OKEE-TANTIE CAMPGROUND AND MARINA RFP # 2014-??? Page 0 of 16

OKEE-TANTIE CAMPGROUND AND MARINA RFP # 2014-??? Page 0 of 16

TABLE OF CONTENTS GENERAL INFORMATION AND REQUIREMENTS PAGE Invitation to Submit a Request for Proposal 2 Purpose and Executive Summary 2 General Property Description 3 Current Land Use 4 Public-Private Partnerships 4 Property Visits 5 Presentations 5 REQUEST FOR PROPOSAL SUBMISSION PROCESS Definitions 6 Request for Proposal Submission 6 Development Costs 6 Inquiries 6 INSTRUCTIONS FOR PREPARING REQUEST FOR PROPOSAL Submittal Information for Request for Proposals 7 Request for Proposal (RFP) Format 7 REVIEW OF REQUEST FOR PROPOSAL APPENDIX Timetable 10 Appendix A: Aerial Location and Property Boundary Map 12 Appendix B: Florida Statutes Public Entity Crimes Sworn Statement 13 and Non-Collusion Affidavit Page 1 of 16

GENERAL INFORMATION AND REQUIREMENTS Invitation to Submit a Request for Proposal The Okeechobee County Board of County Commissioners are seeking Request for Proposal in the redevelopment of the approximate 112 acre Okee-Tantie Campground and Marina. Lying at the mouth of the Kissimmee River as it enters Lake Okeechobee, Okee-Tantie is one of the few unrestricted, direct accesses to the Lake and the adjoining Okeechobee Waterway. Okee-Tantie represents a unique opportunity for a public-private partnership to establish a catalyst for economic development and tourism growth in the greater Okeechobee and south Florida markets. Purpose and Executive Summary The purpose of this Request for Proposal is to solicit for the re-development, operation, financing, improvements and construction of Okee-Tantie. The County is seeking Request for Proposal that offer the greatest opportunity for the highest and best use of Okee-Tantie. Okee-Tantie remains one of the most desirable locations on Lake Okeechobee and is recognized as a premier location on the Lake for visitors and residents. Okee-Tantie and Lake Okeechobee are known for providing a natural habitat for fish, birds and other wildlife as well as offering world renowned fishing and nationally-sanctioned fishing tournaments. The County is open to suggestions for the ultimate or highest use of the property, including but not limited to use as a destination resort, RV Park, marina, campground or other viable alternatives, affording the eventual developer a wide range of redevelopment and revenue potential. In addition, the County desires to retain areas open to the general public, including maintaining or relocating the existing on-site restaurant, existing boat slips/marina, boat ramp, band shell, airboat launch area and Sheriff Department marine access as well as the development of a River Walk or other waterside improvements along the lake or river. The County is open to considering a variety of public-private partnerships, including one in which the private entity provides the financing and operational expertise to complete the redevelopment of Okee-Tantie while the County provides the private entity the rights to redevelop the existing property under a long-term lease. The County, however, is not limited to this, or any other, partnership model with the private sector and is open to all creative suggestions that would result in an expeditious redevelopment of Okee-Tantie while providing a significant benefit to Okeechobee County. Depending on the contents of the Request for Proposal that are submitted to the County, as well as the comments and suggestions received by the County, the County will determine the appropriate process for additional public comment and final decision on the selection of a private partner as provided by local and state law. Should the County determine to accept a proposal and enter into a contract for use, improvement, or development of the Property, any use of the Property for private Page 2 of 16

purposes, including potential public-private arrangements, will require compliance with applicable state and County laws. The purpose of this invitation to submit a Request for Proposal on the Property is: 1. Assist the County in analyzing the opportunities available in terms of future redevelopment of this Property for economic development, tourism, private, civic, public, or other use. 2. Enable all interested parties an opportunity to submit Request for Proposal. 3. Allow for public input on all proposals received in Request for Proposal and other opportunities for redevelopment of the Property. Request for Proposals should contain a detailed description of the proposed development of the Property. At a minimum, Request for Proposal should indicate how the proposed redevelopment of Okee-Tantie will: Provide a demonstrated Business Plan and Redevelopment Plan with an achievable timeframe. Retain areas open to the general public, including maintaining or relocating the existing on-site restaurant, marina, boat ramp, band shell, airboat launch area and Sheriff Department marine access. Maintain some waterfront area open to the public. Have amenities to attract visitors and private investment to Okeechobee County. Demonstrate a connection to and compatibility with the unique physical attributes of the Property. Be financially and operationally feasible, with a demonstrated financial return to the County. General Property Description The Property consists of approximately 112 acres directly on two of the most significant water features in Florida, providing opportunities to market and develop the site for a variety of uses and activities. Okee-Tantie fronts on Lake Okeechobee to the east/north, the Kissimmee River to the south and State Road 78 to the west. Existing improvements include RV camping sites, a marina with 51 floating wet slips, a 3-lane boat ramp, airboat launch area, marine fueling, small bait shop/general store, a U.S. Coast Guard Auxiliary Station, and a full service restaurant (Lightsey s). Page 3 of 16

The County has recently received a $200,000 Recreational Trails Program Grant to develop a river walk along the Kissimmee River side of the property. These grant funds could be made available to the successful proposer with a partnership agreement if they were interested in matching the funds already allocated through the grant. The County also has an existing lease with the owner/operator of Lightsey s Restaurant that is in its final five year term (expiring on June 30, 2016). The County encourages potential proposers to incorporate the continuation of a restaurant as part of the ultimate development plan and is open to, but does not require, renegotiating the terms and conditions of the existing lease as part of the consideration of any public-private partnership for all or the remainder of Okee-Tantie. There is an existing package treatment plant adjoining the site operated by the Okeechobee Utility Authority that may be appropriate for replacement by a lift station that would connect to nearby wastewater treatment transmission lines as part of the redevelopment of Okee- Tantie. Additionally, the property is subject to a Water Management District flowage easement that will direct physical characteristics and design features on the property. Copies of the existing Lightsey s restaurant lease, flowage easement, survey and a market assessment for continued use of Okee-Tantie as a campground and marina completed in 2008 for the County may be found on the County s website under the link for Okee-Tantie Request for Proposals (see http://co.okeechobee.fl.us/cdocuments). Current Land Use The Property is currently zoned Agricultural (A) and Commercial (C) and is designated Resort Corridor and Urban Residential Mixed Use with a Recreation Overlay under the County s Comprehensive Plan. In addition to the uses identified through the existing zoning, use of the Property for resort, camping and marina related uses and activities have been determined to be permissible by the County. If the use proposed in the Letter of Interest is not compatible with the existing zoning regulations or these uses, the Letter should explain in general terms what amendments to the existing land development regulations and/or rezoning(s) may be needed to achieve the proposed use. While there are no specific requirements for the redevelopment of the property; it is anticipated that the property s location and the market will guide the mix of uses that will locate on the Property. Any rezoning or other amendment of land development regulations will be controlled by applicable legal and statutory requirements. The County is open to consider amendments to its land use regulations to support economic and viable redevelopment of Okee-Tantie. Page 4 of 16 Public-Private Partnerships Okeechobee County closed the existing campground and marina facilities at Okee-Tantie in October 2012 and leases a portion of the property for the operation of Lightsey s Restaurant.

The County recognizes that a typical public-private-partnership arrangement, such as design-build-finance-operate-maintain or build-own-operate-transfer or simple land lease or even privatization of management and operation of the existing facilities may be appropriate. The County is open to any of these or variations to these public-private partnership arrangements. The County believes that for the right private entity, Okee-Tantie represents a significant redevelopment opportunity, primarily because of the unique nature and prime location of Okee-Tantie as one of the few unrestricted, direct access points to Lake Okeechobee and the Kissimmee River. For this reason, the County is soliciting creative ideas from the private sector to facilitate the redevelopment of Okee-Tantie. There are several models that could provide a financial incentive for a private entity to propose redevelopment of the Property in partnership with Okeechobee County. These include the County providing the property to the developer in consideration of a long-term, land lease and clear revenue sharing expectations. Applicants should clearly propose benefits for the County in exchange for the expected lease for the Property. Alternatives may include proposed revenue sharing, performance criteria for successful operation of the redeveloped site, traditional land-lease and other customary long-term lease landlord-tenant arrangements. Property Visits Applicants will be able and are encouraged to visit the Property during normal business hours. Contact the County via e-mail at ascoggins@co.okeechobee.fl.us or by telephone at 863-763-6950 to notify the County of any Property visit. Presentations Qualified applicants submitting Request for Proposal may be offered the opportunity to discuss their Proposal in person before at a meeting of the Okeechobee Board of County Commissioners, as part of the review process. These discussions will provide an opportunity for the Applicant and County Commission to review the contents of the Request for Proposal and to exchange information related to redevelopment of the Property, as well as to provide an opportunity for members of the public to offer comments to the Board of County Commissioners relative to any proposal. Page 5 of 16

REQUEST FOR PROPOSAL (RFP) SUBMISSION PROCESS Definitions For the purposes of this document: "Applicant" shall mean any entity and/or person submitting a Request for Proposal in response to this Request with respect to the proposed re-development of the Property. Request for Proposal shall mean the response to this Request for Proposal made to the County by an Applicant. Request for Proposal Submission To submit Request for Proposal by mail or in person, mail/deliver one signed original, fourteen (14) copies and one electronic copy in PDF format to Okeechobee County at 304 NW 2 nd Street, Historic County Courthouse, Room 222, Okeechobee, Florida 34972, marked attention County Administrator Request for Proposal f o r Okee-Tantie Redevelopment. To facilitate review and processing, the County requires that all Request for Proposal be received by the County before 3:00 p.m. Eastern Daylight Time on, 2015. All Request for Proposal will be opened and recorded at 3:00 p.m. Eastern Daylight Time on, 2015. The County will acknowledge receipt of each Request for Proposal. Applicants may withdraw their Request for Proposal by notifying the County at any time. An e-mail or letter withdrawing a Request for Proposal must be sent by an authorized representative of the Applicant. All Request for Proposal will become a public record of the County upon opening and are subject to public disclosure consistent with Chapter 119 of the Florida Statutes. Development Costs Neither the County nor any of its officers, officials, employees, or agents shall be liable for any expenses incurred in connection with any Request for Proposal. Inquiries Interested parties may contact the County with questions with respect to the Request for Request for Proposal. E-mail inquiries to ascoggins@co.okeechobee.fl.us are strongly preferred. Telephone, facsimile or postal mail inquiries will be accepted but will be answered after e-mail inquiries. All inquiries must be received by the County prior to 3:00 p.m. on, 2014. At the sole discretion of the County, inquiries received after this time will not receive a response. All inquiries and responses become public records and will be posted on the County s website prior to the RFP deadline. Page 6 of 16

INSTRUCTIONS FOR PREPARING REQUEST FOR PROPOSAL Submittal Information for Request for Proposal The Request for Proposal should name all persons or entities involved in the Request for Proposal at the time of submission and identify the authorized representative(s) of the Applicant. Request for Proposal Format Applicants should prepare their Request for Proposal using the following format: A. Letter of Transmittal A letter which identifies the Applicant proposing redevelopment of the Property as described in this document. The letter should also contain statements: Briefly identifying the uses proposed to be placed on the Property. Identifying the type of business making the Request for Proposal (e.g., sole proprietorship, partnership, not-for-profit, corporation, etc.). Identifying whether the business is incorporated in Florida, another state, or foreign country. B. Request for Proposal Information The information requested below will assist County staff and the County Commission in the review process and is required to be attached to the Request for Proposal: 1. Executive Summary A brief, one page summary highlighting the most important elements of the Request for Proposal. 2. Description of Use A narrative describing, in as much detail as possible, how the Property will be utilized, why the Applicant is interested in redeveloping the Property, and what benefits the Applicant and the Okeechobee Community will derive from use of the Property in this manner. 3. Performance Commitments A narrative description of the parties to be involved with respect to the Request for Proposal and the status of their commitment and ability (financial and otherwise) to redevelop and occupy the Property. Page 7 of 16

A long term agreement is feasible and may be considered. However, a term of thirty years (30) with two ten (10) year extensions mutually agreeable to both parties, is suggested. 4. Continuing Program of Operations and Community Access A narrative description describing what provisions, if any, will be made for continuing existing uses on site. 5. General Terms and Conditions Requirements A narrative description of any general leasing or other contract terms or conditions required by the Applicant in order to achieve use of the Property as described in the Description of Use. This should include any proposed subleasing or other assignment of rights the applicant wants considered for any proposed use of the Property, should be included in the response. 6. Qualifications of Applicant A narrative description of qualifications of the Applicant and team assembled to achieve the proposed use of the Property. 7. Statement of Financial and Performance Capacity The financial capacity of the Applicant submitting the Request for Proposal and its ability to achieve the proposed use of the Property. Provide a detailed demonstrated Business Plan and detailed Redevelopment Plan with an achievable timeframe, including assumptions used to achieve the plan. Be financially and operationally feasible, with a demonstrated financial return to the County. 8. References on Similar or Past Activities Specific references for the Applicant in relation to its ability to successfully achieve the uses described in the Description of Use. These references should include: A list of previous projects/developments. Current pertinent professional and financial references (names, addresses, and phone numbers) which the County may contact in relation to the Applicant s qualification, experience, work and financial capacity. Business associates (names, addresses, and phone numbers) whom the County may contact in relation to the Applicant s past performance in similar or related projects. Any qualifying factors, experience or design features which the Applicant believes will distinguish its proposal from other potential proposals. 9. Additional Information Page 8 of 16 Any additional information, if available and without limitation, which the Applicant considers pertinent for consideration of the Request for Proposal, such as:

Conceptual or schematic designs for use of the Property. Preliminary or conceptual land uses by type, count, building area, and design elements. Proposed nature or type of public-private partnership, including general terms of the proposed financial benefits to the County. General time frames for improvement, development, and/or occupancy of the Property. Any other information or materials that the Applicant believes will assist with the evaluation of its proposal and the successful completion of the proposed public-private partnership. 10. Sworn Statement and Affidavit Each Applicant shall include an executed original of the Florida Public Entity Crimes Sworn Statement and Non-Collusion Affidavit included in Appendix B. Page 9 of 16

REVIEW OF REQUEST FOR PROPOSAL Timetable The County and its agent(s) will complete a review of each submitted Request for Proposal and notify each Applicant of receipt of same. The County reserves the right to invite presentations and to schedule a formal presentation to the Okeechobee County Board of County Commissioners in a public forum by invited Applicants. The County anticipates completing reviews of each Request for Proposal and scheduling the presentations within forty five (45) days of the initial submission. Copies of the agenda and meeting notice will be provided to all Applicants. The County reserves the right to schedule or modify the order of presentations in its sole discretion. Page 10 of 16

APPENDIX A AERIAL LOCATION AND PROPERTY BOUNDARY MAP Page 11 of 16

APPENDIX B FLORIDA STATUTES PUBLIC ENTITY CRIMES SWORN STATEMENT AND NON-COLLUSION AFFIDAVIT Page 12 of 16

OKEECHOBEE COUNTY, FLORIDA Sworn Statement Under 287.133(3)(a), Florida Statutes Public Entity Crimes (This form must be signed in the presence of a Notary Public or other officer authorized to administer oaths.) 1. This sworn statement is submitted with Request for Proposal for the Lease of Okeechobee County s Okee-Tantie. 2. This sworn statement is submitted by: (name of entity submitting sworn statement) its business address is: its Federal Identification Number (FEIN) is: (if applicable) its Social Security Number: (if the entity has no FEIN, include the Social Security Number of the individual signing this sworn statement) 3. My name is: (print name of individual signing this document) and my relationship to the entity is: (President, General Partner, etc. as applicable) 4. I understand that a "public entity crime" as defined in 287.133(1)(g), Florida Statutes means a violation of any state or federal law by a person with respect to and directly related to the transaction of business with any public entity or with an agency or political subdivision of any other state or with the United States, including, but not limited to, any bid or contract for goods or services to be provided to any public entity or an agency or political subdivision of any other state or of the United States and involving antitrust, fraud, theft, bribery, collusion, racketeering, conspiracy, or material misrepresentation. Page 13 of 16

5. I understand that to be "convicted" or "conviction" as defined in 287.133(1)(b), Florida Statutes, means a finding of guilt and conviction of a public entity crime, with or without an adjudication of guilt, in any federal or state trial court of record relating to charges brought by indictment or information after July 1, 1989, as a result of a jury verdict, non- jury trial, or entry of a plea of guilty or nolo contendere (also known as a plea of No Contest ). 6. I understand that an "affiliate" as defined in 287.133(1)(a), Florida Statutes means: (a) A predecessor or successor of a person or a corporation convicted of a public entity crime; or (b) An entity under the control of any natural person who is active in the management of the entity and which has been convicted of a public entity crime. The term "affiliate" includes those officers, directors, executives, partners, shareholders, employees, members, and agents who are active in the management of an affiliate. The ownership by one person of shares constituting a controlling interest in another person, or a pooling of equipment or income among persons when not for fair market value under an arm's length agreement, shall be a prima- facie case that one person controls another person. A person who knowingly enters into a joint venture with a person who has been convicted of a public entity crime in Florida during the preceding 36 months shall be considered an affiliate. 7. I understand that a "person" as defined in 287.133(1)(e), Florida Statutes, means any natural person or entity organized under the laws of any state or of the United States with the legal power to enter into a binding contract and which bids or applies to bid on contracts for the provision of goods or services let by a public entity, or which otherwise transacts or applies to transact business with a public entity. The term "person" includes those officers, directors, executives, partners, shareholders, employees, members, and agents who are active in management of an entity. 8. Based on information and belief, the statement that I have marked below is true in relation to the entity submitting this sworn statement. (Please indicate which statement applies): a. Neither the entity submitting the sworn statement, nor any officers, directors, executives, partners, shareholders, employees, members or agents who are active in management of the entity nor any affiliate of the entity have been charged with and convicted of a public entity crime subsequent to July 1, 1989; or, b. The entity submitting this sworn statement, or one or more of the officers, directors, executives, partners, shareholders, employees, members or agents who are active in management of the entity or an affiliate of the entity has been charged with and convicted of a public entity crime subsequent to July 1, 1989 and (Please now indicate which additional statement below applies): Page 14 of 16

1. There has been a proceeding concerning the conviction before a hearing officer of the State of Florida, Division of Administrative Hearings. The final order entered by the hearing officer did not place the person or affiliate on the convicted vendor list (Please attach a copy of the final order); or, 2. The person or affiliate was placed on the convicted list. There has been a subsequent proceeding before a hearing officer of the State of Florida, Division of Administrative Hearings. The final order entered by the hearing officer determined that it was in the public interest to remove the person or affiliate from the convicted vendor list. (Please attach a copy of the final order) 3. The person or affiliate has not been placed on the convicted vendor list. (Please describe any action taken by or pending with the Florida Department of General Services and attach to this sworn statement if applicable) Signature (of person whose Printed Name first appears above) Date STATE OF FLORIDA COUNTY OF Sworn to and subscribed before me on, 2015, by who (check one) [ ] is personally known to me or [ ] has produced as identification. Notary Public PRINT Name of Notary Public: My commission expires: Page 15 of 16

NON-COLLUSION AFFIDAVIT The undersigned Bidder/Proposer has not divulged discussed or compared his/her/its Bid/Proposal with any other Bidder/Proposer and has not colluded with any other Bidder/Proposer or parties to this Bid/Proposal/ Request for Proposal whatsoever. Name of Bidder/Proposer: Signature: PRINT Name: Title:, 2015 Date STATE OF FLORIDA COUNTY OF Notary Public Sworn to and subscribed before me on, 2015, by who (check one) [ ] is personally known to me or [ ] has produced as identification. PRINT Name of Notary Public: My commission expires: Page 16 of 16