GROUND LEASE OPPORTUNITY AT PAUL LAURENCE DUNBAR K-8 CENTER

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Scope of Work

SECTION 4 – SCOPE OF SERVICES This section identifies the levels of performance that are desired by the District. Proposers are instructed to indicate a response to ALL service requirements and specifications contained in this Section in the order listed using the same numbering system.

The inability or denial expressed in a proposal, or omission in the proposal, to offer to comply/conform with the technical requirements of this Section of the Invitation to Negotiate (ITN) may result in deductions in the allocation of points by the Selection Committee.

SECTION - 4.1 GENERAL INFORMATION Miami-Dade County Public Schools (“M-DCPS”) is the third largest school district in the United States, comprised of approximately 476 schools, 337,100 students and over 34,700 employees. Located at the southern end of the Florida peninsula, the school district stretches over 2,000 square miles of diverse and vibrant communities ranging from rural and suburban to urban cities and municipalities. A truly global community, district students speak 56 different languages and represent 160 countries. Additionally, M-DCPS sponsors extensive adult-training programs through its Adult Technical Centers. These programs are offered both day and evening, on a full-time and part-time basis. The Vision, Mission and Core Values of the M-DCPS are as follows: VISION We provide a world class education for every student. MISSION To be the preeminent provider of the highest quality education that empowers all students to be productive lifelong learners and responsible global citizens. CORE VALUES Excellence We pursue the highest standards in academic achievement and organizational performance. Equity We foster an environment that serves all students and aspires to eliminate the achievement gap. Student Focus We singularly focus on meeting our students’ needs and supporting them in fulfilling their potential. Innovation We encourage creativity and adaptability to new ideas and methods that will support and improve student learning. Accountability We accept responsibility for our successes and challenges and seek to transparently share our work on an ethical manner, as we strive towards continuous improvement. SECTION - 4.2 – PURPOSE OF INVITATION TO NEGOTIATE The School Board of Miami-Dade County, Florida (“School Board”) is issuing this Invitation to Negotiate (“ITN”) for the long-term ground lease and redevelopment of District-owned land located on the Paul Laurence Dunbar K-8 Center campus, at 505 NW 20th Street, Miami, Florida.

The project is intended to deliver a modernized educational facility in combination with workforce housing and/or other revenue-generating, community-serving uses that align with District priorities. Proposers shall present a fully integrated development concept that balances educational, residential, and financial objectives while preserving long-term public ownership of the property.

The agreement between the successful proposer(s) and the Board will be non-exclusive.

SECTION 4.3 – PROPERTY DESCRIPTION The subject property consists of three (3) parcels totaling approximately eight (8) acres of School Board-owned land at the Paul L. Dunbar Elementary School site, located at 505 NW 20th Street in Miami, Florida. For planning purposes, proposers should assume that 40,000 to 60,000 square feet of space will be reserved for future educational and community-serving use as directed by the School Board. The balance of the site is available for redevelopment consistent with the goals of this ITN.

The subject property is located in the City of Miami, Florida, in an urban-suburban mix neighborhood with a largely renter-occupied housing market. Site maps identifying the redevelopment parcels are below:

Proposals should demonstrate thoughtful integration with the surrounding community, with particular attention to: • High-quality architectural and site design appropriate to the neighborhood context • Housing market trends • Amenities or community-serving features that enhance livability and support neighborhood needs • Integration of green buffers, open space, or public-serving improvements • Incorporation of space for educational or community-serving purposes • Opportunities for increased density, while identifying parking and traffic constraints • Any redevelopment plans that may exist in the area, including City-adopted master plans and Community Redevelopment Areas • Site accessibility and adjacent public infrastructure

Disclaimer The land use and title-related statements contained in this Section 4.3 are provided for informational purposes only and are not intended to constitute a representation or warranty with respect to the subject property. Proposers are solely responsible for conducting their own due diligence concerning the development status, physical condition, zoning, entitlements, and any encumbrances or title matters affecting the subject property. The Board may supplement, clarify, or amend this information at any time prior to award. Proposers may only rely on representations and warranties, if any, made in the final executed ground lease agreement. 4.3.1 – BID SECURITY Each Proposer must submit with its proposal a cashier’s check in the amount of $100,000, drawn on a financial institution, made payable to The School Board of Miami-Dade County, Florida (“Bid Security”). The Bid Security will serve as security for the bidder fulfilling its obligations in accordance with this ITN, including the obligation to provide financial or other required information, to execute the ground lease agreement, and to deposit additional earnest money (“Deposit”) under the ground lease agreement. Once the Board selects a Proposer under the terms of the ITN for the applicable subject property, the Bid Security will be returned to the non-successful Proposer(s).

4.3.2 – PERFORMANCE OR PAYMENT BONDS No Performance or Payment Bonds will be required to enter into the long-term ground lease with the School Board; provided, however, that the construction of any improvements on the Subject Properties will require the posting of a payment and performance bond in accordance with Section 255.05, Florida Statutes (2015), for the benefit of the School Board.

All required zoning approvals, site plans, permits, and entitlements must be secured by the proposer in accordance with applicable City of Miami regulations. The School Board will not pursue rezoning or approvals on behalf of the proposer.

SECTION 4.4 - REQUIRED INFORMATION TO BE SUBMITTED BY THE PROPOSER A. Integrated Redevelopment Requirement This project involves the redevelopment of the full campus and must include the delivery of a modernized educational facility as a core component of the proposal.

Proposals must: ? Incorporate a new or modernized K-8 educational facility that meets applicable State Requirements for Educational Facilities (SREF) and District standards ? Demonstrate how the educational facility will be integrated into the overall site plan alongside any residential or revenue-generating uses ? Prioritize the educational mission of the site while leveraging the property to generate long-term financial and community benefit

B. Educational Facility Program and Planning Requirements Proposers shall include a conceptual plan for the development of a new or modernized educational facility as part of the overall site redevelopment.

For purposes of this solicitation, proposers should assume an educational facility in the approximate range of 40,000 to 60,000 square feet, inclusive of core academic, administrative, and support spaces consistent with a K-8 program. Final program requirements, square footage, and design specifications will be determined by the School Board during the negotiation and design development process.

Submissions must include: ? A conceptual site plan identifying the location and footprint of the proposed educational facility ? A narrative describing how the facility will function within the overall development, including access, circulation, safety, and separation or integration with other uses ? A description of how the educational facility will meet applicable SREF requirements and District standards ? An acknowledgment that the final program, layout, and specifications of the educational facility will be further refined in coordination with the District following award

The School Board reserves the right to modify the educational program requirements during negotiations to ensure alignment with District needs and long-term operational objectives.

C. Educational Facility Delivery and Phasing Proposers shall provide a detailed approach for the design, construction, and delivery of the educational facility, including: ? A proposed phasing plan that ensures continuity of educational operations, if applicable ? Identification of any temporary accommodations or sequencing strategies required to maintain school functionality ? Coordination of access, circulation, safety, and security between educational and non-educational components ? Compliance with all applicable codes, life safety requirements, and District standards

The District will consider innovative approaches to phasing and delivery that support timely implementation while minimizing disruption to students and staff.

D. Development Program and Uses Proposals should include a mix of uses that may include: ? Workforce and attainable housing, with priority for Miami-Dade County Public Schools employees ? Community-serving amenities or services ? Other revenue-generating uses that are compatible with the educational environment and surrounding neighborhood

While workforce housing is a priority, the School Board encourages flexible and innovative development concepts, including mixed-use or alternative programmatic approaches, that enhance long-term site value, financial return, and community benefit.

E. Project Execution and Schedule Requirements Proposers must demonstrate the ability to deliver the project in a timely and efficient manner. Submissions shall include: ? A comprehensive project execution schedule outlining key milestones, including design, entitlements, financing, permitting, and construction commencement ? Identification of critical path items and potential risks to delivery ? Strategies to accelerate project implementation and avoid delays ? Demonstration of readiness to proceed upon award

Preference will be given to proposers that demonstrate a clear and achievable path to construction commencement within an expedited timeframe and the capacity to deliver both educational and development components in a coordinated manner.

F. Financial Capacity and Funding Strategy Proposers must provide evidence of financial capacity and a clearly defined funding strategy for the project. Proposals shall include:

? A detailed description of the project capital stack ? Identification of all financing sources, including equity, debt, and any public funding programs ? A demonstration of the financial feasibility of the overall project, including the educational facility component

For projects incorporating public funding sources, including but not limited to Low-Income Housing Tax Credits (LIHTC), Florida Housing Finance Corporation programs, or other federal, state, or local subsidies, proposers must: ? Identify all anticipated funding sources and the extent to which the project depends on such sources ? Describe the application strategy and timeline for securing such funding ? Indicate whether the proposed project will be submitted as a priority application within the proposer’s funding pipeline ? Provide a contingency plan in the event such funding is not awarded, including alternative financing strategies or project modifications that would allow the project to proceed

The School Board prioritizes proposals that demonstrate financial certainty and the ability to proceed without prolonged delays associated with uncertain funding cycles.

G. Educational Facility Financial Integration Requirement Proposers must demonstrate how the educational facility component is fully integrated into the overall project financing and development structure.

Submissions shall include: ? A detailed explanation of how the educational facility will be funded, including whether it is cross-subsidized through residential or other revenue-generating components ? Identification of all funding sources contributing to delivery of the educational facility ? Confirmation that the educational facility can be delivered without requiring direct capital investment from the School Board, unless otherwise proposed and justified ? A clear description of ownership, delivery, and long-term control of the educational facility

Proposers should consider prior District redevelopment models where educational facilities were delivered as part of a broader mixed-use development structure and financed through private development economics.

H. Revenue and District Benefit Proposals must provide a clear financial benefit to the School Board, which may include: ? Long-term lease payments ? Upfront capitalized lease payments ? Delivery of educational facilities or capital improvements ? Participation in project revenues or other financial structures ? Other financial or in-kind contributions that support District priorities

Proposers should clearly outline how their proposal maximizes long-term value to the District while maintaining feasibility.

I. Site Planning and Community Integration

Proposals should demonstrate thoughtful integration with the surrounding community, including: ? Compatibility with adjacent land uses ? High-quality architectural and urban design ? Safe and efficient circulation for students, staff, residents, and visitors ? Inclusion of open space, buffers, or community-serving elements

All proposed uses must be compatible with the educational mission and long-term operation of the site.

J. Ownership and Control

The School Board will retain ownership of the subject property. Proposals must be structured in a manner that preserves long-term public ownership, typically through a ground lease or similar mechanism.

K. Required Information The proposal submitted must clearly indicate the name of the responding firm, as well as the name, address and telephone number of the primary contact at proposer’s organization. The Proposer shall demonstrate their experience in the related industry.

Proposer must include the following information within the submitted proposal: 1. Executive Summary profiling the service provider and/or agency submitting proposal;

2. The provider’s/agency’s experience in the services described in this ITN;

3. The names of the persons authorized to perform services for the agency under this proposal, including their titles, copies of their curriculum vitae/resume, and applicable state licensures.

4. Provide a brief description of the plan for provision of the services described in this ITN.

5. Submit Exhibit 6, located within this ITN, for at least three (3) current customers that can be used by M-DCPS as a source of reference. DO NOT include work/services performed for M-DCPS or M-DCPS employees as reference.

6. Proposal Pricing. Proposer must detail costs to perform the identified services, as noted in Section 8.

7. Any other information and/or additional service/incentive that can be used by M-DCPS in the proposal evaluation process.

Pre-Bid Conference

NON-MANDATORY Wednesday, August 12, 2026 at 9:00 a.m. EST Via Google Meet at: Meeting ID https://meet.google.com/vxu-bwtj-vpa Or dial: +1 252-484-3177 PIN: 497 679 413#

Details

• Bid Opening Date: 2026-09-03T13:00:00
• Fiscal Year: 2026
• Solicitation Number: ITN-ITN-25-042-DR-0-2026/DR
• Bid Number: ITN-25-042-DR
• Bid Type: ITN - Invitation to Negotiate
• Document Distribution Method: Download
• Document Distribution Notes: None
• Distribution Options: Bid has no blueprints associated with it
• Electronic Bidding: Yes
• County: Miami-Dade County
• Planholders: 24