URBAN DEVELOPMENT CORPORATION INVESTMENT PACKAGE SEASIDE AT ROSE HALL, MONTEGO BAY, ST. JAMES

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1 URBAN DEVELOPMENT CORPORATION INVESTMENT PACKAGE SEASIDE AT ROSE HALL, MONTEGO BAY, ST. JAMES October 2015 Urban Development Corporation 12 Ocean Boulevard Kingston 1

2 TABLE OF CONTENTS Request for Proposal 3 Background and General Information 4 The proposal 8 Conflict of Interest 10 Declaration 10 Evaluation of Proposals 12 Award of Contract 12 Evaluation Criteria 13 Appendix 1 Monetary Offer Form Appendix 2 Photographs of the Property Appendix 3 Survey Plan showing the Lots 2

3 1.0 REQUEST FOR PROPOSAL The Urban Development Corporation in fulfillment of its mandate of making development happen is inviting proposals for the purchase and development (in line with the local planning authority s regulations) of the Seaside at Rose Hall property, known as Northern Estate, in the parish of St. James. The eight (8) lots contain a combined area of approximately 9.31hectares (23 acres) and will be sold as one package. The allowable land use is resort/residential. All proposals being submitted should provide a clear indication of: A monetary offer for the purchase of the property (Monetary Offer Form at Appendix 1 must be completed). A development plan, expected completion date, expected contribution to local employment Evidence of the proponent s ability to finance the acquisition and development of the property Anticipated date for ground breaking Prior experience as a developer Interested investors are invited to submit detailed offers in accordance with the stipulated procedures, contained herein. Proposals in response to this invitation must be submitted no later than November 24, 2015 by 10:00 a.m. Sealed and labeled proposals must be deposited in the Tender Box, labeled Request for Proposal, Seaside at Rose Hall, Montego Bay, located at the offices of the Urban Development Corporation, Downtown Kingston, on the ground floor of the Office Center Building, 12 Ocean Boulevard by the deadline for the submission of proposals. Any Proposal received by the UDC after the prescribed deadline for the submission of proposals will not be accepted, and hence will be rejected. The point of contact for information and for the submission of proposals regarding this Request for Proposal is: The Strategic Sourcing and Procurement Department Urban Development Corporation 12 Ocean Boulevard Kingston Tel: mrichards@udcja.com; rmbrown@udcja.com; 3

4 Any proponent, who is in any doubt as to the exact meaning or interpretation of any part of the request for proposal document should immediately seek clarification in writing from the Strategic Sourcing and Procurement Department, Urban Development Corporation, Office Centre Building, 12 Ocean Boulevard, Kingston, Jamaica. All s should be directed to or 2.0 Background and General Information Montego Bay Overview Montego Bay it is the second largest city in Jamaica by size and the third largest by population (following Kingston and Spanish Town). It is the island s major tourist destination and boasts duty free shopping, a cruise line terminal and one of the most famous beaches on the island, Doctor s Cave beach. It is also known for its port facilities, numerous resorts and hotels, fine restaurants, and shopping opportunities. Montego Bay Redevelopment Plan Montego Bay is divided into three fairly distinct parts. The central business district (downtown core) which is the centre of commercial, retail and financial activities, the Hip Strip which is the two mile of roadway encompassing Gloucester Avenue and Kent Avenue, and thirdly the outlying hotels and villas on the beach and the picturesque hillsides. 4

5 The Proposed Development Site The subject property is located on the northern side of the reserved roadway which runs parallel with the North Coast Highway, opposite the renowned Montego Bay Convention Centre. It can be identified by survey and description and is generally bounded as follows: North: The Caribbean Sea East: Land Part of Northern Estates (Vacant) South: Reserved Road NO.1 (Access/reserved Roadway) West: Land part of Northern Estates (Vacant) 5

6 Lot Size: Registered by survey as Land Part of Rose Hall Estate, now known as Northern Estate, in the parish of St. James, this 8 lots contain an area approximately hectares (26.44 acres). Title References: Lots 3 9: Volume 1389 Folios Lot 10: Section 1 - Volume 1227 Folio 880 Section 2 Volume 1393 Folio 360 Section 3 Volume 1322 Folio 190 Section 4 Volume 1227 Folio 890 Land use: The Site: Resort/residential The lots together are irregular in shape, evenly graded and have a general downward slope towards the coast line. Lot # 3 is the largest of the lots and is also the eastern most lot. It is accessed via a reserved roadway leading off the North Coast Highway opposite to the Rose Hall Great House. It is partially secured by chain link fencing and has a partially sandy beach frontage. The lot lies above the level of the roadway and is generally overgrown with shrubs and large trees. The property is interspersed with several dilapidated buildings. Lots # 4-10 are located to the western section of lot # 3 and are generally above the level of the road and overgrown with shrubberies and large trees. Each lot is more or less rectangular in shape and evenly graded. They are partially fenced by reinforced concrete block wall and chain link fencing. Each lot is traversed by reserved road no. 1 and is bordered to the north by the abandoned main road and the shoreline. The abandoned main road is paved throughout with asphalt. The reserved roadway is unpaved and undefined on ground. 6

7 Location Map 7

8 3.0 The Proposal 3.1 Cost of Submitting Proposal The proponent shall bear all costs associated with the preparation and submission of its proposal and the UDC will in no case be responsible or liable for those costs, regardless of the outcome of the selection process. The cost of preparing the Proposal or providing additional information is the sole responsibility of the Proponent(s). The UDC will pay no brokerage fee or other similar fees to any proponents or their agents. 3.2 Site Visit(s) The proponent investor is advised to visit and examine the site to obtain for himself/herself any information that may be necessary for preparing the proposal and entering into an agreement with the UDC. The costs of visiting the site shall be at the proponent's own expense. Arrangements are to be made with the Montego Bay Office regarding an appointed time for the site visit and a guided tour. Site visits are being accommodated on October 27, 2015 and November 10, 2015 ONLY. An appointment must also be made through the Montego Bay Office, at phone number or The proponents and any of their personnel or agents will be granted permission by the UDC to enter upon its premises and lands for the purpose of such inspection, but only upon express condition that the proponent, its personnel or agents, will release and indemnify the UDC and its personnel or agents from and against all liability in respect of personal injury, loss of or damage to property and any other loss, damage, costs and expenses however caused. 3.3 PROPOSED TEMPLATE FOR PROPOSALS The Proposal should be prepared in two (2) parts, labelled Part 1 and Part 2 respectively and each part must provide the following information: PART ONE This should include completed Monetary Submission Form (Appendix 1) and information relevant to the following: i. The name(s), address and contact information of the proponent(s) responding to the proposal, ii. Firm Overview - Provide a profile of the individual or company, details of principals, directors and shareholders of the company, brief history of the company, company registration, and types of business operation. 8

9 iii. List of relevant similar business ventures that the firm was involved with. iv. The anticipated start date of construction v. The returns being proposed to the UDC. PART TWO This comprises the detailed technical proposal indicating clearly, at a minimum:- i. The proposed Overall Development Concept of the property (provide a ii. detailed description of the proposed development, as well as information supporting its feasibility and marketability etc.). Time-line for project implementation (provide a detailed schedule of implementation for the various elements of the process including construction and the sales process). iii. Financial Projections (provide detailed estimated development cost, iv. anticipated financing and projected revenues and expenses). Proof of Financial Capacity to undertake the acquisition and development project. Provide documentation (audited financial statements, credit reference, bank statement, etc.) indicating an ability to finance the project as proposed. v. Marketing Plan vi. Additional benefits / synergies to benefit (1) UDC; (2) adjacent UDC lands; (3) vii. GOJ Any other information which the proponent deems advantageous to their application NB: The monetary offer should be for a specific dollar value and NOT an indicative range. The exchange rate that will be applicable for bids submitted in any currency other than the Jamaican Dollar, will be converted using the Bank of Jamaica weighted rate at the closing date for submission of proposals 3.4 Oral Presentation At the sole discretion of the UDC, proponents may be asked to present their business proposals orally and/or provide clarification regarding their proposals. The time, date and 9

10 location of these presentations will be determined after the Closing Date of the Request for Proposals and UDC's initial review of Proposals. 3.5 Modification and Withdrawal of Proposals The proponent may modify or withdraw their proposal after submission provided that written notice of the modification or withdrawal is received by the UDC prior to the prescribed deadline for submission of proposals. The proponent's modification or withdrawal notice shall be prepared, sealed, marked and dispatched as for proposal submission. 3.6 General Terms and Conditions UDC reserves the right to: Disqualify a Proponent in the event that, in the sole discretion of UDC, its Proposal does not contain sufficient information to permit a thorough analysis; Verify the validity of the information supplied and to reject any Proposal where the contents appear to be false or inaccurate in UDC's estimation; In its sole discretion, cancel this Request for Proposal without award or compensation to Proponents, their officers, directors, employees or agents; Reject any or all Proposals; Accept the Proposal(s) which, in the sole opinion of the UDC is (are) deemed to be the most advantageous to the UDC and Jamaica; and Request any other information it requires to evaluate the submissions. Failure to provide the information requested may result in the proposal being disqualified. The Proponents assume all responsibility for complying with all applicable laws and regulations. The Proponents are also responsible for obtaining all permits required by law or local authorities, though the UDC is prepared to advise and assist in this process. 4.0 Conflict of Interest All personnel involved in the procurement process are expected to observe the GOJ Code of Conduct for Civil Servants outlined in the Staff Orders. They are expected to be free from interests or relationships that are actually or potentially detrimental to the best interests of 10

11 the Government, and shall not engage or participate in any transaction involving a company, its affiliates, divisions or subsidiaries, in which they have even minor interests. 4.1 Declaration Any employee involved in the procurement process, who has entered into, or is about to enter into a financial or other business relationship that might involve a conflict of interest, must immediately inform their supervisors in writing of the circumstances involved. This information is to be reviewed at an appropriate level and a decision taken as to whether there is a conflict of interest, and if so, what course of action is to be adopted. It is the duty of all staff and any other Public Officers and officials directly or indirectly involved in the procurement process - especially in the preparation of bidding documents; evaluation; contract negotiations; contract management; and payments - to declare any potential conflicts of interest. A conflict of interest will arise when the individual has a direct or indirect relationship with a contractor, which may affect or might reasonably be deemed by others, to affect impartiality on any matter related to his/her duties. A conflict of interest exists when GOJ employees involved in the procurement process: (a) have an outside interest that materially encroaches on time or attention that should be devoted to the affairs of GOJ; (b) have a direct or indirect interest in, or relationship with an outsider that is inherently unethical, or who it might be implied or construed could make possible personal gain due to his/her ability to influence dealings or otherwise inhibit the impartiality of the employee s judgment; (c) are directors/owners/shareholders in a company incorporated either locally or overseas, which is bidding on a GOJ contract (this excludes persons holding shares bought on public offer); (d) take personal advantage of an opportunity that properly belongs to GOJ; 11

12 (e) use GOJ property without approval; and (f) disclose GOJ trade secrets or any other proprietary information to unauthorized persons. A Public Officer shall declare any relationship with a Bidder, contractor or consultant and shall take no part in either the decision-making process or the implementation of any contract where such a relationship exists. A personal relationship is defined as consanguinity or affinity. Disclosure may be made in writing or verbally, in the context of a meeting. However, having made the disclosure, the individual shall not sit in the meeting while deliberations on the issue are being conducted. 5.0 Evaluation of Proposals 5.1 Selection Criteria Each Proposal will be evaluated based on the information provided with respect to: The summary of the concept for the development The timeframe for the start-up of the business The sum offered for the right to purchase the properties The evidence provided indicating the applicant's ability to implement the proposed development In assessing the proposals submitted, the UDC also will give consideration to the following: I. Completeness of Proposal a. The thoroughness of the proposal in addressing the requested submission criteria II. Capability and Track Record of the Investor a. Demonstrated ability to implement the proposal from concept to close-out III. Community Benefit a. Demonstrate a clear long term benefit, such as local employment and capital expenditure. The minimum score to qualify to be shortlisted is 70. Proponent achieving less than the minimum score will be eliminated from the process. The total score will be as a result of 12

13 summing all points and the entity or person with the highest score will be recommended to the UDC Board. Applicants must score at least 50% in each of the following criteria to go forward for consideration: Sum offered to UDC for the acquisition of the property Evidence of Ability to Finance the acquisition and the proposed development Value of total investment Proponent s Capacity and Track Record 6.0 Award of Contract Proponents who are shortlisted will be ranked from the highest to the lowest score and the UDC will, subject to the approval of the Board of Directors, will initiate negotiation with the individual or entity with the highest score. If the UDC fails to arrive at an agreement with this proponent the next proponent in the rank will be chosen for negotiations. The final step in the approval process requires the approval of the Minister with responsibility for the UDC. Successful negotiation and receipt of the relevant approvals will culminate in the execution of a sale agreement. 13

14 7.0 Evaluation Criteria Criteria Score Offer Price as a percentage of the valuation of the property Percentage of property valuation greater than 100% - 20 Percentage of property valuation greater than 90% and less than 100% - 15 Percentage of property valuation greater than 75% and less than 90% - 10 Percentage of property valuation less than 75% - 5 Maximum Score 20 Value of Total Investment: Calculation: Investment under consideration x score Highest ---25* Highest proposed investment Maximum Score 25 Contribution to local employment: Calculation: No of jobs under consideration x score Highest ---5* Highest no of jobs proposed Maximum Score 5 Proposed Development Compatible with Land Use Zoning Classification Exactly compatible with land use zoning classification - 10 Deviates marginally from land use zoning classification - 5 Not compatible with land use zoning classification - 0 Maximum Score 10 Relative Experience at proposed development 10 to 20 years to 10 years - 5 Less than 5 years 2 Maximum Score 10 Project start date after acquisition 12 to 18 months 10 > 18 to 36 months 5 More than 36 months 2 Maximum Score 10 Investors ability to finance the development Audited Financial statements notarized by qualified accountant confirming sufficient liquidity to support proposal Unaudited Financial statements notarized by qualified accountant confirming sufficient liquidity to support proposal Letter of Intent from a reputable financial institution Bank statement or credit reference None of the above Maximum Score 20 Overall Maximum Score 100 *Proposals will receive proportionate scores relative to the highest score 14

15 Appendix 1 MONETARY OFFER SUBMISSION FORM To: Urban Development Corporation 12 Ocean Boulevard, Kingston RE: REQUEST FOR PROPOSAL SEASIDE AT ROSE HALL, MONTEGO BAY, ST. JAMES Dear Sirs: Our offer to the Urban Development Corporation for the right to purchase and develop the Seaside at Rose Hall property known as Northern Estate in the parish of St. James as a resort & or residential purchase is: We understand you are not bound to accept any Proposal you receive. Yours sincerely, Authorized Signature [In full and initials]: Name and Title of Signatory: Name of Company: Address: TRN: Contact No: Date: 15

16 Appendix 2 Photographs 16

17 View from Rose Hall main road (West) View from Rose Hall main road (East) 17

18 View of abandoned main road 18

19 View of the northern section View of the northern section 19

20 View of the northern section 20

21 View of the northern section View of the northern section 21

22 View of the northern section 22

23 23