REQUEST FOR PROPOSALS For Development Concepts of the NORTH PENINSULA SOUTH SHORE HARBOR MARINA NEW ORLEANS, LOUISIANA Available Online at: www.nfpama.com Monday December 19, 2016 Deadline for Submission: Monday, March 20, 2017 at 1:00 p.m. CST Issued by: Non-Flood Protection Asset Management Authority 6514 Spanish Fort Blvd. New Orleans, LA 70124 Contact: Mr. Charles “Chuck” Dixon, Marina Director (504) 288-2351 Email: cdixon@orleanslevee.comPUBLIC NOTICE REQUEST FOR PROPOSALS The Non-Flood Protection Asset Management Authority (“NFPAMA” or “Management Authority”) is issuing this Request for Proposals (“RFP”) for development concepts that may be realized through a long term Ground Lease Agreement of a portion of land described as The North Peninsula of the South Shore Harbor Marina. It is the intention of NFPAMA to enter into ‘a ground lease of the property with the proposer whose development concepts best serves the objectives of NFPAMA, the Orleans Levee District and the community at large. INTRODUCTION The Non-Flood Protection Asset Management Authority is a political subdivision of the State of Louisiana created by Act No.1014 of the 2010 Regular Session of the Louisiana Legislature to manage and control the non-flood protection assets of the Orleans Levee District. One of the non-flood protection assets under the management and control of the Management Authority is the South Shore Harbor Marina located on the south shore of Lake Pontchartrain in New Orleans, Louisiana. The South Shore Harbor Marina is located adjacent to and access to the North Peninsula is gained through the New Orleans Lakefront Airport. By way of description, what is known about the property (the “Property or “Premises”) is that the site contains approximately 14.55 acres. The final metes and bounds description of the site, configuration and land area of the site is to be confirmed by survey prior to lease execution. The property is located outside of flood protection and NFPAMA and the Orleans Levee District (“OLD”) are not responsible for “Acts of God” in connection with the leasing or occupancy of the site. During storm events the floodgates on Stars and Stripes Boulevard may be closed restricting access to the Premises. The property is situated in and located north of an existing marina in the eastern part of the Lake Pontchartrain Lakefront. It is contemplated that the proposed development would be commercial and marine oriented uses that will enhance and augment the existing adjacent marine and aviation environment. Since its construction in the late 1980's the soil at the site has been compacting. The NFPAMA is of the opinion that a geotechnical evaluation by a qualified engineering firm should be part of any development plan and there is no representation or warranty by the Management Authority of any kind with respect to the present condition of whether the soil is now compacted and ready for development. In any event, NFPAMA is of the opinion thatgeotechnical investigation would be prudent for any prospective developer should a concept be approved for a lease to be confected between the parties, ‘The Management Authority has no environmental studies on the site as the fill for the peninsular was originally dredged from the harbor area and it has not been occupied since construction. After Hurricane Katrina in 2005, the site had additional fill deposited upon it. A development of this site is contemplated that would provide synergy and enhance the marine, aviation, residential and recreational uses which are found in the immediate area and neighborhoods. Since access to the North Peninsular is through the New Orleans Lakefront Airport road system, the NFPAMA reserves the right to coordinate with the FAA or other regulatory authorities with respect to any development concept considered or contemplated. In addition, the cost of bringing all utilities, infrastructure and the extension of South Shore Harbor Boulevard to the site has been estimated to run as high as Thirteen Million One Hundred Thousand ($13,100,000.00) Dollars, according to a report completed for the Orleans Levee District in June 2004 by Design Engineering, Inc. While this June 2004 report and its assumptions may be outdated, it is available on the NFPAMA website in connection with this RFP for reference only and as a historical perspective of development concepts and costs associated therewith at that time. It should not be relied upon for current conditions or costs. OBJECTIVES AND GOALS The objective of this RFP is to assist the Management Authority in seeking @ prospective proposer and to receive proposals for consideration by the Management Authority for a net ground lease of the North Peninsula, considering intended uses and the nature of the proposer’s development. The Management Authority's goal is to maximize use of the Premises through a net ground lease agreement with a qualified Lessee in such a way that its occupancy will be consistent with current and future operations of the South Shore Harbor Marina. ‘THE INFORMATION ON THE CONDITION OF THE SITE AND ANY REFERENCE TO PRIOR PROFESSIONAL REPORTS PERFORMED FOR THE MANAGEMENT AUTHORITY ARE INCLUDED FOR INFORMATIONAL PURPOSES ONLY AND NFPAMA NEITHER MAKES NOR IMPLIES ANY REPRESENTATION OR WARRANTY OF ANY KIND WITH RESPECT TO THE PRESENT CONDITION (OF THE PREMISES OR ANY REPORT ISSUED TO THE MANAGEMENT AUTHORITY.ZONING According to our review of the website containing the Comprehensive Zoning Ordinance (CZO) of the City of New Orleans, it appears that the premises are located in a C-2 AUTO-ORIENTED COMMERCIAL zoning district. The CZO states the C-2 Auto-Oriented Commercial District is intended for a wide variety of commercial activities, generally serving a wide area and located along major arterials. The C-2 District is intended for large-scale, auto-oriented commercial uses and strip commercial developments, which require significant parking. The C-2 District is also intended to accommodate marine-oriented commercial and recreational uses along major bodies of water. The proposer should contact the City of New Orleans City Planning Commission and consult the CZO to ascertain the multiple uses allowable in this zoning district and at the Premises. It is the responsibility of the proposer/developer to assure that the proposed development concepts are permitted in the zoning district. If a request for a zoning change or waiver would be desired in any development effort, the proposer should keep in mind the economic development potential of the site and the City as a whole. Should a proposed development concept be approved by NFPAMA, NFPAMA agrees to appear as owner in connection with any hearing required for the issuance of permits or for the use of the premises by Lessee in accordance with the terms of a Lease. MINIMUM STANDARDS It is the Management Authority's intention to provide both the Lessee and Management Authority a mutually beneficial long term relationship. For this reason, the Management Authority has established the following minimum standards for all proposals: 1. Proposer must already have, or have the ability to obtain and maintain, all licenses and permits necessary for the development and businesses that the Lessee intends to operate on the Leased Premises. 2. Proposer must confirm that it will comply with all local, state and federal laws for the operation of its business. 3. Proposer must outline ownership and management structure and key personnel in its proposal. 4. Development and use of the leased premises must not interfere with normal operations of the New Orleans Lakefront Airport and South Shore Harbor Marina or its existing Lessees and must be in compliance with all applicable laws, ordinances and regulations of the City of New Orleans and the State of Louisiana, including the City of New Orleans building code, as well as FEMA requirements for ew construction in FEMA designated flood classification V-Zones located outside of flood prote5. Lessee will be responsible for providing, at its own expense, all of its contents and personal property and the insuring of same. 6. Lessee shall be responsible for timely payments of all lawful taxes, assessments and rents. 7. Any improvements on the Premises constructed and owned by the Lessee will revert in ownership to the NFPAMA/Orleans Levee District upon the expiration or earlier termination of the Lease without compensation. 8. Proposer/Prospective Lessee must submit proposed development concepts for the premises. Lessee will also be responsible for payment of all utilities for the leased premises. 9. The successful respondent will be required to produce a financial statement for the past three (3) years and a current net worth statement. These financial documents will be kept confidential to the full extent permitted under Louisiana law. 10. By responding to this RFP, Proposer confirms that it has not relied upon any representation or warranty by the Management Authority of any kind with respect to the present condition of the property or any report issued to the management authority. In addition, Lessee must comply with the following minimum standards for insurance: A. Comprehensive General Liability a. Bodily Injury limits of $5,000,000 each occurrence for all damages because of Bodily Injury sustained by any person(s) as a result of one occurrence. b. Property Damage limits of $5,000,000 for all damages because of Property Damage sustained by one or more persons or organizations as the result of any one occurrence. Subject to this provision, "anyone occurrence," the total limit for all damages because of all Property Damage shall be not less than $5,000,000 as the aggregate as regards Products-Completed Operations Liability. B. Comprehensive Automobile Liability, including hired car, non-ownership coverage and evidence of coverage on rental automobiles with the following coverages: 1. Bodily Injury limits of $1,000,000, each person for all damages because of Bodily Injury sustained by one person as a result of one occurrence but subject to the above provision respecting “each person" the total liability for all damagesbecause of Bodily Injury sustained by two or more persons as a result of one occurrence shall be not less than $1,000,000 for each occurrence. a. Property Damage limits of $1,000,000 for all damages because of Property Damage sustained by one or more persons or organizations as a result of any one occurrence. C._ WORKERS COMPENSATION Statutory State of Louisiana benefits. Employers Liability Each Accident- $ 500,000 Disease Policy Limit- § 500,000 Disease- Each Employee- $ 500,000 ‘Waiver of Subrogation in favor of the Lessor. D. PROPERTY All Risk Property Insurance covering the full replacement cost of the improvements constructed on the Leased Premises and flood insurance on the improvements for the value of the Leasehold Improvements (or its tenants), including contents and personal property. Business Interruption Insurance for full Rental Payments to Lessor for the period of one (1) year. E, ‘The NFPAMA and Orleans Levee District must be named as additional insureds on the policies and the policies must include a waiver of subrogation and 30 day notice of cancellation. Depending on the nature of the occupancy and type of exposures, other coverages and limits may be required. The Lease will also include a defense, hold harmless, and indemnity agreement by the Lessee in favor of the Lessor for any and all claims, liabilities, lawsuits and demands claimed by anyone by reason of injury or damage to persons or property sustained in or about the Leased Premises resulting from the acts or omissions of the Lessee, its agents, servants or employees, or arising out of the operations of the Lessee upon and about the Leased Premises, excepting such liability as may result from the negligence of the Lessor, to the full extent permitted under Louisiana law.RFP SUBMITTAL AND REQUESTED INFORMATION Firms responding shall submit one (1) original plus four (4) hard copies and one (1) electronic copy of their responses to this RFP that shall include the items listed below: 1. Introduction: Provide a brief letter of introduction on letterhead transmitting the RFP response. Identify ownership, management and key personnel of the Proposed Lessee, including the names, classification and qualifications of key personnel, as appropriate. 2. Minimum Standards: Provide responses to and acknowledgements of acceptance to comply with the above minimum standards of this RFP. 3. _ References: Provide information and references on similar projects. References must include current addresses and phone numbers of people to contact for references. References are important and, again, please make sure that the telephone numbers are current and complete. 4. Signed and notarized conflict of i RFP. losure affidavit, which is attached to this. PRINCIPALS AND REJECTION STATEMENT INTERESTED PARTIES ARE ADVISED THAT THE MANAGEMENT AUTHORITY WILL ONLY DEAL WITH THE PRINCIPALS OR THEIR DESIGNATED AGENTS OF PROPOSERS WITH REGARD TO THIS RFP. YOU ARE HEREBY ADVISED THAT THE MANAGEMENT AUTHORITY RESERVES THE RIGHT TO REJECT, IN ITS SOLE DISCRETION, ANY AND ALL PROPOSALS SUBMITTED. IT IS TO BE UNDERSTOOD BY THE PRINCIPALS AND THEIR AGENTS THAT THE MANAGEMENT AUTHORITY IS NOT OBLIGATED TO ACCEPT ANY PROPOSAL OR TO NEGOTIATE WITH ANY PROPOSER. THE MANAGEMENT AUTHORITY RESERVES THE RIGHT TO ACCEPT ANY PROPOSAL OR TO NEGOTIATE WITH ANY PROPOSER OR PROPOSERS, WHICH IN ITS SOLE OPINION, WILL BEST ‘SERVE THE PUBLIC INTEREST. OVERVIEW OF SELECTION PROCESS All responses that are received will first be screened by staff for eligibility. The Commercial Real Estate Committee and the NFPAMA will review eligible responses submitted according to the criteria listed above, and may conduct reference checks and interviews as part of the process. The nature, type, scope and size of the development concepts are important, but not sole determinants, and the selection made by NFPAMA shall be in its sole discretion. If there is insufficient information, the NFPAMA reserves the right to request additional information and to interview respondents regarding their submission. 7Assuming one or more proposers submit proposals with development concepts that NFPAMA decides to investigate and consider further, such proposer(s) shall be contacted by NFPAMA to advance the discussion to a level that may result in a lease negotiation or another round of proposals depending upon the amount and quality of proposals received. SELECTION CRITERIA The selection criteria to be utilized by the Management Authority wi to: \clude, but is not limited nature, scale and scope of overall conceptual development, length of time of development, whether phased or built at once, amount of infrastructure (utilities) to be installed at the premises by proposer, nature of the tenancies/occupancies, types of business to be conducted on the Leased Premises, financial stability of Proposer and the overall benefit to the South Shore Harbor Marina, the public and the Management Authority. Pee Ne All proposals and related materials received by the Management Authority in response to this REP shall be the property of the NEPAMA and may be returned only at the NFPAMA’s option. REP AVAILABILITY This REP is available to download from the Management Authority's website: NEPAMA.com. PRE-PROPOSAL TOUR OF THE NORTH PENINSULA AT SOUTH SHORE HARBOR A pre-proposal tour will be held on Monday, January 23, 2017 at 11:00 A. M. at the premises. Attendance is not required, but encouraged, in order that the prospective proposers can view the proposed lease area. A representative or representatives of the NFPAMA MUST be present for the tour. This will be an opportunity for those interested in submitting a proposal to tour the premises prior to the deadline for submitting proposals. If you desire to tour the premises, you must contact Mr. Charles “Chuck” Dixon, Marina Director, whose contact information is below. PLEASE BE ADVISED THAT BECAUSE OF THE NATURE OF THE SITE, THAT NFPAMA CANNOT BE HELD RESPONSIBLE FOR ANY INJURY OR DAMAGES THAT MIGHT BE SUSTAINED DURING A ‘TOUR OF THE PREMISES.DEADLINE FOR SUBMITTAL: Proposals shall be submitted by 1:00 P.M., MARCH 20, 2017, to: Non-Flood Protection Asset Management Authority NORTH PENINSULA PROPOSAL 6514 Spanish Fort Boulevard New Orleans, Louisiana 70124 Attn: Mr. Charles “Chuck” Dixon, Marina Director Any questions or requests for information or clarification must be made in writing and addressed to: Mr. Charles “Chuck” Dixon, Marina Director Non-Flood Protection Asset Management Authority 6514 Spanish Fort Boulevard New Orleans, Louisiana 70124 Phone: (504) 288-2351 edixon@orleanslevee.comImportant Dates for Questions, Submission and Selection A. Dates ‘© REP Issuance (Packets Available). .-..-Monday, December 19, 2016 © Pre-proposal tour of premises ..... 11:00 a.m. Monday, January 23, 2017 * Deadline for Questions/Additional Information. ...... 1:00 p.m. Friday, February 17,2017 * Submission Deadline 00 p.m. Monday, March 20, 2017 Questions and Additional Information © Questions or requests for additional information and clarifications regarding this RFP must be submitted in writing to the NFPAMA by U. S. mail or facsimile. Copies of questions received and answers given will be sent to all firms requesting notification of same. Questions and requests for notification of answers to questions should be sent by facsimile to Charles “Chuck” Dixon at (504) 288-2351 or by email to cdixon@orleanslevee.com. The faxed copy must be followed by a hard copy by mail or hand delivery. Questions received after 1:00 p.m. on Friday, February 17, 2017 will not be answered. Answers will be posted on website: www.npfama.com. e, Pl: © ONE original and FOUR (4) copies of responses and ONE electronic copy, either on CD or flash drive, must be received by the NFPAMA no later than 1:00 P.M. Monday, March 20, 2017, addressed to: Non-Flood Protection Asset Management Authority NORTH PENINSULA PROPOSAL 6514 Spanish Fort Boulevard New Orleans, Louisiana 70124 ATTN: Mr. Charles “Chuck” Dixon, Marina Director RESPONSES ARE DUE BY 1:00 P.M. ON MONDAY, MARCH 20, 2017 NO EXCEPTIONS Responses received after the 1:00 P.M, deadline will not be accepted or considered, Faxes and e-mails will not be accepted and the NFPAMA is not responsible for ntimely deliveries or misdeliveries regardless of delivery method. 10Responsibility for Proposal + Respondents shall carefully examine all of the requirements of the RFP, and shall evaluate all the circumstances and conditions affecting their proposals. * Failure on the part of any Respondent to make such examination and to investigate thoroughly such areas shall not be grounds for any declaration that the respondent did not understand the conditions and requirements of the RFP. Changes, Addenda, Withdrawals ADDENDA * The NFPAMA reserves the right to amend the instructions, general and special conditions, and specifications of this RFP up to the time set for proposal opening. Copies of such amendments shall be furnished to all prospective respondents who have been issued an RFP package. Addenda shall be part of the RFP and the Contract, and receipt of all addenda shall be acknowledged in the Proposal. * If a Proposer finds that it necessary to submit changes or addenda, such changes or addenda shall be submitted in writing, signed by an authorized representative of the Proposer, cross referenced clearly to the relevant RFP Section, and shall be submitted in a sealed envelope. Changes or addenda shall meet all requirements in the RFP. Withdrawal of Proposal * A Proposer may withdraw a proposal that has been submitted at any time up to the proposal submission date and time. To withdraw a proposal, a written request signed by the authorized person/representative of the Proposer shall be submitted to the NFPAMA on or before the proposal submission date and time as defined above. Proposal Rejection * PROPOSERS ACKNOWLEDGE THAT ISSUANCE OF THE RFP IN NO WAY CONSTITUTES A COMMITMENT BY THE NFPAMA TO AWARD A CONTRACT. THE NFPAMA RESERVES THE RIGH ACCEP” R_REJECT ANY OR ALL PROPOSALS SUBMITTED TO OR TO CANCEL THIS RFP IF IT 1S IN THE BEST INTEREST OF THE NEPAMA TODO SO. creICT. REST D] URE STATE OF LOUISIANA PARISH OF Before me, the undersigned authority, came and appeared who, being first duly sworn, deposed and said that: 1 Sworn to and subscribed before me, He/She is the and authorized representative of (‘Respondent’) Respondent submits the attached proposal in response to the Non-Flood Protection Asset ‘Management Authority's RFP for Developmental Concepts of The North Peninsula at South Shore Harbor Marina, New Orleans, LA. Respondent declares and confirms that no lobbying or financial inducements have been offered as a condition of their submission. Respondent hereby confirms that a conflict(s) of interest exits/does not exist/may exist (CHOOSE ONE) in connection with this solicitation which might impair Respondent's ability to perform if awarded a contract, including any familial or business relationships that the Respondent, the proposed subcontractor(s), and their principal(s) have with the Non-Flood Protection Asset Management Authority's members and/or employees. (Ifa conflict(s) of interest exists and/or many exist, describe in a separate letter the nature of the conflict, the arties involved and why there is or may be a conflict. Attach letter to this form). Respondent warrants that it will not delegate or subcontract its responsibilities under the contract without the prior written permission of the NFPAMA. Respondent warrants that all information provided by it in connection with this proposal is true and accurate. Respondent (Signature) (Print Name) (Address) Notary Public, this day of. 2017. Notary Public (Signature) Printed Name: Notary Number: Commission expires: