The Contractor shall take all reasonable precautions for the safety of, and shall provide all reasonable protection to prevent damage, injury or loss to:

• All employees on the job and all other persons who may be affected thereby.

• All the work, materials, and equipment, whether in storage on or off the site, under the care, custody, or control of the Contractor; and

• Other property at the site including trees, shrubs, lawns, walks, pavements, and roadways.

The Contractor shall comply with all applicable laws, ordinances, rules, regulations, and lawful order of any public authority bearing on the safety of persons or property or their protection from damage, injury, or loss.

In any emergency affecting the safety of persons or property, the Contractor shall act, at his discretion, to prevent threatened damage, injury or loss.

2.6 A link to this website is available through the City’s Web Page http://www.kissimmee.gov, under the Finance Department, Purchasing. Notice of Award, Qualifications currently available, and Tabulation sheets are available Online. Submitters, who do not have Internet access, may request a copy of the tabulation by enclosing a stamped, self-addressed envelope with the Qualification response.

2.7 FEES AND LICENSURE COST: This bid requires the following fees/licensure; proof of a valid Business Tax Receipt from the jurisdiction of the bidder's place of business.

2.8 REVIEW OF SUBMITTERS AND QUALIFICATIONS

In-person reviews may be conducted with responsible submitters who are deemed reasonably susceptible of being selected for award, for the purposes of assuring full understanding of: (a) conformance to the solicitation requirements, (b) the abilities of the submitters, and (c) the proposal submitted.

Submitters shall be available for presentations and/or interviews with the evaluation committee upon reasonable notification from the Purchasing Division. The date(s) and time(s) of any such presentations interviews shall be determined solely by the City and may be closed to the public in the discretion of the Purchasing Coordinator, and to the extent permitted by law.

http://www.kissimmee.gov/

3.0 SCOPE OF WORK

A. INTRODUCTION

The City of Kissimmee and the Vine Street Community Redevelopment Agency (VSCRA) are requesting qualifications for the acquisition and redevelopment of a key site, located at 2211 W. Vine Street and a vacant lot that extends to Thacker Ave known hereinafter as the “Kmart site.” Located within the North of Vine subdistrict (NOVI), the Kmart site is the single largest redevelopment site within the VSCRA district. The City and VSCRA are seeking a master developer to undertake the redevelopment of this 22-acre site. The City and VSCRA envision a mixed-use development with a density of 20-40 du/ac and up to a 6.0 FAR, that implement the VSCRA’s Master Redevelopment Plan. The site includes a 143,600 square foot two-tenant strip-style plaza. The former Kmart space is approximately 106,000 square feet and closed in 2017. The former Big Lots space is approximately 37,600 square feet and closed in 2025.

Project Location Map

B. ABOUT THE VINE STREET CRA

In 2012, The City of Kissimmee established the Vine Street CRA, a highway corridor CRA providing regional transportation access, generating a strong economic base for the City, and contributing to the overall image of Kissimmee. The vision for the Vine Street corridor is to transform the existing strip‐style, highway commercial development into a connected series of mixed‐use, urban scale neighborhoods and villages. This vision is predicated on implementing a multi‐modal transportation strategy for the corridor and the adjacent Downtown CRA which promotes walking, biking, shorter auto trips, and the provision of various forms of transit.

The Vine Street CRA Master Plan refines the development vision and provides guidance on specific public sector improvements to enhance corridor aesthetics and help position the https://www.kissimmee.gov/Business-Development/Community-Redevelopment-Agencies-CRA/Vine-Street-CRA https://acrobat.adobe.com/id/urn:aaid:sc:va6c2:da92484a-9b27-458d-8dff-d854c8ac3cd0 corridor for new private sector investment. Since the CRA was established in 2012, the City has made a fundamental shift in its land use and transportation policies to transform its auto centric, suburban development patterns into more compact, mixed-use patterns that support more walking, biking, transit ridership and shorter automobile trips.

The Vine Street CRA is home to the Kissimmee/Osceola County Chamber of Commerce, which represents approximately 900 small, medium and large companies, organizations and governments. The Vine Street CRA also includes Valencia College, Osceola Campus, which received an award for being the best community college in the nation. Also, located in the Vine Street CRA is the Shingle Creek Regional Park and the Shingle Creek Regional Trail, which are the headwaters of the Everglades.

C. KEY VINE STREET CRA DATA

• Population 4,968

• Employment 8,574

• Businesses 1,273

• Median Age 38.6

• Median Household Income $42,396

• Average Daily Traffic 66,711

(Source: U.S. CENSUS BUREAU; ESRI 2024 ESTIMATES, FDOT)

D. SITE HISTORY

In 1971, Florida Carolina Land Development Incorporated purchased the vacant property.

The developer subsequently developed a two-tenant strip-style plaza on the property. In 1978, Publix opened in the smaller space and Kmart opened in the larger space. In 2000, Publix moved and the space remained vacant until Big Lots opened in 2010. In 2017, Kmart closed and the space remains vacant. In March 2025, Big Lots closed and the space is currently vacant.

The Thacker Avenue parcel has remained vacant. In 2012, the site began serving as a dry retention pond for the adjacent Race Trac gas station, located at 2001 W. Vine Street.

E. KEY PROJECT OBJECTIVES

Demolition of Existing Strip Plaza

The VSCRA will not consider any proposals that involve repurposing the current 143,600 square foot, two-tenant strip plaza. Proposals that incorporate the existing plaza will not be accepted. All submissions must focus on redeveloping the site with the intention of demolishing the existing building.

Integration with adjacent sites

The ideal project would create a seamless connection with the neighboring properties. To the north of the site, there is a plaza, and to the southeast, a locally owned grocery store.

The VSCRA seeks a design (Appendix A) that fosters a cohesive connection between these adjacent sites, enhancing accessibility and the overall community experience.

Significant Residential Component

The Kmart site represents the greatest potential for private sector investment within the VSCRA area. As such, it is expected that future development will contain a mix of uses and most importantly, residential uses when completed. The ideal project will create housing that is attainable to a mix of income groups (very low-income, low-income, and moderate income) in addition to market rate housing.

Employment Opportunities

Workforce development and job creation are key priorities for the City of Kissimmee. The project should create employment opportunities for neighborhood and city residents and increase the number of jobs offering a living wage.

Retail

The project should offer opportunities for retail businesses that meet the needs of local residents, including a variety of products and price points. Examples include grocery and specialty markets, pharmacies and health stores, cafes, restaurants, bars, gyms and boutique fitness studios, pet services, hair and beauty salons, and more.

Extension of Street Grid

Columbia Avenue lies to the north of the site, and Thacker Avenue to the east, offering an opportunity to extend the street grid system. The redevelopment of the Kmart site provides the VSCRA with the chance to carefully integrate extensions to the grid, improving both north-south and east-west connectivity. By extending streets through the site without disturbing the existing built form, the project may create seamless connections that benefit the surrounding area.

Bicycle & Pedestrian Connectivity

As the corridor continues to grow, it will be important to create an active pedestrian-oriented development to serve employees, patients and visitors. In addition, the Kissimmee Bicycle and Pedestrian Master Plan revealed a significant amount of bicycling and pedestrian activity along Vine Street. Redevelopment of the Kmart site would ideally provide the ability to walk and bicycle safely due to the inclusion of managed vehicle speeds on pedestrian scaled streets.

Sustainable Development

Green buildings and infrastructure have been proven to deliver a return-on-investment and contribute to healthier, more vital ecosystem. The VSCRA desires that the project incorporates natural solutions for the drainage, heat, air and water quality. Additionally, a sustainable mixed-use development will integrate energy-efficient design, green spaces, and a blend of residential, commercial, and recreational areas, promoting environmental responsibility and community well-being.

Community Benefit

The VSCRA desires to see this property redeveloped to its full potential as a destination mixed-use development site. As such, this site should offer a complete mix of live, work, and play options for residents within the area. The redevelopment of this site should include significant publicly accessible spaces such as parks, recreation facilities, or community event spaces. Additional components to add to community benefit could include restaurant and retail space, public art components, or development that promotes general health and well-being within an urban environment. Prospective developers are strongly encouraged to study the input from neighborhood organizations and neighboring property owners/occupants in preparation for a response to the RFQ. The successful developer will clearly articulate the benefits its proposal provides to the neighborhood residents as well as to the entire city.

F. VISION AND CONCEPT

The Vine Street CRA (VSCRA) is currently in the process of updating the Vine Street CRA Redevelopment Plan. Phase One, which focused on Assessment and Evaluation, placed significant emphasis on the Kmart site. The study identified a range of in-demand uses for the site, including:

• Mixed-Use Development

• Commercial Spaces & Restaurants

• Container Park

• Gathering Spaces

• Wide & Shaded Walkways

• Outdoor Seating

• Cultural and Entertainment Activities

• Indoor Recreation

Furthermore, the Kmart site is located within the NOVI (North of Vine) district, where the VSCRA envisions a town center-style development, combining multi-story mixed-use residential spaces with commercial and supportive services. Considering the site’s context, the VSCRA encourages proposals that align with its goals and vision for the area.

In summary, the Kmart site represents a unique opportunity to create a dynamic mixed-use development that not only offers residential and commercial growth, but also enhances the area’s distinctive character through thoughtful design. The VSCRA believes such a development, incorporating urban design principles, will contribute significantly to the vibrancy and identity of the City.

https://acrobat.adobe.com/id/urn:aaid:sc:VA6C2:e4cf6eea-b35c-4e76-a5da-4b3cb24b73a5 https://acrobat.adobe.com/id/urn:aaid:sc:VA6C2:e4cf6eea-b35c-4e76-a5da-4b3cb24b73a5 https://storymaps.arcgis.com/stories/c327e87b35ff45b08dc7cffd46786386 https://storymaps.arcgis.com/stories/c327e87b35ff45b08dc7cffd46786386

Conceptual design

G. ZONING AND FUTURE LAND USE

In 2020, the City of Kissimmee adopted a Form-Based Code, which builds on current standards and provides flexibility while maintaining standards for heightened design/development within the City. Per the Land Development Code, Chapter 14-5, the property is zoned T5-U ((Mixed-Use Urban Core) Transect, which has a maximum building height of five stories, with an additional three-story bonus. The T5-U transect allows for a wide range of commercial, office, residential, hospitality accommodations and other uses.

The Future Land Use is MU-V (Vine Street), which promotes a wide range of uses and a high intensity of development.

H. OWNERSHIP OF PROPERTY

This is an RFQ for the acquisition and redevelopment of the site. The properties associated with this offering are owned by the VSCRA. The VSCRA will grant the option to purchase the entire site through a Purchase Option Agreement, which will be outlined in af negotiated development agreement.

There may be other adjacent property, privately owned and controlled, that could be considered as part of development options. The VSCRA cannot commit such private property but would be supportive to the extent appropriate to facilitate further public-private partnering.

https://library.municode.com/fl/kissimmee/codes/code_of_ordinances

I. PUBLIC/PRIVATE PARTNERSHIP

The VSCRA is aware of the variety of financial tools and development incentives that have been effectively used by other communities to redevelop urban areas. The VSCRA is committed to forming a public/private partnership with the selected project developer. This support may include CRA reimbursement of demolition costs and a 100% waiver of all development fees (excluding school impact fees) if the property is purchased at or above its appraised value. Additional incentives could include tax-increment financing rebates or grants. The VSCRA will invest funds to meet the project objectives of this RFP. Funds will be approved based on the community benefit achieved. The developer must demonstrate to the VSCRA that such benefits exist and are compatible with the entire proposal. The VSCRA will only offer incentives for demolition of the existing building, public facilities and/or infrastructure improvements related to the project. These potential incentives will be discussed and addressed during the development of a formal development agreement.

Funds will be approved based on the community benefit achieved.

J. CURRENT SITE CONDITIONS

Both 2211 W. Vine Street and the Thacker Avenue parcel contains several easements, which may impact future development by limiting the placement of structures or requiring access for utility maintenance and other legal rights of use.

K. SUPPORTIING DOCUMENTS

To better understand the VSCRA’s objectives, as well as the opportunities and constraints for redeveloping the site(s), the following documents are available in electronic format and may be obtained at https://www.dropbox.com/sh/n46gv2tzhljoi2r/AAAaizwOd8rNEgiZjTcHJ6Z_a?dl=0.

• VSCRA Master Redevelopment Plan

• VSCRA boundary map

• Kissimmee Bicycle and Pedestrian Master Plan

• Regional Stormwater Facility Study

• Boundary surveys

• Phase I environmental site assessment

L. SUBMISSION REQUIREMENTS

At a minimum, the following must be submitted with your qualifications one (1) original, one (1) electronic version on CD and eight (8) copies of all documents:

1. Cover letter describing the composition of the development team, each member’s relevant experience, and the key personnel involved. Clearly identify probable role(s) as principal, consultant, general partner, designer, or other. Please clearly identify any team members having permanent local offices in the Kissimmee area and address the familiarity of the team or individuals with downtown Kissimmee. Also, please address whether the members of the team have previous experience working together or in Kissimmee.

2. A signed letter attesting that the respondent has read and understands all procedures outlined in this RFQ (Use Attachment A).

3. Provide a description of at least three (3) examples of development projects completed within the last ten years that the respondent determines most relevant to the VSCRA’s proposed vision and concept. The focus should be on the relevant issues, problems, https://www.dropbox.com/sh/n46gv2tzhljoi2r/AAAaizwOd8rNEgiZjTcHJ6Z_a?dl=0 obstacles overcome and opportunities realized as a result of the respective team member’s involvement. Specify previous role(s) as principal, consultant, general partner, designer, or other, as applicable. In particular, identify any projects that were public-private partnerships and explain the level and nature of that experience and the roles of the team members. Project descriptions must include details addressing the square footage, number of units, parking, year of construction, methods of financing and current project status.

4. Provide a description of the team’s and principals’ financial capacity and capability to successfully finance new projects of this scope and scale, which may be submitted in a sealed envelope.

5. Provide a detailed pro forma for the proposed development project. The pro forma should include comprehensive financial projections, such as anticipated costs, expected revenue, and any assumptions made in your calculations. Additionally, please outline key financial metrics such as return on investment (ROI), net operating income (NOI), and cash flow projections. This information will help us assess the financial feasibility and long-term sustainability of the project.

6. References from three (3) projects (with names, addresses, phone numbers and email addresses), the respondent deems relevant to the proposed development objective. If there is more than one member of the proposal team, provide three (3) references for each.

Selected references will be contacted.

7. A general or conceptual proposal for the development of the Kmart Site (proposals must be for the entire site), consisting of a minimum of a bubble plan or site sketch. The selection committee should be able to determine the development team’s overall concept for the site, understanding that if chosen, the details will change as the development process unfolds.

The submissions must be received by 2:00p.m. July 22, 2025 and should be addressed as follows:

City of Kissimmee Finance Department 4th Floor

Attn: Purchasing Division 101 Church Street

Kissimmee, Florida 34741

M. SELECTION CRITERIA

Firms will be evaluated based on the following criteria:

1. Professional Abilities/Experience (35%)

a) Relevant development/redevelopment experience

b) Relevant Private/Public Partnership experience

c) Relevant Experience of this project size and scope

d) Ability/Capacity to Produce Services in a timely manner

2. Concept Development/Overall Vision (30%)

a) Meets Zoning and Form Based Code Requirements

b) Creative/Innovative Design and sustainability solutions

c) Meeting the VSCRA goals and objectives

d) Vision is well thought out, will add value to the VSCRA district, and is likely to attract additional investment

3. Financial Feasibility (25%)

a) Sufficient evidence of financial ability

b) Demonstration of project financial feasibility

4. Development Schedule (10%)

a) Project commencement

b) Project Schedule Clearly Delineated

A selection committee comprised of staff and key VSCRA stakeholders will evaluate all proposals.

The development team must make an oral presentation to the selection committee. The VSCRA reserves the right to reject all submittals and not award a contract as a result of this request.

APPENDIX A

Design Examples

Attachment A:

Understanding of RFQ Procedures, Terms and Conditions

(To be returned with qualifications submission)

Invitation to Submit Qualifications City of Kissimmee, Florida

RFQ2020-006

I acknowledge I have read and understand all procedures and requirements of the above referenced RFQ and have complied fully with the general terms and conditions outlined in the

RFQ.

Development Team: ______________________________________________

Representative’s Signature: _____________________________________

Representative’s Printed Name: __________________________________

Date: ___________________

Attachment B:

REFERENCES:

Bidder shall submit as a part of their Bid submittal, a minimum of three (3) customer references for similar products which your firm has provided within the last three (3) years.

Reference #1:

Name:___________________________________________________________________ Address:_________________________________________________________________ Telephone No.:_____________________________ Fax No.:_______________________ Contact:_________________________________________________________________ E-mail:__________________________________________________________________

Reference #2:

Name:___________________________________________________________________ Address:_________________________________________________________________ Telephone No.:____________________________ Fax No.:________________________ Contact:_________________________________________________________________ E-mail:_________________________________________________________________

Reference #3:

Name:___________________________________________________________________ Address:_________________________________________________________________ Telephone No.:____________________________ Fax No.:________________________

Reference #4:

Name:___________________________________________________________________ Address:_________________________________________________________________ Telephone No.:____________________________ Fax No.:________________________

City of Kissimmee