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AGENDA
SPECIAL CALLED CITY COUNCIL MEETING
May 27, 2021
5:30 P.M.
1. OPEN MEETING
2. INVOCATION
3. PLEDGE OF ALLEGIANCE
4. ITEM # 1737
RFP #021.01 Milton Downtown Waterfront Marina, Residential &
Mixed-Use Development Opportunity
5. ADJOURN/RECESS
Pursuant to the provisions of the Americans with Disabilities Act, any person requiring special accommodations to participatein
this meeting is asked to advise the City at least 48 hours before the meeting by contacting City Hall, 6738 Dixon Street, Milton, or
by calling 983-5410.
“If any person decides to appeal any decision made by the board, agency, or commission, with respect to any matter
considered at such meeting or hearing, he or she will need a record of the proceedings, and that for such purpose,
he or she 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 based.” FS 286.0105
1
2021-05-27 Special Called City
Council Meeting

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AGENDA ITEM #1737
CITY OF MILTON
CITY COUNCIL
AGENDA ITEM SUMMARY
☐ C.O.W. ☐ Executive ☒ Council
Meeting Date: 5/27/2021
☒ Action ☐ Discussion
Committee: Economic Development
Department and Division: Office of Economic Development
Title: RFP #021.01 Milton Downtown Waterfront Marina,
Residential & Mixed-Use Development Opportunity
Background: On January 20, 2021, City Council authorized the release
of RFP #2021-01. The deadline for submission was April
16, 2021. The RFP sought proposals from experienced
individuals or firms interested in developing a marina,
residential, restaurant/entertainment, and mixed-use
development project on seven (7) city-owned waterfront
properties totaling 7.9 +/- acres along the Blackwater
River. Two (2) responses were received by the deadline.
Blackwater Development Group and Jones South
Development, LLC. Both submissions were deemed
eligible and the proposers were invited to make an oral
presentation. Prior to the presentations, the Jones South
Development proposal was withdrawn. On May 6, 2021, at
5:30 p.m., Blackwater Development Group made a public
presentation of their concept.
A group of Reviewers were selected to hear the oral
presentations, review the written materials, and score the
proposal. The group did not meet as a committee,
communicate with each other, nor make a recommendation
to Council. Their score sheets and comments are attached

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to this agenda item. The scores are based on the criteria in
the RFP. The Reviewers were:
o Mr. John Griffing, SIOR, CRE. Senior Broker/Past
President, NAI Halford Commercial Real Estate
o Mr. Scott Sallis, AIA. Owner and Principal
Architect, Dalrymple-Sallis Architecture
o Mr. Larry Strain, Commercial Banker, Synovus
Bank
o Ms. Cynthia Cannon, AICP, Assistant Director of
Planning, City of Pensacola
o Mr. Mike Morette, President, Morette Company
General Contractors
Reviewers were allotted until noon, May 10, 2021 to
submit their scores and comments. All reviews were
received by the deadline. The scores are a tool to assist
Council in the selection process.
The Blackwater Development Group will make a
presentation to Council at a special called meeting solely
on the topic of the RFP.
Summary: The remaining respondent to RFP #2021-01 will make a
presentation to City Council and Council will direct staff
for the next steps in the process.
Recommendation: Receive the presentation. Deem Blackwater Development
Group the best and most responsive submission for RFP
#2021-01 and authorize the City Manager, City Attorney,
and staff to negotiate an agreement for development that
will be returned to Council for approval.
Attachments: 1. RFP #2021-01
2. Reviewers Score Sheets
3. Blackwater Development Group RFP Response
(previously provided)

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FISCAL IMPACT ANALYSIS
A. Summary of Fiscal Impact: The terms and conditions of this RFP are unknown at this
time. However, if realized, the project will make substantial improvements to the City’s marina
and waterfront, generating additional ad-valorem taxesand utility customers.
Fiscal Years 2021 2022 2023 2024 2025
Capital
Expenditures
Operating Costs
External Revenues
Program Income
In-Kind Match
NETFISCALIMPACT
FTEIMPACT
Is Item Included In Current Budget? Yes ☐ No☒
Budget Account No.: Fund0000 Department0000
B. Recommended Sources of Funds/Summary of Fiscal Impact: N/A
C. Department Fiscal Review: ________________________
REVIEW COMMENTS
A. Legal Sufficiency: ______________________
City Attorney
B. Other Department Review: _______________________
Committee Assignment:
☐Administration ☐ Finance ☐Growth & Dev ☐Parks & Rec
☐Public Safety ☐Public Works ☐Stormwater ☐LEAP ☒Econ.Dev.
Committee Recommendation:
☐Move toExecutive ☐ Move to Council ☐Continue in Committee
☐Referred to Sub-Committee ☐ Tabled ☐Closed

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City of Milton
P.O. Box 909, MILTON, FL 32572
Phone: (850) 983-5438 Fax: (850) 983-5415
Milton Downtown Waterfront Marina, Residential & Mixed-Use Development Opportunity
Executive Summary:
The City of Milton, FL (City) (pop. 10,690) is seeking proposals from experienced individuals or firms
interested in developing a marina, residential, restaurant/entertainment, and mixed-use development project on
seven (7) city-owned waterfront properties totaling 7.9 +/- acres along the Blackwater River. Qualified
respondents must demonstrate the ability to design, finance, and construct projects in accordance with the terms,
conditions, and specifications contained in this Request for Proposal (RFP).
Community Overview:
Milton is located in Santa Rosa County, an urban, suburban, and rural county in the far western portion of the
Florida Panhandle. The City of Milton is among the oldest cities in Florida, incorporated in 1844 under the
Florida Territorial Acts of 1844. This makes Milton older than Florida, which was granted statehood in 1845.
Milton is the county seat for Santa Rosa County, which is a part of the two-county Pensacola Standard
Metropolitan Statistical Area. The City of Milton and the nearby areas of Pace, Navarre, and Gulf Breeze can be
considered suburbs of the City of Pensacola because they are located within easy driving distance of the
Pensacola urbanized area, a population center containing over 480,000 persons. Milton is a vital, progressive
city able to maintain the fine balance between small town charm and modern urban life. The area includes a
variety of key industries, top-rated school systems, low cost of living, low taxes, and a wide variety of
recreational activities. While there is growth, historic preservation remains important, as exhibited in the city’s
nationally registered Downtown Historic District.
Santa Rosa County contains three incorporated municipalities of which Milton is the largest. The City’s
population has grown 19.5% from 2010 to 2019, eclipsing 10,000 for the first time in history. Santa Rosa
County (population 174,887) is one of the fastest growing counties in Northwest Florida and the nation.
Growth in the county, over 18% from 2010-2019, has traditionally focused in the southern portion of the
county. That expansion has now expanded to the central and northern portions of the County. Santa Rosa
County has a total land area of approximately 647,430 acres, possesses a multitude of natural resources, and has
one of the lowest costs of living in the State of Florida. These factors combined, make Santa Rosa County one
of the most desirable locations in the nation for a family to make a home and for industry to locate their
activities. The beautiful Gulf Coast waters and beaches, the pure water rivers, and expansive bays make the area
ideal for boating, camping, canoeing, fishing, and all other water sports. These attributes combined with Santa
Rosa County’s fine climate, which allows at least nine months a year for outside activities, are magnets that
attract many families and new business to Santa Rosa County.
Running through the historic downtown, the Blackwater River, classified as one of the last “pristine” sand-
bottom rivers in Florida, is the heart of the City. The river winds approximately 2.1 miles through the City
limits. Including the City’s public park on the east bank of the river, there are over 2.75 miles of riverbank
within the City limits. The City serves as a launching site for outdoor adventures in all directions. In addition
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to the river, to the north, the Blackwater State Forest and Park offers a natural oasis with camping, fishing,
equestrian and other outdoor activities. To the east and west lay Blackwater and Escambia Bays, both leading
to the Santa Rosa Sound and the sugar-white sands of Navarre and Pensacola Beach to the south. The EASI
Quality of Life Index for Milton is 136 (US Average 100). The EASI Best Weather Index is 184 (US Average
100). Milton ranked the 36th safest city in Florida.
Vital to the future of the City of Milton is Naval Air Station Whiting Field, located approximately 5 miles to the
north of the City. NAS Whiting Field produces approximately 1,200 new Navy, Marine, Air Force and Coast
Guard Aviators annually. Approximately 11% of all United States Department of Defense (all branches) flight
hours annually are flown at NAS Whiting Field. This makes NAS Whiting Field the busiest airfield in the
United States. This cadre of flight students represents a large target population for this project and the City of
Milton. They represent a young, educated, employed, high-income demographic all communities desire.
Attraction of this specific cadre of individuals to live, work and play at this project site, should be given specific
consideration.
Market analysis provided by NEXTSite, shows the highest market demands are General Merchandise ($110M),
Grocery ($99M), Full and Limited Service Restaurants ($89M), and Health Care ($57M). The 3 mile-radius
population is 27,063 with an average household income of $63,374. The regional trade area has a population of
56,427, with 20,642 households. The average age is 40.22 with a median income of $58,126 and average
income of $67,373. Additional detailed market research from NEXTSite is available upon request.
Recently, the City completed the Carpenters Park Splash Pad, located 2 blocks north of the marina property
identified in this RFP. Jernigan’s Landing Festival and Event Area, located 0.5 miles south of the project sites,
was completed in 2019, providing a community gathering space for festivals, concerts, and other events. A new
disc golf and BMX track are under construction. Currently, the City is about to embark on a $33M new
Wastewater Treatment Plant construction, doubling the current system capacity. A new $8M grocer and
outparcel development project is in the final approval stage. A new county courthouse is under construction
which will open additional redevelopment opportunities downtown. Over the next 2-3 years, an additional 200
new housing units, that are in various stages of the approval process, will be built. Further out, a new
amphitheater is being planned. The City of Milton is poised for a renaissance. The project(s) envisioned in this
RFP are seen as a catalyst to spur the growth envisioned and seize upon the momentum started by the recent
projects.
The Project:
The City has been assembling riverfront property for redevelopment on the west bank of the Blackwater River.
The objective of this RFP is to revitalize the former marina, provide for residential development and stimulate
investment in underutilized land to create a mixed-use destination. The city-owned property available for
development is approximately 7.9 +/- acres along Broad Street, at the northern edge of the City Limits. It is
anticipated, based on market demand, that the preferred mixed-use project on the lands available in this RFP
will consist of residential (1-, 2-, 3-bedroom upper floor apartments) with potential for restaurant/entertainment,
marina, retail and commercial uses and associated parking on the ground floor. All proposals should enhance
the quality of life for Milton area residents and visitors. A successful project will add vibrancy and enhance the
public access to the waterfront. Proposed projects should be respectful and compatible with the surrounding
area, but clearly signal a new direction for the Milton Waterfront. Development proposals may address any
parcel or combination of parcels identified in this RFP.
The City intends to establish a 50 ft. easement along the water’s edge to create a public park strip. This aspect
should be anticipated and detailed in the proposal. If additional parcels are acquired and dedicated to the
project, additional easements to allow expanded public access to the waterfront is highly encouraged and
desired.
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The marina aspect of this RFP is not mandatory. However, if any response does not contain a marina element,
the marina parcel will be reserved for a future RFP. Due to grant restrictions, the “North Marina” parcels must
include a marina use, but additional uses may be allowed. The “South Marina” parcel may be utilized for any
allowable use in conformance with the property’s zoning or rezoning.
Standard municipal utilities are in place and easily accessible to the subject properties. This includes City
water, sewer, and natural gas. Stormwater considerations are regulated by Santa Rosa County and should be
discussed in the proposal. As these parcels are directly adjacent to a protected natural body of water,
environmental considerations should be detailed in the proposal. Conservation of trees located on the properties
should be detailed.
The winning proposal will be consistent with the City’s vision for this area as articulated in the CRA and
Riverfront Master Plans. Creative alternatives are welcome. Proposals that pair the City parcels with other,
privately owned parcels to create a more expansive, dynamic project are encouraged and preferred.
Goals for the property:
• Return the parcels to maximum productive, tax generating use, including new City Utility customers
• Serve as a catalyst for further downtown and riverfront revitalization
• Develop new development opportunities
• Develop a connected, walkable, mixed-use environment with enhanced amenities and destinations
• Create an inclusive project that is reflective of the Milton Community
• Complies with the spirit and goals of the Downtown CRA Plan and the Riverfront Master Plan
Property (see attached maps for visual reference):
The Marina property currently supports the City’s marina operation with 17 wet slips and a boat ramp. Due to
grant restrictions, the North Marina Parcels must include marina services. A previous marina building has been
demolished and the property is vacant. The City of Milton employed Peter J. Smith and Company Inc. to
design the Riverfront Master Plan dated August 2013. Expansion of the marina operations were a part of that
plan. To that end, the City has borne the costs of engineering and permitting of the Marina projects’ movement
forward thus far. The City holds the submerged land lease and other permits beneficial to the property and
project. Currently there are seventeen (17) wet slips on the property and an additional ten (10) have been
permitted.
The Broad Street Property was acquired by the City in 2020 and derelict buildings have been demolished. The
property is currently vacant. The Monroe Street parcel is also vacant.
The properties identified in this RFP and the surrounding properties are located within the City of Milton
Brownfield Area. Prospective respondents should research the state of Florida incentives available to them under
this status.
The North Marina Properties (eastern terminus of Quinn Street, north of Quinn Street) consists of three (3)
parcels:
Parcel #1: 1.47 +/- acres https://www.srcpa.org/Map?parcel=03-1N-28-2530-00700-0177 Zoned C-3
Parcel #2: 0.26 +/- acres https://www.srcpa.org/Map?parcel=03-1N-28-2530-00700-017B Zoned R-3
Parcel #3: 0.3 +/- acres https://www.srcpa.org/Map?parcel=03-1N-28-2530-00700-017A Zoned R-3
The South Marina Property (eastern terminus of Quinn Street, south of Quinn Street) consists of one (1) parcel:
Parcel #4: 2.0 +/- acres https://www.srcpa.org/Map?parcel=03-1N-28-2530-00700-017C Zoned C-3
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Broad Street Properties (5340-5360 Broad Street) consists of two (2) parcels:
Parcel #5: 1.22 +/- acres https://www.srcpa.org/Map?parcel=03-1N-28-2530-00700-0130 Zoned R-3
Parcel #6: 2.24 +/- acres https://www.srcpa.org/Map?parcel=03-1N-28-2530-00700-0010 Zoned R-3
Monroe Street Property (eastern terminus of Monroe Street) consists of one (1) parcel:
Parcel #7: 0.41 +/- acres https://www.srcpa.org/Map?parcel=03-1N-28-2530-01000-0080 Zoned RC-1
Zoning:
The information below is the baseline information for each zoning district. The full information on zoning
can be found at this link:
https://library.municode.com/fl/milton/codes/code_of_ordinances?nodeId=PTIICOOR_PTIIIUNDECO_ART
6ZODIRE
It should be noted that the City will consider requests for rezoning necessary to achieve the goals stated in
this RFP.
R-3 Multi-Family Residential Zoning District: The R-3 Multi-Family Residential Zoning District is
intended to provide for an environment of various dwelling types permitted at higher development densities,
including single-family detached and attached, two-family, townhouse, condominium, and low to mid-rise
multi-family dwellings. Neighborhood-commercial, live-work units, and light intensity commercial uses and
services are encouraged. Furthermore, the District is intended to provide areas where a variety of housing
types will exist with and among neighborhood commercial and institutional uses while at the same time
creating a dominant architectural character and emphasizing pedestrian oriented activities and ease of access.
R-3
SF: 6,000 sf
2F: 10,000 sf
TH, CD: 3,000 sf of total project area/du
Minimum Lot Area
MF (3—4 du): 10,000 sf
MF (>4du): 10,000 sf + 1,500/du; Maximum Density = 15
Units/Acre
SF: 60'
2F: 80'
Minimum Lot Width TH: 16'
CD: —-
MF: 100'
SF, 2F, TH, CD: 900 sf;
Minimum Living Space (TH: 2—10 units required/bldg.)
MF: 750 sf
SF, 2F, TH, CD: 36'
Maximum Building Height
MF:36'*
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SF: 40%
Maximum Impervious Surface Area 2F: 45%
MF: 50%
Sightline, Minimum 20'
if none exist;
Minimum Front Setback SF & 2F: 20'
TH and CD: 25' with front yard off St. parking, 15' w/out;
MF: 15'
TH: 16' between adjacent bldgs.
Minimum Side Setback CD: 12' between adjacent bldgs.
SF, 2F, & MF: 10'
SF, 2F: 15'
Minimum Rear Setback
TH, CD, & MF: 20'
Minimum Open Space Refer to Subsection 12.4.
C-3 High Intensity Commercial Zoning District: The purpose of the C-3 High Intensity Commercial Zoning
District is to accommodate regional commercial centers, wholesale distribution, storage, and light
manufacturing. The C-3 District provides for large-scale development that may generate a sizeable amount of
traffic and typically requires significant off-street parking. High density multi-family development is allowed
and shall adhere to the standards required in the R-3 Zoning District.
C-3
Minimum Lot Area 20,000 sf
Minimum Lot Width 100' along Arterials
Minimum Building Height 18'
Maximum Building Height 48'
Maximum Impervious Surface 70%
Maximum 60 feet; Refer to Parking, Landscaping and Access
Minimum Front Setback
Management Standards*
Minimum Interior Side Setback 10', if adjacent to residential use, increase to 20'
Minimum Rear Setback Refer to Parking, Landscaping and Access Management Standards
Open Space Refer to Table 12.4.2
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R-C1 Residential Commercial District: The RC-1 Residential Commercial District is intended to be a
mixed-use district that will promulgate redevelopment of the downtown, historic, and riverfront areas of the
City. The district provides for a more intensely developed midtown and downtown area with a planned
mixture of residential, commercial, and office uses. Various ancillary uses and amenity features appropriate
for midtown and downtown areas are encouraged. Traditional Neighborhood development with an
interconnected network of circulation systems that facilitate walking, bicycling, and driving.
Standards for Residential Uses Standards for Non-Residential Uses
R-C1 R-C1
SF: 6,000 sf
2F: 10,000 sf
TH, CD: 3,000 sf of total project
Minimum Lot Area Minimum Lot Area None
area/du MF (3—4 du): 10,000 sf
MF (>4du): 10,000 sf +
1,500/du*
SF: 60'
2F: 80'
Minimum Lot Minimum Lot
TH: 16' None
Width Width
CD: —-
MF: 100'
Minimum Living SF, 2F, TH, CD, MF: 1,200 sf; Minimum Living
900 sf
Space CD, MF: Max units/acre: 6 Space
Maximum Building SF, 2F, TH, CD: 36' Maximum Building
36’
Height MF: 48'** Height
Maximum SF: 50% Maximum
Impervious Surface 2F: 55% Impervious Surface 75%
Area MF: 60% Area
Sightline, Minimum 25' if none
exist; SF & 2F: 25'
Minimum Front Minimum Front
TH & CD: 25' with front yard 10’
Setback Setback
off St. parking, 15' w/out;
MF: 15'
TH: 16' between adjacent bldgs.
Minimum Side CD: 12' between adjacent bldgs. Minimum Side 10'; if adjacent to a
Setback SF, 2F: 10' Setback residential use - 15'
MF: 10'
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Minimum Rear SF, 2F: 15' Minimum Rear 10'; if adjacent to a
Setback TH, CD, & MF: 20' Setback residential use - 15'
Minimum Open Minimum Open
Refer to Table 12.4.2 Refer to Table 12.4.2
Space Space
Flood Map Location
This site is currently located within FEMA Special Flood Hazard Areas, including Zone AE (100-year
flood), Zone X (500-year flood), and the Regulatory Floodway. Exact locations of each flood area should
be noted when preparing the submission and can be found at this link:
https://hazards.fema.gov/femaportal/prelimdownload/prelim/ProductsDownLoadServlet?pfiProdId=121
540 .
RFP Submission Requirements:
All submissions must include detailed and comprehensive proposals. All submissions become public record
upon submission. The City reserves the right to request additional information, or disqualify any proposal that
does not adhere to the requirements outlined in this RFP. Submission of a proposal indicates acceptance of the
terms and conditions of the RFP unless specifically noted in the submission. Proposals shall be submitted and
organized by the sections indicated below, and any proposal should include responses to each section,
regardless of the proposed use, location, or structure. The City reserves the right to waive any irregularity,
partial or split the award or reject all proposals at the City’s sole discretion.
1. Table of Contents:
The table of contents should outline the major areas of the submission in sequential order, including
attachments. Each page should be numbered consecutively and should correspond to the Table of Contents.
2. Executive Summary:
Proposals should include an Executive Summary that identifies the business entity, its background, main
office(s), and the office location that will service this project. The Executive Summary should identify the key
individual(s) who will be directly involved with the work and their locations. The executive summary should
also address the key financial elements of the proposal and development overview.
3. Development Team and History:
The Respondent should include an overview of the development team, operations team, firm principals, and
supporting or strategic partners. Team members should include, but are not limited to, architects, engineers,
general contractors, subcontractors, and/or management professionals who will oversee the operations of the
development. This overview should also include relationships with parent companies, affiliate organizations,
or other key service providers. Submissions should also include detailed information about the firm, the firm’s
history, and any key personnel critical to the team. Resumes should be provided for all project team members
and identify their specific role on the team. The resumes should provide sufficient detail so the City can
understand the team members’ roles.
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4. Project Concept
A successful proposal will include a concise narrative description of your understanding of the City’s needs, the
goals of this development, and how your proposed project(s) meet(s) those needs and goals.
Explain your firm’s overall approach to accomplishing the project, such as:
• General description of the vision and proposed Project concept for the properties to incorporate the CRA
and Riverfront Redevelopment Plans.
• A description of the various concepts and uses of the proposed project, including any community, civic,
or other public uses or benefits provided by your project.
• A clear and distinct statement of understanding regarding the mandatory marina aspect on the North
Marina Properties and whether a marina is part of the project’s proposal.
• A description of any additional property that the Proposer will be utilizing or acquiring for this project,
and the status of such arrangements (partnership with owners, acquisition by Proposer, etc.)
• A discussion of the required 50 ft. easement and any additional property set-aside to provide public
access to the waterfront.
• Outline any economic or financial incentives, including any requested donation of any or all of the
parcels, which the Respondent expects to apply for or request, and the extent to which the proposal is
contingent upon such incentives.
• Any proposed rezoning necessary to achieve the stated goals in this RFP.
• Proposed schedule of development from planning and design through final Certificate of Occupancy,
including any phasing, if necessary.
• Economic impact of the proposed development (including job creation, local spending, and city tax
revenues, new utility customers).
• Environmental impact of the proposed development.
• Community engagement and community relations plan, including any commitment to hiring local
contractors or sub-contractors, labor and utilizing local companies for design, engineering, materials,
and supplies. “Local”, for the purposes of this RFP is defined specifically as within the corporate limits
of the City of Milton and generally, as Santa Rosa County.
5. Physical Details:
• Provide a description of all intended uses and proposed facilities, including a marina, if included in the
proposal. Include applicable drawings that demonstrate plans to develop the site, depending upon the
Respondent’s intention.
• Total estimated square footage allocated by use broken down by types of uses.
• Included resiliency, “green,” LEED, and/or sustainable development features.
• Provide conceptual design plans and a site plan.
• Proposed management and operations post-completion
• All proposals should include a parking plan to manage the parking requirements for the activities or uses
proposed.
6. Financial Feasibility and Cash Flow Analysis:
Proposals should include a financial feasibility analysis of the project. Feasibility models should be presented in
a clear manner that explains the proposed phasing, cash flows of project revenues, and any other financial
returns expected over a ten-year period. Please also include this information in digital format such as an excel
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spreadsheet, including formulas, along with an assumptions page.
7. Financial Returns to the City:
Proposals shall include an analysis of the return to the City in terms of purchase price or minimum guaranteed
base ground rent plus percentage(s) of gross revenues (if any) and any other proposed revenue payments. The
proposal should estimate the new taxes generated by the proposed development, in all forms, as well as the
estimated number of new City utility customers (water, sewer, and natural gas).
Please include pricing per square foot of each proposed use type, including restaurant, marina, office space,
retail space, residential space, and any other proposed uses.
Proposals may request either a fee simple sale of the property and/or long-term ground lease. Alternate
proposals, if proposed, must include their own financial feasibility analysis.
Proposed Deal Structure and timeline – provide detail of each pre-development stage of the project from site
control through purchase/lease start date. How much time required for each stage, estimated expenses for each
stage, and level of financial commitment at each stage (i.e., hard earnest money) prior to closing.
8. Past Performance:
• Qualified proposals will include an overview, with as much detail as necessary, of your team’s
experience in similar projects. This performance history should include:
• Demonstrated, successful track record of developing and owning/operating mixed use, multi-phase
projects of comparable size in terms of square footage and number of units, including development
budgets for each example.
• Total number of comparable projects within the past ten years, detailing the type/nature of the project.
Include principal client contact and financial structure. Developments within the Gulf Coast region are
preferable.
• Provide an overview of the team’s financial strength which will support the completion of the project.
Include financial structures typically used by the team, including partners, financiers, and/or investors
with whom you typically partner on these developments.
• Provide financial statements for your firm.
• Describe any litigation, administrative, or regulatory proceedings pending and/or within the past five
years where the firm, any partner firm within the proposing team, or any principal on the team was a
named party.
• Three reference letters for comparable size mixed- use development projects, from government entities
if on public property, or lenders and/or major equity investors. Provide contact information for all
references.
Number of Copies to Submit:
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Proposers should submit Fifteen (15) copies of their proposal. In addition to the hard copy (printed paper)
version of Proposal, Proposer should provide an electronic version of the proposal on a USB drive in
noneditable, PDF format.
The outside of the envelopes shall plainly identify: (1) the name of the RFP, (2) the RFP closing date and time,
and (3) the name and address of the proposer. Proposals received after the designated time and date will not be
opened. The City may reject any proposal not in compliance with all prescribed solicitation procedures and
requirements and other applicable law and may reject any or all proposals in whole or in part when the
cancellation or rejection is in the best interest of the City, and at no cost to the City
Equal Opportunity:
The City of Milton encourages and supports the utilization of disadvantaged, minority, and locally owned
businesses and asks that the Proposing Teams make every reasonable effort to ensure that such businesses have
the maximum opportunity to participate in the redevelopment process. “Local”, for the purposes of this RFP is
defined specifically as within the corporate limits of the City of Milton and generally, as Santa Rosa County
Proposing Teams shall comply with all Federal, State and local laws concerning non-discrimination and shall
not permit any person or business to be excluded from participation in, denied the benefits of, or to be otherwise
discriminated against in connection with the award and performance of any contract because of sex, race,
religion, or national origin.
RFP Evaluation Criteria
The City of Milton seeks qualified, experienced partners to develop the sites, and anticipates and encourages a
team approach to achieve the City’s development vision. The RFP process is intended to allow all interested and
qualified development teams to participate and respond. Qualification packages should include and will be
evaluated on the following items and requirements:
Experience and Qualifications – 25 points
• Experience developing mixed-use projects of comparable size in a downtown, waterfront setting
• Financial strength of the development team
• Active litigation, judgment liens and outstanding payments (negative points)
Financial Proposal – 15 points
• Defined source and percentage of debt and equity
• Financial feasibility and cash flow analysis
Economic Benefit – 15 points
• Acquisition price
• Financial return to the City (ROI), economic impact (e.g. job creation, tax revenues, utility customers)
• Additional development on adjacent parcels
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Project Development and Design – 30 points
• Project’s ability to serve as a catalyst for vibrant development
• Design (Mixed-use, residential density, Plan guidance, parking)
• Development timeline (e.g. construction commencement and delivery timing)
• Activation of the waterfront, connection to the water, including civic and community benefits.
• Quality of Design, Construction, Resiliency & Environmental Impact
Oral Presentations and Questions – 10 points
Local Utilization Commitment – 5 points
Proposal Documents:
This document and subsequent addendums, if any, can be downloaded from the City of Milton’s website,
https://www.miltonfl.org/Bids.aspx. The proposal documents may also be obtained through Florida Purchasing
Group (BID NET); 1-800-835-4603: https://www.bidnetdirect.com/florida/city-of-milton: Vendor Registry
Bids & Solicitations; 1-844-802-9202: https://vrapp.vendorregistry.com or through the link above.
Questions:
Proposer inquiries must be submitted in writing via email (preferred), or delivered to the individual and address
specified on or before the time specified in the RFP Schedule. Inquiries must clearly identify the Proposer who
is submitting the inquiry. To the extent the City determines, in its sole discretion, to respond to an inquiry, such
response will be made in writing by addendum and posted to City of Milton website at
https://www.miltonfl.org/Bids.aspx. Questions submitted after the Last Day and time for Questions as specified
in the RFP Schedule will not be answered.
RFP Timeline:
The following dates represent a tentative schedule of events. The City reserves the right to modify these dates at
any time, with appropriate notice to prospective Proposers.
RFP Released Wednesday, January 13, 2021
Written Questions Due Friday, February 5, 2021
Answers to Questions Distributed Friday, February 19, 2021
Proposals Due Friday, April 16, 2021, 4 p.m. CST
Oral Presentations Thursday, May 6, 2021
Presentation to City Committee of the Whole Thursday, May 20, 2021
Selection and Approval by City Council Tuesday, June 15, 2021
Negotiations June – July 2021
Contract to City Council August 2021
Notice to Proceed August – September 2021
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RFP Point of Contact:
The following person has been designated the Point of Contact for this RFP:
Edward E. Spears, Economic Development Director Telephone: (850) 983-5400 ext. 1233
City of Milton Email: espears@miltonfl.org
6738 Dixon Street
Milton, Florida 32570
Respondents to this RFP, or persons acting on their behalf, may not contact City Council, any employee, officer
or elected official of the City of Milton concerning any aspect of this RFP, except in writing to the authorized
City Point of Contact identified above, between the release of the RFP and the recommendation to Council.
Violation of this provision may be grounds for rejecting a response.
See below map for the 7 parcels as labeled.
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Marina Parcels
Broad Street Parcels
Monroe Street Property
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