GROUND LEASE OPPORTUNITY AT RUTH OWENS KRUSE EDUCATIONAL 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 Ruth Owens Kruse Educational Center, at 11001 SW 76th Street, Miami, Forida.

This solicitation is issued pursuant to Board Item E-145, “Approval and Authorization to Publish the Solicitation for the Unsolicited Proposal – Ruth Owens Kruse Education Center,” approved at the February 11, 2026 School Board meeting, which determined that the unsolicited proposal met the criteria of a qualifying project under School Board Policy 6327 and Florida Statutes Section 255.065, and authorized the District to solicit competitive proposals for the same project.

The primary objective of this project is to deliver workforce housing that supports the recruitment and retention of Miami-Dade County Public Schools (“M-DCPS”) employees, while also generating long-term revenue and community benefits consistent with District priorities.

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

SECTION 4.3 – PROPERTY DESCRIPTION The subject property consists of a portion of a School Board-owned property consisting of approximately 5.7 acres of vacant land at the Ruth O. Kruse Educational Center site, located at 11001 SW 76th Street in Miami, Florida. The entirety of the 5.7 acres is available for redevelopment under the requirements and goals of this ITN. The subject property is located in unincorporated Miami-Dade, Florida, in a primarily residential, urban-suburban mix neighborhood. A site map identifying the redevelopment parcel is 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 (“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. Partial Site Redevelopment and Campus Compatibility This project involves the redevelopment of a portion of the existing campus, and proposals must demonstrate compatibility with ongoing educational operations.

Proposals must: ? Clearly identify the portion of the site proposed for redevelopment ? Demonstrate that the project will not disrupt core educational operations ? Ensure that access, circulation, safety, and security for students, staff, and visitors are maintained ? Provide a development approach that is compatible with the existing campus and surrounding infrastructure

The School Board will prioritize proposals that demonstrate a coordinated and low-impact integration with ongoing campus activities. B. Workforce Housing (Primary Use Requirement) Workforce housing shall be the primary component of the proposed development.

Proposals must: ? Include a residential program that prioritizes workforce and attainable housing ? Describe unit mix, affordability levels, and proposed set-asides for M-DCPS employees ? Demonstrate how the project supports recruitment and retention objectives

While complementary uses may be included, proposals must clearly demonstrate that workforce housing remains the central component of the development program.

C. Supportive Housing and Special Population Considerations (Optional) The School Board recognizes the potential value of incorporating supportive housing or specialized housing programs for individuals with disabilities, including physical and developmental needs, particularly given the populations served by the Ruth Owens Kruse Education Center.

Proposers may, at their discretion, include such components within their development program, including the use of applicable state or federal funding sources where appropriate.

However, any such components must be structured in a manner that: ? Does not adversely impact the overall financial feasibility of the project ? Does not reduce the financial benefit to the School Board ? Does not introduce undue delays or dependencies that would affect project delivery timelines

Proposals that include supportive housing elements must clearly demonstrate how these components are integrated within the overall development and financial model without compromising the primary objectives of workforce housing delivery, revenue generation, and timely execution.

D. Development Program Flexibility In addition to workforce housing, proposals may include: ? Community-serving amenities ? Limited mixed-use or service-oriented components ? Other compatible revenue-generating uses

All additional uses must be subordinate to the residential program and compatible with the educational environment and surrounding community.

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 ? Identification of critical path items and risks ? Strategies to accelerate delivery ? Demonstration of readiness to proceed

Preference will be given to proposers that demonstrate the ability to deliver the project without delay and with minimal disruption to campus operations.

F. Financial Capacity and Funding Strategy Proposers must provide a clear and feasible funding strategy.

Submissions shall include: ? A detailed capital stack ? Identification of all funding sources ? Demonstration of financial feasibility

For projects incorporating LIHTC or other subsidies, proposers must: ? Identify reliance on such funding ? Describe application strategy and timeline ? Indicate whether this project will be submitted as a priority application ? Provide contingency plans if funding is not awarded

The School Board prioritizes proposals that demonstrate financial certainty and the ability to proceed without prolonged delays.

G. Revenue and District Benefit Proposals must provide financial benefit to the School Board, which may include: ? Lease payments ? Upfront contributions ? Revenue participation ? Other financial or in-kind benefits

H. Site Planning and Community Integration Proposals must demonstrate: ? Compatibility with surrounding uses ? High-quality design ? Safe circulation and access ? Integration with campus and community

I. Ownership and Control The School Board will retain ownership of the subject property. Proposals must preserve long-term public ownership through a ground lease or similar structure.

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

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

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 11:00 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-25-044-DR-0-2026/DR
• Bid Number: ITN-25-044-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: 36