Public/private partnership (P3) doral 10

The City of Doral is seeking responses for a public-private partnership to redevelop approximately 10 acres of City-owned land known as DORAL 10, with proposals due June 23, 2026 at 2:00 p.m. via the OpenGov Procurement Portal. This is an Invitation to Negotiate (ITN) structured as a 99-year land lease in which the City retains fee simple ownership.

The development must integrate an age-restricted 55+ residential component with a complementary commercial component. The selected respondent will be responsible for financing, design, permitting, construction, operations, maintenance, and reinvestment over the lease term. The City expects revenue participation through percentage of Gross Revenues and transfer participation on approved capital events and monetization transactions; base rent and economic participation structure are negotiable.

Minimum qualifications include active legal entity status, demonstrated experience with comparable-scale projects, liquidity equal to 15% of total estimated development cost, net worth equal to 35% of total estimated development cost, completion of at least two comparable projects as principal developer, and identification of guarantor entities. A negotiation deposit of $50,000 and reimbursement agreement are required from the selected proposer; the City's third-party transaction cost reimbursement is capped at $100,000 unless otherwise approved.

The City will evaluate proposals based on overall best value, financial capacity, deliverability, quality of development concept, public benefit clarity, and long-term municipal value alignment rather than highest nominal rent. Proposals must include a Public Benefit Matrix identifying measurable commitments regarding affordability, resident services, 55+ operating protections, neighborhood commercial value, mobility/access, sustainability, and local economic benefits.

The pre-submittal conference is scheduled for June 2, 2026 at 10:00 a.m. at City Hall. Questions are due June 9, 2026 at 5:00 p.m. Following proposal submission, Phase I evaluation will proceed with subsequent phases including presentations, Q&A sessions, negotiations, and Best and Final Offers if requested, all noticed separately under Florida's Sunshine Law. The target period for final transaction documents is 90 days from selection, subject to City-approved extension. Development is subject to all required zoning, land use, and permitting approvals, which remain the respondent's responsibility, though the City may consider land use and zoning amendments if compatible with its Future Land Use Map and Comprehensive Plan.