Opportunity For
Operation and/or Development
Warm Mineral Springs
Solicitation #142723CG
Submitted by Jebco Ventures, Inc and Angelshot, LLC
SECTION 1
SECTION 1:
INTRODUCTION
Opportunity For
Operation and/or Development
Warm Mineral Springs
Solicitation #142723CG
Submitted by Jebco Ventures, Inc and Angelshot, LLC
WARM MINERAL SPRINGS
SOLICITATION #142723CG
LETTER OF INTEREST
Warm Mineral Springs RFP
Tab 1 - 10.1.1
PROJECT DESCRIPTION
Jebco Ventures, Inc./Angelshot, LLC intends to have zero negative impact on the historical, archaeological,
hydrological and geological significance of the Springs. The proposal identifies various ways the site will be
enhanced and upgraded. The tangible improvements are evident; the intangible benefits will be greater.
We want to supply a community center piece with elements the community can be proud of and build upon.
We have the vision, team and financial strength to bring the Springs to life again with features including
physical therapy, healthy-eats based restaurant, physical fitness center, world-class spa, hotel, future medical-suites
and possible residential components
Per the provided timeline, ongoing public access to the Springs will be maintained and visitor’s experience
will be enhanced via additional improvements and rehabilitation to the facilities as they exist today. No person
shall be denied use of the facility because of race, sex, age, handicap, disability, color, religion, sexual orientation
or national origin.
Once initial diligence is completed and the lease is secured, existing operations will be assumed but revenue to city/
county partner will cease for 3 months. During this time, engineering for utilities and architectural for the structures,
existing or otherwise, will commence. Post completion, improvements/renovations/replacement commences.
The existing facilities may be rehabbed/rebuilt to be utilized as one or more of the following:
1. Fyzical Therapy & Balance™. Medically based, doctor-referral, prescription/insurance based and client
select physical therapy/rehabilitation & wellness center.
a. 4,000-8,000 square feet.
b. Typically employ 12-17 full-time and additional 2-3 part-time depending on module’s size.
c. $2,000,000 annual sales in time.
2. Fyzical Fitness™ medically-based and supervised physical fitness, exercise and wellness center.
a. 4,000-8,000 square feet.
b. Typically employ 18-20 full time depending on size/demand.
c. $1,500,000 annual sales in time.
3. “Restaurant.” A healthy-eats concept dining experience.
a. 4,000-8,000 square feet.
b. Typically employ at least 12 and up to 30 depending on size/demand.
c. $1,500,000 in sales in time.
4. Fyzical Spa™ world-class massage, relaxation and restoration spa and salon.
a. 4,000-8,000 square feet.
b. Typically employ 18 full time and up to 5 additional part-time depending on size/demand.
c. $1,000,000 annual sales in time.
Beginning at month 4 and continuing for the balance of the 50 year ground lease, 7% of gross receipts
from park/springs ticket sales will commence to City/County partnership
Warm Mineral Springs RFP Tab 1 - 10.1.2
OPERATION & DEVELOPMENT OVERVIEW
Pre Phase:
1. 90 days to finalize due diligence.
Phase 1:
1.Execute 50 Year ground lease with 50 year renewal option.
a.Subordinate 10 acres of contiguous land to loan for the purpose of developing modules.
2.Assume operations as they exist today.
3.No revenue to City/County for first 3 months.
4.150 days to complete engineering for utilities and architectural for rehab/rebuild of existing structures.
5.Commence utilities installation.
a.12 month estimate for completion.
6.Commence improvements/renovations/rebuild on existing facilities.
a.12 month estimate for completion.
b.The existing facilities may be rehabbed/rebuilt to be utilized as one or more of the following:
i. Fyzical Therapy & Balance™. Medically based, doctor-referral, prescription/insurance based
and client select physical therapy/rehabilitation & wellness center.
1. 4,000-8,000 square feet.
2. Typically employ 12-17 full-time and additional 2-3 part-time depending on module’s size.
3. $2,000,000 annual sales in time.
ii. Fyzical Fitness™ medically-based and supervised physical fitness, exercise and wellness center.
1. 4,000-8,000 square feet.
2. Typically employ 18-20 full time depending on size/demand.
3. $1,500,000 annual sales in time.
iii.“Restaurant.” A healthy-eats concept dining experience.
1. 4,000-8,000 square feet.
2. Typically employ at least 12 and up to 30 depending on size/demand.
3. $1,500,000 in sales in time.
iv.Fyzical Spa™ world-class massage, relaxation and restoration spa and salon.
1. 4,000-8,000 square feet.
2. Typically employ 18 full time and up to 5 additional part-time depending
on size/demand.
3. $1,000,000 annual sales in time.
7.Beginning month 4 and continuing for balance of 50 year ground lease, 7% of gross receipts
(park/springs ticket sales) to City/County partner.
Warm Mineral Springs RFP Tab 1 - 10.1.3
FORMS
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
James Bridges, CEO Jebco Ventures, Inc.
Embassy Suites, Sarasota
James Bridges, CEO Jebco Ventures, Inc.
jamesbridges@verizon.net
941-363-0979
8/2014
202 N. Tamiami Tr., Sarasota, FL 34236
11/2015
$40 million
$500,000
Jebco Ventures - Developer
Core Contstruction - Contractor
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
Owner/Developer
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
Fyzical, LLC
James D. Abrams
James D. Abrams, Managing Member
941-378-8977
8/2012
505 S. Orange Ave #101, Sarasota, FL 34236
sabrams@Fyzical.com
Ongoing Venture
Warm Mineral Springs RFP n/a
n/a
Tab 1 - 10.1.4
FORMS
FYZICAL is a medical & scientific-based franchising business that offers prescribed physical therapy, state-of-the-art balance
centers, and medically based fitness programs. Through this proprietary system, FYZICAL provides compassionate care and
delivers fast, successful outcomes allowing patients to feel revitalized, expand their boundaries, and love life once again.
Success as a practitioner depends upon more than your ability to provide treatment. In order to grow your business, build wealth,
and enjoy your desired lifestyle, your business acumen must match your skills as a therapist. FYZICAL has constructed a "patient
centered" and "profit centered" business model, providing you with insight you never learned in PT school. These easy-toimplement, time-tested principles will help you build the practice you've longed for—and live a life that you love.
Fyzical began as a singular innovative physical therapy clinic, and has grown to be the premier franchise concept addressing the
growing need for physical therapy. One year ago there was 1; today, there are 35 locations in multiple States... and that number is
growing every day! Fyzical combines the best of medical and scientifically based treatment with proprietary methods in a tested
business model. Offering world-class facilities, technology and equipment, Fyzical helps patients heal faster with less pain. Fyzical
has an outstanding methodology for recruiting and retaining licensed physical therapists, streamlined business operations, powerful
branding, and proven leadership team. Learn more about Fyzical Business Opportunities @ http://www.fyzicalbusiness.com/
The Fyzical Difference
Founded in collaboration with medical doctors, physiologists, licensed therapists and service business experts, we provide
prescribed physical therapy and medically-based physical fitness. Yet we are much more than your typical physical therapy clinic.
Our Fyzical™ therapists have advanced clinical education and training, specialty certifications and years of experience providing
hands-on healing – with an emphasis on establishing whole-body wellness – for thousands of patients across the nation. Fyzical™
therapists continually respond to advances in research, technology, science and health care. Beyond the degree and licensing
required by law, we certify our 'Fyzicalist™' to meet the highest standards in the industry. Only then can they provide you with
service. A core requirement for all our therapists is a loving, caring and helpful personality. We offer physical therapy services
including orthopaedic rehabilitation, neurological rehabilitation, sport injury rehab, auto & work injuries, aquatic therapy, massage
therapy and more!
Fyzical™ therapists take a whole-body approach to consider whether issues with the spine, hip, knee or feet contribute to imbalances,
and they provide intensive one-on-one care to help you achieve the greatest independence possible. Our balance programs focus on
strength, endurance, motion, gait training and coordination for safe walking and preventing falls. If you need the assistance of a
cane or walker, Fyzical therapists will match you with the appropriate device and provide training for safety.
Medically-Based Fitness
Fitness and wellness is the cornerstone of healthy living. Whether you are recovering from an injury, you want to improve your core
strength and balance, or you simply want to get active to feel better, Fyzical's fitness and wellness programs can help you get where
you want to be with an individualized one-on-one program.
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
Clockwork Home Services (formerly Venvest, Inc.)
James D. Abrams
James D. Abrams, CEO
50 Central Ave, suite 920, Sarasota, FL 34236
941-953-3777
jamesabrams1@me.com
2010, continues under new ownership
1998
n/a
n/a
James D. Abrams - CEO
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
Founded in 1998, Clockwork Home Services (formerly VenVest Inc. that also included The Mutual Fund Store until 2004)
establishes and builds nationally branded franchises for the home services contractor market. Led by a senior management team
comprised of entrepreneurs with collective expertise in marketing, branding and franchising for home services, Clockwork aims to
build national brands for nearly all services that are performed in or around the home. Clockwork provides contractors with
extensive training to enhance both customer services practices and technical acumen while also providing tools for better business
management.
Currently, the company has franchises for the plumbing, HVAC and electrical industries - Benjamin Franklin the Punctual
Plumber® , One Hour Heating & Air Conditioning® and Mister Sparky® respectively. There are currently more than 250 Benjamin
Franklin Franchisees, 250 One Hour Air Franchisees and 100 Mister Sparky Franchisees. CHS was acuired in 2010 by the North
American arm of a British company for $183 million dollars. It is still the largest home services company in the US.
Contractors that want Clockwork Home Service's help ingrowing their business and increasing profitability but are not yet ready to
forgo their identity can become Affinity Group members. As members, contractors have access to the same business process tools
and technical training as franchisees but keep their name and brand identity. In addition to one Affinity Group for each of its
existing franchised brands, Clockwork also supports roofers; members of all four groups currently total nearly 1,100.
The advantages to contractors of being a Clockwork franchisee are numerous. In addition to teaching contractors how to generate
greater revenue in the most efficient way, Clockwork offers more freedom and enjoyment as well as the same kind of benefits and
retirement programs available at large corporations. Clockwork contractors have access to state-of-the-art, private label equipment
at affordable prices through the company's wholesale distributor BuyMax. Through Clockwork systems and business process
software applications, contractors can sidestep the types of "business surprises" that can plague an individual small business owner.
And Clockwork's robust marketing and communications efforts ensure strong brand affinity and high visibility wherever a
franchise is located.
Customer service is the dominant and defining theme for all Clockwork franchisees and Affinity Group members. Through various
company-run training programs, contractors and small business owners are instilled with the ability to provide superior technical
service in a manner that is respectful of the customer's home, budget and time. Clockwork also provides extensive technical
training through The Success Academy™.
As a result, Clockwork contractors are punctual and provide fair and consistent pricing options for services rendered.
Homeowners that use Clockwork contractors do so with the full confidence that they are inviting into their home a trustworthy,
highly capable technician who will get it right the first time around. Homeowners also have the comfort of knowing that all work
performed by a Clockwork contractor is backed by a full guarantee. The Clockwork philosophy embraces the importance of Time the homeowner's and the contractor's. With this in mind, Clockwork continues to expand its network of franchises nationwide,
delivering maximum levels of customer and technical service and, in the process helping small business owners and contractors
gain a measure of financial comfort, success and happiness.
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
James D. Abrams
Service Experts, Inc.
James D. Abrams - President/CEO
505 S. Orange Ave, #101, Sarasota, FL 34236
941-953-3777
jabrams@BizZoom.com
1997
1981
n/a
n/a
James D. Abrams - President/CEO
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
In 1981, Jim founded a company called “Home Energy Savers,” an air conditioning company in St. Louis. Jim then purchased airconditioning company “Air Comfort” in Sarasota, FL not long after and renamed the combined companies "Service Experts." The
company rapidly became the largest air-conditioning company in the country with $786 million in sales under Jim's direction.
Service Experts went public in 1996 on the NASDAQ, the first publicly tradeed home services company ever. A year later, he took
it to the NYSE and retired (briefly) shortly thereafter. Sometime in 2000, SVE was acquired in whole by Lennox, a commercial
manufacturer, and is still one of the largest in business today.
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
Warm Mineral Springs RFP Tab 1 - 10.1.4
FORMS
Warm Mineral Springs RFP Tab 1 - 10.1.4
SECTION 2
SECTION 2:
OPERATION
Opportunity For
Operation
and/or
Development
& BUSINESS
PLANS
Warm Mineral Springs
Solicitation #142723CG
Submitted by Jebco Ventures, Inc and Angelshot, LLC
WARM MINERAL SPRINGS
SOLICITATION #142723CG
OPERATIONAL & BUSINESS PLAN
Pre Phase:
1. 90 days to finalize due diligence.
Phase 1:
Jebco Ventures, Inc./Angelshot, LLC intends to operate the existing facilities and enhance the area in a fiscally
responsible manner. We view this as public responsibility, given the unique nature of the Springs. The area
is a tremendous community asset. The site will be enhanced and upgraded by implementing a publicly vetted
plan. Our vision for the Springs include:
Intended Services – Facilities
- Operation of existing Springs Facilities
- Physical Rehabilitation – Enhancement Facilities
- Restaurant
- Hotel/Motel and associate hospitalities facility
- Possible other facilities’ enhancements
• Equestrian Facilities
• Additional Wellness Facilities
• Additional Recreational Facilities
We view this project as a community responsibility to manage
and enhance a local and regional public resource.
Our development team has the financial capabilities to lead the project.
As the plan matures in the very near future, additional funding sources
will be identified and availability will be vetted.
The initial capital outlay will be further scrutinized during the next phase of the process,
once our team has been selected.
Warm Mineral Springs RFP
Tab 2 - 10.2.1
OPERATIONAL & BUSINESS PLAN
Our Business Plan Includes:
Initial diligence - a lease is secured, existing operations will be assumed but revenue to city/county partner
will cease for 3 months. During this time, engineering for utilities and architectural for the structures,
existing or otherwise, will commence. Post completion, improvements/renovations/replacement commences.
The existing facilities may be rehabbed/rebuilt to be utilized as one or more of the following:
1. Fyzical Therapy & Balance™. Medically based, doctor-referral, prescription/insurance based
and client select physical therapy/rehabilitation & wellness center.
a. 4,000-8,000 square feet.
b. Typically employ 12-17 full-time and additional 2-3 part-time depending on module’s size.
c. $2,000,000 annual sales in time.
2. Fyzical Fitness™ medically-based and supervised physical fitness, exercise and wellness center.
a. 4,000-8,000 square feet.
b. Typically employ 18-20 full time depending on size/demand.
c. $1,500,000 annual sales in time.
3. “Restaurant.” A healthy-eats concept dining experience.
a. 4,000-8,000 square feet.
b. Typically employ at least 12 and up to 30 depending on size/demand.
c. $1,500,000 in sales in time.
4. Fyzical Spa™ world-class massage, relaxation and restoration spa and salon.
a. 4,000-8,000 square feet.
b. Typically employ 18 full time and up to 5 additional part-time depending
on size/demand.
c. $1,000,000 annual sales in time.
Beginning month 4 and continuing for balance of 50 year ground lease, 7% of gross receipts
(park/springs ticket sales) to City/County partner.
Warm Mineral Springs RFP
Tab 2 - 10.2.1
OPERATIONAL & BUSINESS PLAN
Short Term and Long Term Possible Facilities Costs
and Business Planning Estimates
The following is preliminary approximate estimate of construction costs for the anticipated improvements: WARM MINERAL SPRINGS RESORT & SPA
CONCEPTUAL CONSTRUCTION COST ESTIMATE - MAY 22nd, 2014 MASTER PLAN
PHASE I
PHASE II
PHASE III
PHASE IV
DEVELOPMENT FEATURE
SITE
DEVELOPMENT
UTILITIES (WATER & SEWER)
$
880,000
RENOVATION/REPLACEMENT OF
EXISTING BUILDINGS
PHASE I TOTAL
$
$
FITNESS CENTER
$
295,000
$
1,100,000
$
1,395,000
SPA
$
375,000
$
1,400,000
$
1,775,000
PHASE II TOTAL
$
670,000
$
2,500,000
$
3,170,000
SPRINGS RESORT HOTEL &
CONFERENCE CENTER [100 ROOMS]
MEDICAL SUITES/CONDOS
$
969,990
$
13,800,000
$
14,769,990
PHASE III TOTAL
$
$
VERTICAL
CONSTRUCTION
TOTAL PROJECT
BUDGET
$
880,000
210,000
$
1,400,000
$
1,610,000
1,090,000
$
1,400,000
$
2,490,000
545,350
1,515,340
$
1,600,000
$
2,145,350
$
15,400,000
$
16,915,340
ENTRY BOULEVARD
$
726,360
$
-
$
726,360
VILLAS CONSTRUCTION (PHASE 1 OF
RESIDENTIAL/CONDO)
SPA EXPANSION & TENNIS CENTER
$
557,346
$
6,000,000
$
6,557,346
$
245,809
$
1,500,000
$
1,745,809
EQUESTRIAN CENTER & FARMHOUSE
$
456,859
$
1,700,000
$
2,156,859
CONFERENCE CENTER EXPANSION &
PUTTING GREENS
FUTURE AMENITIES
$
144,244
$
1,815,000
$
1,959,244
FUTURE PHASES TOTAL
$
2,130,617
$
11,015,000
$
TBD
13,145,617
PROJECT TOTAL
$
5,405,956
$
30,315,000
$ 35,720,956
The temporary economic impact with creation of construction and supporting jobs will be
significant.
Marketing
Given the historically high incidents of European visitors to the Springs, it is logical to expand
that market. This could be done through various efforts. If selected, we intend to solicit the
Warm Mineral Springs RFP
Tab 2 - 10.2.1
SECTION 3
SECTION 3:
CONCEPT
PLAN For
Opportunity
Operation
and/or
Development
& PROJECT
APPROACH
Warm Mineral Springs
Solicitation #142723CG
Submitted by Jebco Ventures, Inc and Angelshot, LLC
WARM MINERAL SPRINGS
SOLICITATION #142723CG
CONCEPT PLAN & PROJECT APPROACH
Pre Phase:
1. 90 days to finalize due diligence.
Phase 1:
1.Execute 50 Year ground lease with 50 year renewal option.
a.Subordinate 10 acres of contiguous land to loan for the purpose of developing modules.
2.Assume operations as they exist today.
3.No revenue to City/County for first 3 months.
4.150 days to complete engineering for utilities and architectural for rehab/rebuild of existing structures.
5.Commence utilities installation.
a.12 month estimate for completion.
6.Commence improvements/renovations/rebuild on existing facilities.
a.12 month estimate for completion.
b.The existing facilities may be rehabbed/rebuilt to be utilized as one or more of the following:
i. Fyzical Therapy & Balance™. Medically based, doctor-referral, prescription/insurance based
and client select physical therapy/rehabilitation & wellness center.
1. 4,000-8,000 square feet.
2. Typically employ 12-17 full-time and additional 2-3 part-time depending on module’s size.
3. $2,000,000 annual sales in time.
ii. Fyzical Fitness™ medically-based and supervised physical fitness, exercise and wellness center.
1. 4,000-8,000 square feet.
2. Typically employ 18-20 full time depending on size/demand.
3. $1,500,000 annual sales in time.
iii.“Restaurant.” A healthy-eats concept dining experience.
1. 4,000-8,000 square feet.
2. Typically employ at least 12 and up to 30 depending on size/demand.
3. $1,500,000 in sales in time.
iv.Fyzical Spa™ world-class massage, relaxation and restoration spa and salon.
1. 4,000-8,000 square feet.
2. Typically employ 18 full time and up to 5 additional part-time depending
on size/demand.
3. $1,000,000 annual sales in time.
7.Beginning month 4 and continuing for balance of 50 year ground lease, 7% of gross receipts
(park/springs ticket sales) to City/County partner.
Phase 2:
1.At month 24, if trailing 12 months illustrates Springs attendance at 80k annualized persons or greater,
commence Phase 2.
2.150 days to complete engineering for expanded campus facilities. This may be the installation
of one or more of the remaining “modules” (described above) but not already operational:
a.Fyzical Therapy & Balance™ physical therapy center.
b.Fyzical Fitness™ medically-based physical fitness and exercise center.
c. “Restaurant.” A healthy-eats concept dining experience.
d.Fyzical Spa™ relaxation and restoration spa.
Warm Mineral Springs RFP Tab 3 - 10.3.1
CONCEPT PLAN & PROJECT APPROACH
Phase 3:
1.At month 36, commence feasibility study to justify an on-site hotel.
2.At this point, if operations are meeting or exceeding budget, and the feasibility study concurs,
we would consider constructing a hotel or otherwise allow another party to partner. (3a)
a.Build or partner hotel construction. 12-15 month estimate for completion. Additional 4 acres
to be subordinated to loan. Typically employ 75-90.
3.By month 48, may commence feasibility study to justify further medical suite campus.
4.At this point, if operations are meeting or exceeding budget, and this feasibility study concurs,
we would consider constructing additional “modules” of medical suites or otherwise allow another
party to partner. (3b)
a.Build or partner medical suites construction. 12-15 month estimate for completion of first phase
of medical suite module. Additional acres to be subordinated to loan. Typically employ #.
Phase 4:
1. Between months 48-60, commence feasibility study to justify on-site condo/residential development.
2. At this point, if operations continue to meet or exceed budget, and the feasibility study concurs, we would
consider constructing phased development of condo and/or residential components or otherwise allow
another party to partner.
a. Build or partner residential components. 118 month estimate for completion per phase of
development. Additional acreage to be subordinated to loan. Typically employs many
during construction.
Warm Mineral Springs RFP Tab 3 - 10.3.1
GRAPHICAL REPRESENTATION
PLAN CONCEPUALLY CONTAINS
Warm Mineral Springs RFP - Springs Facilities Improvements
- Wellness Center
- Restaurant
- Hotel
Tab 3 - 10.3.2
GRAPHICAL REPRESENTATION
Warm Mineral Springs RFP Tab 3 - 10.3.2
SECTION 4
SECTION 4:
FINANCIAL
PLAN For
Opportunity
Operation and/or Development
Warm Mineral Springs
Solicitation #142723CG
Submitted by Jebco Ventures, Inc and Angelshot, LLC
WARM MINERAL SPRINGS
SOLICITATION #142723CG
FINANCIAL PLAN
The financial plan and projections are based on the following assumptions:
Phase 1:
1.Execute 50 Year ground lease with 50 year renewal option.
a.Subordinate 10 acres of contiguous land to loan for the purpose of developing modules.
2.Assume operations as they exist today.
3.150 days to complete engineering for utilities and architectural for rehab/rebuild of existing structures.
4.Commence utilities installation.
a.12 month estimate for completion.
5.Commence improvements/renovations/rebuild on existing facilities.
a.12 month estimate for completion.
b.The existing facilities may be rehabbed/rebuilt to be utilized as one or more of the following:
i. Fyzical Therapy & Balance™. Medically based, doctor-referral, prescription/insurance based
and client select physical therapy/rehabilitation & wellness center.
1. 4,000-8,000 square feet.
2. Typically employ 12-17 full-time and additional 2-3 part-time depending on module’s size.
3. $2,000,000 annual sales in time.
ii. Fyzical Fitness™ medically-based and supervised physical fitness, exercise and wellness center.
1. 4,000-8,000 square feet.
2. Typically employ 18-20 full time depending on size/demand.
3. $1,500,000 annual sales in time.
iii.“Restaurant.” A healthy-eats concept dining experience.
1. 4,000-8,000 square feet.
2. Typically employ at least 12 and up to 30 depending on size/demand.
3. $1,500,000 in sales in time.
iv.Fyzical Spa™ world-class massage, relaxation and restoration spa and salon.
1. 4,000-8,000 square feet.
2. Typically employ 18 full time and up to 5 additional part-time depending
on size/demand.
3. $1,000,000 annual sales in time.
6.Beginning month 4 and continuing for balance of 50 year ground lease, 7% of gross receipts
(park/springs ticket sales) to City/County partner.
Phase 2:
1.At month 24, if trailing 12 months illustrates Springs attendance at 80k annualized persons or greater,
commence Phase 2.
2.150 days to complete engineering for expanded campus facilities. This may be the installation
of one or more of the remaining “modules” (described above) but not already operational:
a.Fyzical Therapy & Balance™ physical therapy center.
b.Fyzical Fitness™ medically-based physical fitness and exercise center.
c. “Restaurant.” A healthy-eats concept dining experience.
d.Fyzical Spa™ relaxation and restoration spa.
Warm Mineral Springs RFP Tab 4 - 10.4.1
FINANCIAL PLAN
Phase 3:
1.At month 36, commence feasibility study to justify an on-site hotel.
2.At this point, if operations are meeting or exceeding budget, and the feasibility study concurs,
we would consider constructing a hotel or otherwise allow another party to partner. (3a)
a.Build or partner hotel construction. 12-15 month estimate for completion.
Additional 4 acres to be subordinated to loan. Typically employ 75-90.
3.By month 48, may commence feasibility study to justify further medical suite campus.
4.At this point, if operations are meeting or exceeding budget, and this feasibility study concurs,
we would consider constructing additional “modules” of medical suites or otherwise allow another
party to partner. (3b)
a.Build or partner medical suites construction. 12-15 month estimate for completion of first phase
of medical suite module. Additional acres to be subordinated to loan. Typically employ #.
---- Physical Therapy & Balance™. Medically based, doctor-referral, prescription/insurance based
and client select physical therapy/rehabilitation & wellness center.
• 4,000-8,000 square feet.
• Typically employ 12-17 full-time and additional 2-3 part-time depending on module’s size.
• $2,000,000 annual sales in time.
- Physical Fitness™ medically-based and supervised physical fitness, exercise and wellness center.
• 4,000-8,000 square feet.
• Typically employ 18-20 full time depending on size/demand.
• $1,500,000 annual sales in time.
- “Restaurant.” A healthy-eats concept dining experience.
• 4,000-8,000 square feet.
• Typically employ at least 12 and up to 30 depending on size/demand.
• $1,500,000 in sales in time.
- Physical Spa™ world-class massage, relaxation and restoration spa and salon.
• 4,000-8,000 square feet.
• Typically employ 18 full time and up to 5 additional part-time depending on size/demand
• $1,000,000 annual sales in time
- Projections for enhanced operation for the existing are expected to increase significantly with
improvements to be supplied in the first phase. The constancy of management and operation
of the springs will eliminate the recent inconsistencies and confusion the area has been experiencing.
Warm Mineral Springs RFP Tab 4 - 10.4.1
FINANCIAL
PLAN
The following
is preliminary approximate estimate of financial construction costs for the anticipated improvements:
The following is preliminary approximate estimate of construction costs for the anticipated improvements: WARM MINERAL SPRINGS RESORT & SPA
CONCEPTUAL CONSTRUCTION COST ESTIMATE - MAY 22nd, 2014 MASTER PLAN
PHASE I
PHASE II
PHASE III
PHASE IV
DEVELOPMENT FEATURE
SITE
DEVELOPMENT
UTILITIES (WATER & SEWER)
$
880,000
RENOVATION/REPLACEMENT OF
EXISTING BUILDINGS
PHASE I TOTAL
$
210,000
$
$
1,090,000
$
FITNESS CENTER
$
295,000
$
1,100,000
$
1,395,000
SPA
$
375,000
$
1,400,000
$
1,775,000
PHASE II TOTAL
$
670,000
$
2,500,000
$
3,170,000
SPRINGS RESORT HOTEL &
CONFERENCE CENTER [100 ROOMS]
MEDICAL SUITES/CONDOS
$
969,990
$
13,800,000
$
14,769,990
PHASE III TOTAL
$
ENTRY BOULEVARD
$
VILLAS CONSTRUCTION (PHASE 1 OF
RESIDENTIAL/CONDO)
SPA EXPANSION & TENNIS CENTER
$
$
245,809
$
1,500,000
$
1,745,809
EQUESTRIAN CENTER & FARMHOUSE
$
456,859
$
1,700,000
$
2,156,859
CONFERENCE CENTER EXPANSION &
PUTTING GREENS
FUTURE AMENITIES
$
144,244
$
1,815,000
$
1,959,244
FUTURE PHASES TOTAL
$
2,130,617
$
11,015,000
$
$
545,350
VERTICAL
CONSTRUCTION
TOTAL PROJECT
BUDGET
$
880,000
1,400,000
$
1,610,000
1,400,000
$
2,490,000
$
1,600,000
$
2,145,350
$
15,400,000
$
16,915,340
726,360
$
-
$
726,360
557,346
$
6,000,000
$
6,557,346
1,515,340
TBD
13,145,617
PROJECT TOTAL
$
5,405,956
$
30,315,000
$ 35,720,956
The temporary economic impact with creation of construction and supporting jobs will be
significant.
Marketing
Given the historically high incidents of European visitors to the Springs, it is logical to expand
that market. This could be done through various efforts. If selected, we intend to solicit the
Warm Mineral Springs RFP Tab 4 - 10.4.1
SECTION 5
SECTION 5:
DEVELOPMENT
Opportunity For
Operation
and/or
Development
& OPERATION
TEAM
Warm Mineral Springs
Solicitation #142723CG
Submitted by Jebco Ventures, Inc and Angelshot, LLC
WARM MINERAL SPRINGS
SOLICITATION #142723CG
Warm Mineral Springs RFP Construction Management
Core Construction
John Wiseman, President
Kimley-Horn
Christopher Hatton, P.E.
Sweet Sparkman
Todd Sweet, AIA
Kimley-Horn
David Goldman, P.G.
Kimley-Horn
Peter Van Buskirk, P.E.
Transportation
Planning
Architect
Geologist
Civil Engineer
Kimley-Horn
Bill Waddill, RLA
Landscape Architect
NEU Consulting
Don Neu, AICP
JEBCO
Jim Bridges
JEBCO
Jim Bridges
Angelshot, LLC
Jim Abrams
Sean Abrams
Fyzical
Jim Abrams
Sean Abrams
Development Consultant
Springs Operations
Restaurant/Spa
Therapy
Angelshot, LLC/
JEBCO Ventures
Sarasota County
City of North Port
Opportunity for Operation and/or Development
Warm Mineral Springs
DEVELOPMENT & OPERATION TEAM - ORGANIZATIONAL CHART
Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
James Abrams - Co-founder, FYZICAL
James Abrams started as a high school teacher in the Detroit public schools, teaching history and business subjects.
He then taught business subjects at a local business college where he was recruited to work for what would become
the world’s largest Weight Watchers franchise. From there he worked for the air-conditioning manufacturer, Trane Co.
where he rose through the ranks to head sales for their consumer products division. He left Trane and began his career
as an entrepreneur in 1981 starting what would become Service Experts (today one of the largest retailers of HVAC
good and services) with himself and one employee. He took that company public to NASDAQ in 1996 and to the NYSE
and then retired for the first time.
In 1999 he founded Clockwork Home Services and grew three home service brands, Mr. Sparky, One-Hour
Air-Conditioning and Benjamin Franklin Plumbing to three of the largest brands in the U.S. He also funded and helped
grow The Mutual Fund Store to become the largest individual financial advisor in the Charles Schwab network, building
over $6.5 billion under management. When Clockwork sold in 2010, he retired for the second time. That lasted until
2012 when he, with longtime business associate, Terry Nicholson, formed BizZoom, Inc. BizZoom is a small private
equity firm that invests in and grows successful consumer products and services.
BizZoom’s initial venture is Fyzical. Fyzical is a medical and scientific- based therapy and fitness organization with
a broad range of expertise. Founded by a medical doctor, physiologists, licensed therapists and service business
experts, Fyzical provides prescribed physical therapy and medically based physical fitness and is one of the fastest
growing franchises in the field.
Since relocating to Sarasota in 1997, Jim has been responsible for moving over 100 families to the Sarasota area
and has been personally involved in over $25 million in local real estate
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
Sean Abrams - VP of New Business Development
Sean Abrams has worked in and owned franchise organizations over the past 14 years. He brings the unique
perspective of a franchisee to the Fyzical team. He owned and operated two franchise locations of The Mutual Fund
Store® and grew the business from start-up to $130 million in assets under management during his 6-year tenure,
the toughest financial market of the last 75 years.
Prior to opening his stores, Sean owned a beach-house rental business while earning his way to a senior management
position at a locally-owned franchised auto dealership. These experiences illustrated to him the value of owning his
own business while having the benefit of a franchise network.
Since coming on board, Sean has produced and collated the FYZICAL Library of Success, a 1,600 page operations
manual for new franchisees. Currently, Sean also oversees new business development and manages the operations
for Duval’s New World Cafe restaurant and I Do Diamond Ring Boutique in Sarasota, Fl.
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
Jim Bridges - VP of New Business Development
Jim Bridges serves as CEO of JEBCO Ventures, Inc., and is a Founding Director of First America Bank located in
Bradenton and Sarasota, Florida. With over forty years of experience, the projects in his portfolio range from
high-rises, to shopping malls, to residential communities. Most recently, his newest endeavors are a 27-story high-rise
in Atlanta, multiple shopping centers throughout the southeast, and a pair of midrise condominium towers on
Golden Gate Point and the Palazzi Al Mare duplex on Lido Key. Jim has also received some recent press for two of his
newest projects, a Walmart Neighborhood Market at Bee Ridge and Beneva roads in Sarasota and a hotel on U.S. 41
downtown. His many years of experience and integrity have distinguished him in the development and business
community. As a patron to the community and region, Jim continues to develop projects where there is need and
hopefully “…providing more jobs, creating more businesses and more opportunities for our younger generation.”
(Sarasota Herald-Tribune, April 28, 2014).
Relevant Project Experience
Q
The Q, a residential development project in downtown Sarasota, consisting of 39 residences with a host of quality
appointments. Q was designed for the sophisticated urban dweller with exceptional taste. The project is currently
under construction scheduled to be completed in 2014.
Goodwill Manasota
Goodwill Manasota, developed by JEBCO, is a 34,000-square-foot store and job center on North Tamiami Trail. It is one
of the largest Goodwill stores/job centers in the region. The retail store offers used clothing and shoes for men, women
and children, household items and furniture. The store has a driveway for drop off donations and a separate “Good
Neighbor” area where residents can access free community classes and job placement services for free. There is also
an electronic car charging station available.
Vista Bay Point
Vista Bay Point is a two-building luxury residential condominium development, located on Golden Gate Point in
Sarasota, Florida. Each tower has 8 residences with bay views. Vista Bay Point’s overall value is approximately
over $28 million.
Palazzi al Mare
The “Palace by the Sea” has the best full gulf view, new, green (environmentally friendly), gated, luxury condominium
residence on the west coast of Florida. This completed full gulf view gated luxury residence boasts four full bedrooms,
four full baths (+ two half baths), three+ car garage, master-level pool, and a 360 degree observation deck of all
of Sarasota, & 5300 sq ft under air. The custom glass elevator continues up to the roof top observation deck with
panoramic views.
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
Peter T. Van Buskirk, P.E., AICP
Peter has 31 years of experience providing engineering services to both the public and private sectors. He has served
as project engineer/project manager for a wide variety of projects, including large-scale residential subdivisions,
major retail developments, parks, drainage design, and utility design projects. Peter is experienced in the procedures
for permitting site development projects with local government agencies, the Florida Department of Transportation
(FDOT), the Florida Department of Environmental Protection (FDEP), various Florida water management districts, and
the U.S. Army Corps of Engineers (USACE). His project management responsibilities have included client and contractor
relations, public meetings and presentations, project organization, and scheduling. Peter earned a Bachelor of Science
degree in Civil Engineering from Union College. He is a Professional Engineer in Florida, as well as a certified
planner (American Institute of Certified Planners). Peter is currently a member of the American Society of Civil
Engineers, Florida Engineering Society, and the American Planning Association.
Relevant Project Experience
Burnt Store Road Design, Phase 3, Punta Gorda, FL
Serving as principal-in-charge for the Kimley-Horn team that is providing roadway design services on this project
for Charlotte County. Tasks include drainage design; utility design; permitting and coordination with USACE, FDEP,
Charlotte County, and SWFWMD; signing and marking signalization design; traffic studies; public involvement;
maintenance of traffic; structural design; landscape architecture; and construction engineering and inspection (CEI).
The Kimley-Horn team is using several innovative production and design processes, including low impact development
(LID), photogrammetric mapping, phased construction, and conducting design review workshops.
Charlotte Harbor CRA Gateway and Harbor, Charlotte Harbor, FL
Serving as project manager and principal-in-charge providing urban design and engineering services in support of
revitalization efforts on behalf of the Charlotte Harbor Community Redevelopment Agency. Kimley-Horn’s first
assignment was to prepare design documents and provide permitting services for the Harbor Walk project consisting
of a pedestrian promenade and boardwalk connecting the east and west sides of Charlotte Harbor. The project utilizes
the old US 41 bridge abutment for parking and promenade area creating a trailhead for the boardwalk which crosses
a section of the Harbor shoreline going under the US 41 bridge. Upon completion the Harbor walk will extend
approximately one mile from Chester Roberts Park to Bayshore Park.
US 41 Gateway Monuments, North Port, FL
Serving as project manager for the Kimley-Horn team that is providing landscape architecture, civil and structural
engineering, permit preparation and submittal, and construction bidding assistance services for two main entry
features along US 41 (Tamiami Trail) in the City of North Port. The entry features create a gateway to the City,
providing a sense of arrival. Residents of the City felt that the traveling public should be able to identify the boundaries
of North Port and recognize that the City is unique along that stretch of roadway. Kimley-Horn’s landscape architects
and engineers worked closely with City staff designing the structure, landscape enhancements, and lighting.
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
David S. Goldman, P.G.
David has 24 years of experience and is familiar with the following programs involving aquifer characteristic
calculations, groundwater flow, and contaminant transport: MOC, MODFLOW, groundwater vistas, QuickFlow,
Aquiferwin 32, WinTrans, MODPATH, RT3D, and finite element modeling of groundwater and contaminant transport.
In addition, David has provided expert opinion on chlorinated solvents and contaminant transport against leading
peers within the industry. David has conducted a feasibility study for the use of an Aquifer Storage and Recovery (ASR)
well for storage of excess stormwater during periods of high rainfall at the Celery Fields Stormwater Park. The results
of the investigation indicated that, due to water chemistry of the stormwater within the park and regulations that were
in place at that time, the ASR well would not be feasible without costly pretreatment requirements or application of a
water quality criteria exemption or aquifer exemption. David also performed a hydrogeologic survey of the silt and
sediment found in the creek basin at DeLeon Springs State Park and obtained soil borings in the spring run for analysis
and determination of historical channel depths.
Relevant Project Experience
Calusa Lakes Development Water Use Permit, Venice, FL
Conducted review of existing water use permit and actual irrigation conditions. Work was completed at the request
of the client who had received a warning letter from the South West Florida Water Management (SWFWMD) for
withdrawals over permitted amounts. Recalculated permitted withdrawals based on actual irrigation requirements
using AGMOD and negotiated with SWFWMD to increase permitted withdrawals. Prepared water use permit
modification. Will conduct Aquifer Performance Test (APT) to provide further information to district on offsite
effects of proposed pumping rates.
Osprey Tract (South Creek Basin), Osprey, FL
Served as project team member. Conducted assessment and data interpretation of former nursery with
arsenic-impacted soil. Helped define site development approach, and conducted groundwater modeling to examine
effects of construction site dewatering on the movement of chlorinated solvent plume located on adjacent property.
(Project completed: 2002)
Aquifer Storage and Recovery (ASR) Feasibility Study,
Celery Fields, Sarasota County, FL
Conducted a feasibility study for the use of an ASR well for storage of excess stormwater during periods of high
rainfall at the Celery Fields Stormwater Park. The investigation consisted of review of regional hydrogeologic data and
existing ASR well permits in the southeast Florida area. This information was integrated with water quality, stormwater
volume and flow information, and evapotranspiration data from the Celery Fields Stormwater Park. In addition, an
opinion on feasibility and cost of an ASR well was prepared. The results of the investigation indicated that due to water
chemistry of the stormwater within the park and regulations that were in place at that time, the ASR well was would
not be feasible without costly pretreatment requirements or application of a water quality criteria exemption or
aquifer exemption.
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
Todd Sweet, AIA, LEED AP | Principal Architect
Education
Roger Williams University, B.Arch, 1991 Rensselaer Polytechnic Institute, 1985
Registrations
Registered Architect FL AR-0015832
U.S. Green Building Council LEED Professional Accreditation, 2007
American Institute of Architects Member, Gulf Coast Chapter Past President 2002
Relevant Project Experience
Caspersen Beach Park, Venice, Florida
Located south of the City of Venice, FL. this project has (2) Pavilions: a Bay side and a Gulf side. Located on the bayside
is a restroom / maintenance pavilion. The pavilion provides family restrooms, a multi-use space available for park
functions and a maintenance and operations area. All Structures respond to the sensitive environmental site by
capturing the rain water from the roofs and reusing this water for toilet flushing and irrigation of the ground
landscape and the vegetated roof.
Manasota Beach Park, Englewood, Florida
Located opposite the vehicular access way to Manasota Key, Manasota Beach Park has a panoramic beach front view
of the Gulf of Mexico. Raised slightly above the beach, patrons to the concession area overlook spectacular views in a
covered picnic area environment. Materials and finishes were selected that both complement each other and withstand
coastal waterfront conditions.
Fruitville Park, Sarasota, Florida
Located on Richardson Road and surrounded by a residential neighborhood, this 2,600 SF covered shelter and
restroom facilities pavilion consolidates and replaces several aging structures for a local community playground
and intramural baseball park. This project was presented a 2012 Gulf Coast AIA Excellence Award.
Bayshore Live Oak Park, Charlotte County, Florida
Site improvements consist of a linear park along Charlotte Harbor, which includes several, grassed and paved
parking areas, picnic and pavilion areas, restrooms, playground, boardwalks, sidewalks, shell pathways, and
interpretive gathering places. Construction plans include theses amenities along with installation of water and sewer
service utilities; seawalls; shoreline restoration; and storm drainage systems for treatment and attenuation.
Additional site permitting for these improvements includes USCOE and US Coast Guard – Charlotte County Recreation,
Parks and Cultural Resources, Charlotte County, Florida.
Blind Pass Beach Park, Sarasota County, Florida
Located in Sarasota County and landward of the Coastal Construction Line , the new restroom pavilion is strategically
located between an existing gazebo and nearby playground. Environmentally sensitive; the 1500 s.f. structure will
include the following: 300 sf. deck area, a 600 sf. Ramp, a 200 sf. Women restroom, a 200 sf. Men restroom, a 60 sf.
Family / unisex restroom, and a 140 sf. Plumbing chase & electrical/janitor closet.
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
Don Neu
Donald A. Neu is a certified planner with over 25 years of professional experience in the areas of management,
land development and public improvement projects. He is the owner of a private land use and project management
consulting firm. Formerly, he was a senior associate at WilsonMiller, he served as the general manager of land
development services for Sarasota County. Mr. Neu has managed projects for both public and private sector clients,
for land use and planning projects such as comprehensive plan amendments, rezoning, land development codes,
long-range planning efforts, developments of regional impact, and site feasibility studies. Mr. Neu has served on the
Florida Chapter of the American Planning Association state ethics committee. He has been a guest lecturer at the
University of Florida for graduate urban planning, architecture and law students on the subject of ethics and
management for both the public and private sectors. He is the instructor for an accredited continuing education class
for members of AICP. Mr. Neu served on the Sarasota County Development Services Advisory Committee, appointed
by the Board of County Commissioners.
Mr. Neu is a member of the American Planning Association; served on the board of directors of Manatee/Sarasota
Home Builders Association, and is a former Florida Planning Zoning Association, Chapter President.
As the is the former general manager of land development services for Sarasota County, Mr. Neu was responsible for
the interpretation and maintenance of the County’s Land Development Regulations and is a well-known expert in the
development community throughout Florida..
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
Christopher C. Hatton, P.E.
Christopher has 23 years of experience serving as project manager on a wide range of transportation planning and
traffic operations projects. His principal areas of practice include performing regional and traffic impact analyses
associated with public and private development, impact fee studies, and computer modeling. He has transportation
planning and traffic engineering experience on dozens of land development projects, including shopping centers,
malls, residential complexes, restaurants, small commercial sites, and other developments.
Relevant Project Experience
Bee Ridge Road/Cattleman Road Area Linked Trip Analysis, Sarasota County, FL
Project manager for the Kimley-Horn team that conducted a transportation analysis to identify additional capacity at
the Bee Ridge Road/Cattlemen Road intersection in Sarasota County. The additional capacity was researched through
a trip linking/sharing analysis of vested traffic. The study was conducted in close cooperation with the Sarasota County
Transportation Planning (SCTP) staff. Study methodologies were developed jointly with SCTP staff and the County used
the results in future analyses of traffic in this area.
Burnt Store Road Design, Phase 3, Punta Gorda, FL
Serving as engineer for the Kimley-Horn team that is providing roadway design services on this project for Charlotte
County. Specifically involved with drainage design/permitting and low impact development (LID) design. Other tasks
include drainage design; utility design; permitting and coordination with USACE, FDEP, Charlotte County, and SWFWMD;
traffic studies; public involvement; maintenance of traffic; structural design; landscape architecture; and construction
engineering and inspection (CEI).The Kimley-Horn team is using several innovative production and design processes,
including LID, photogrammetric mapping, phased construction, and conducting design review workshops.
Venice Downtown Mobility Study, Venice, FL
Project manager for the Kimley-Horn team recently selected to develop a Downtown Mobility Plan focused on
improving mobility on transportation corridors in and around the Venice downtown area. The study includes the
assessment of existing parking conditions, the design and placement of wayfinding signage to direct residents and
visitors to points of interest within Venice, as well as recommended improvements to address walking, biking, and
transit use. The results will help to identify the city’s needs associated with all modes of transportation to accommodate
pedestrians, bicycles, transit, and automobiles.
Transportation Engineering Services, Sarasota, FL
Kimley-Horn has served the City of Sarasota on this transportation engineering services contract since 1988. Serving
as project engineer providing transportation engineering services for land development projects within the City of
Sarasota. Responsibilities include determining expected project impacts of developments (including vehicular,
pedestrian, bicycle, transit), addressing safety and operational concerns related to expected project impacts,
and analyzing and evaluating appropriate mitigation (if necessary) to address project impacts.
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
William D. Waddill, RLA, AICP
Bringing beauty to spaces that provides an impact has been part of Bill’s practice for 27 years. He has worked on
municipal urban designs, parks, and roadway corridors in bringing this “beauty” to Florida. In addition, Bill has
extensive public involvement experience and has facilitated diverse groups of participants in consensus-building
workshops throughout Florida. He managed a team of planners in designing streetscape enhancements along the City
of Sarasota’s main street by improving existing public spaces while creating a more walkable community. In Winter
Haven, he worked with the community in extending the rails-to-trails bike path to the lakefront, creating connections,
and developing visual vistas. In Miami, Bill was part of a team that provided streetscape design, urban design,
landscape architecture, roadway engineering, and transportation-related services for the design of approximately
3 miles of urban streetscape improvements in the North Shore area of Miami Beach. Bill designed 3 miles of landscape
and softscape improvements that required extensive coordination with FDOT to ensure that the design solutions met
both the functional needs of the Department and the aesthetic needs of the City of Miami Beach and property owners.
Bill’s extensive public involvement experience includes facilitation of diverse groups of participants in consensusbuilding workshops throughout Florida. For example, Bill was project manager for the Downtown Visioning Plan and
Design Charrette for Punta Gorda, an intensive two-day design effort involving elected officials, staff, and the public
aimed at development, refinement, and expansion of ideas for redeveloping the area.
Relevant Project Experience
Arlington Park, Sarasota, FL
Served as project manager/lead landscape architect. Oversaw the team that provided design services for the
renovation of this popular neighborhood park. Services included implementation of pedestrian enhancements,
renovating site and pathway lighting, and refurbishing existing jogging trails, as well as the removal of exotic plants
to accommodate native plant restoration. The firm also provided construction phase services.
Blackburn Point Park, Osprey, FL
Serving as landscape architect. Kimley-Horn is providing engineering services associated with the design,
permitting, and preparation of construction plans and contract documents for Blackburn Point Park, a chain of island
park sites along Blackburn Point Road and the Intracoastal Waterway. The combined park sites will provide boat
ramps, boat trailer parking, car parking, docks/fishing piers, enhanced pedestrian connections, kayak launch, exotic
species removal, enhanced native plantings, restroom facilities, playground, low impact development solutions, grand
tree preservation, renovated rowing club yard and ramp, group pavilion/restrooms/concessions, picnic shelters, and
shade/interpretive structure.
Bradenton Downtown Development Authority Riverwalk, Bradenton, FL
Served as project manager. Kimley-Horn completed the master planning process for the 1.25-mile-long riverfront area
in Bradenton known as the Riverwalk. Services included grants/funding analysis, master planning, public involvement,
design development, and stakeholder coordination. The grand opening for the project was last fall, and it was recently
awarded the top cultural and recreation project in the Tampa Bay Area by the Regional Planning Council.
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
CORE - Corporate Overview
At CORE Construction we build with more thn concrete, steel and glass. We also build strong, long-lasting relationships
based on mutual respect, trust and integrity. Through these relationships, we have been finding solutions that add
value to construction projects in markets across the nation since 1937.
When you partner with CORE Construction, you are working with a family-owned company with six regional offices and
a history that reaches back over 70 years. You will benefit from the experience, commitment, integrity and innovation
of some of the brightest professionals the industry has to offer. These CORE values are evident in every level of our
company and are a part of everything we do.
we take great pride in the wide variety of industries we serve and services we provide. Our qualified professionals
communicate with clients and potential clients at all levels of a project in order to ensure that all questions have been
addressed, deadlines met, budgets respected and most importantly that the final product not only meets but exceeds
the client’s expectations.
Warm Mineral Springs RFP Tab 1 - 10.5.1
DEVELOPMENT & OPERATION TEAM
CORE Florida Project Experience - Over 150 Projects and 20,000 Units in Florida
Warm Mineral Springs RFP Tab 1 - 10.5.1
QUALIFICATIONS AND EXPERIENCE
The Lakehouse at Water’s Edge
Services Provided:
Construction Management
Bradenton, FL
Delivery Method:
Design-Bid-Build
Current Status:
100% Complete
Gross Square Footage:
146,543 GSF
Original Construction Budget:
$13,297,346
Final Construction Cost:
$13,297,346
Original Completion Date:
April 2008
Actual Completion Date:
April 2008
Client Point of Contact:
Don Westerhoff
941-752-1159
Architect Point of Contact:
Genesis Architecture, LLC
Scott Jensen
952-897-7896
Project Relevance:
Independent Living
Wood Frame Construction
This project was built for Florida Christian Homes Community, a not-for-profit, faith-based
organization committed to developing affordable and quality retirement housing for senior
citizens of all religious backgrounds. Masonry-wood frame construction of 109 independent
living apartment units and 93 parking spaces were added to a lush 33-acre existing gated
adult community.
The community includes one- and two-story garden villas with its own town center including
shops, fitness and health facility. Within each apartment are fully equipped kitchens, a private
bathroom with walk-in shower, central air conditioning, mini-blinds and a 24-hour emergency
call system. Lakehouse at Water’s Edge of Bradenton presents senior citizens an elegant,
independent apartment living environment. Its residents have versatility and freedom to
maintain their active lifestyles with a wide variety of social, cultural and fitness activities.
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Hawthorne Village Skilled Nursing Facility
Services Provided:
Construction Management
Sarasota, FL
Delivery Method:
Design-Bid-Build
Current Status:
100% Complete
Gross Square Footage:
82,000 GSF
Original Construction Budget:
$9,375,989
Final Construction Cost:
$9,375,989
Original Completion Date:
June 2012
Actual Completion Date:
June 2012
Client Point of Contact:
Deborah Franklin
Florida Living Options
(813) 679-7533
Architect Point of Contact:
Dennis O’Keefe
O’Keefe-Painter Architects
dennis@okeefepainter.com
(727) 781-5885
Project Relevance:
Skilled Nursing
ACHA Inspected
CAT 5 Construction
Hawthorne Village is an 82,000 square feet Skilled Nursing Facility with 120 beds. Building
elements include masonry walls, hollow-core concrete planks, metal roof trusses & decking,
structural steel, concrete tile and single-ply roofing, decorative railings, casework & millwork
and high-end finishes. The design features a central exterior courtyard enclosed by the facility,
and includes generous common areas and amenities. Rather than an institutional style facility
with a central dining hall, Hawthorne is split into four residential living pods complete with their
own living, dining and recreational rooms. A grand entrance, large theater, a bistro, and
luxurious appointments are unique features which combine to make this a marquee project.
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Desoto Palms
Services Provided:
Construction Management
Sarasota, FL
Delivery Method:
Design-Bid-Build
Current Status:
100% Complete
Gross Square Footage:
82,196 GSF
Original Construction Budget:
$10,251,627
Final Construction Cost:
$10,251,627
Original Completion Date:
January 2010
Actual Completion Date:
January 2010
Client Point of Contact:
Dr. Randy Powell
Desoto Palms, LLC
941-365-7390
Architect Point of Contact:
Dennis O’Keefe
O’Keefe-Painter Architects
dennis@okeefepainter.com
727-781-5885
Project Relevance:
Assisted Living Facility
Similar Amenities
Accelerated Schedule
Concrete Block and Plank
Desoto Palms is an 88-bed assisted living facility that was constructed on a site directly in front
of the Hawthorne Skilled Nursing Facility. Amenities include restaurant style kitchen and
dining areas, a medical clinic, a beauty salon, a movie theater, and a library. Residents have
their choice of studio, one-bedroom, and two-bedroom units.
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Villa Grande
Services Provided:
Construction Management
Sarasota, FL
Delivery Method:
CM at Risk
Current Status:
Complete
Gross Square Footage:
206,530 GSF
Original Construction Budget:
$13,860,521
Final Construction Cost:
$13,860,521
Original Completion Date:
August 2011
Actual Completion Date:
August 2011
Client Point of Contact:
Chad Hochuli
Lecesse Development
chad@lecesse.com
407-645-5575
Villa Grande at Sarasota is 5-story, 108-unit independent living project located on an urban
infill site near downtown Sarasota. Each 1 and 2 bedroom apartment home features large
walk-in closets, fully equipped kitchens, washers and dryers, ceiling fans, and access to a
private screened lanai from both the living room and the master bedroom. The project
includes an independent clubhouse facility with kitchen, dining room, club room, fitness center
and beauty center. Amenities include a swimming pool and deck and private parking beneath
each building.
Architect Point of Contact:
Don Lang
Lang Architectural Group
561-750-0036
Project Relevance:
Independent Living
Urban Infill Site
Luxury Finishes
Accelerated schedule
Wood Frame Construction
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Banyan
Services Provided:
Construction Management
New Port Richey, FL
Delivery Method:
Design-Bid-Build
Current Status:
100% Complete
Gross Square Footage:
124,686 GSF
Original Construction Budget:
$8,505,430
Final Construction Cost:
$8,505,430
Original Completion Date:
February 2010
Actual Completion Date:
February 2010
Client Point of Contact:
John Luther
Beneficial Communities
941-929-1270
Architect Point of Contact:
Ron Harwick
James Harwick & Partners
214-363-5687
Project Relevance:
Independent Living
Luxury Amenities
Wood Frame Construction
High Quality Finishes
Banyan consists of 96 affordable independent living units for senior citizens living in Pasco
County. The community’s one- and two-bedroom energy-efficient units feature a private
balcony or solarium, fully equipped designer kitchen, washer/dryer connections, central air
conditioning, 9-foot ceilings, walk-in closet and ceramic tile bathroom flooring. Amenities
included a resort-style swimming pool, community room, kitchen, dining room, fitness center
and club room.
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Services Provided:
Construction Management
Grandville at Towne Center
Winter Springs, FL
Delivery Method:
Design-Build
Current Status:
Pre-Construction
Design-Development
Gross Square Footage:
361,477
Construction Cost:
$23,239,307 (preliminary)
Completion Date:
September, 2014
Client Point of Contact:
Chad Hochuli
Lecesse Development
chad@lecesse.com
407-645-5575
Architect Point of Contact:
Scott Lowe
5g Studios Collaborative
214.670.0050
Project Relevance:
Design-Build Project
Urban Infill Site
Wrap Style Project
Luxury Finishes
Accelerated schedule
Wood Frame Construction
Pre-Cast Parking Garage
Grandville at Towne Center is a 244-unit multifamily project located on an urban infill site near
downtown Winter Springs for longtime CORE Client LeCesse Development. LeCesse hired
the CORE Team to provide Design-Build services on this multifamily project. The project was
originally planned to be similar to Villa Grand with condominium units but with the downturn in
the economy the client decided to revise the project and seek an increase in zoning density to
allow for double the number of units. CORE has been working with the owner for several
months to obtain all entitlements on the property and project is scheduled to begin construction
in the third quarter of 2013.
The project features a pre-cast concete parking garage surrounded by four stories of wood
frame construction (a Texas Wrap). The exterior finishes are primarily hard coat stucco with
some hardiplank siding and stone accents. The project includes an integrated community
center with leasing office, fitness room, club room and support offices which will overlook a
central resorty style swimming pool. The unit mix consists of 1, 2 and 3 bedroom apartment
homes featuring large walk-in closets, fully equipped kitchens, washers and dryers, ceiling
fans, and access to a private screened lanai or balcony from both the living room and the
master bedroom. The buildings have large heated and cooled corridors and private parking on
the first floor.
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Artisan Club Condominiums
Services Provided:
Construction Management
Celebration, FL
Delivery Method:
CM at Risk
Current Status:
100% Complete
Gross Square Footage:
762,694 GSF
Construction Cost:
$57,712,268
Completion Date:
August 30, 2006
Client Point of Contact:
Drew Locher
St. Joe Towns and Resorts
321-939-1908
Architect Point of Contact:
Brandon Davis
Looney, Ricks, Kiss Architects
407-566-2575
Project Relevance:
Luxury Condominiums
Concrete Block and Plank
CORE Pre-con Services
Included Value Engineering
These condominiums were the final phase of residential development within the Celebration
masterplan in Orlando, Florida. The project consisted of 8 buildings in four phases. The
buildings are 3, 4, and 5 stories constructed of CMU and hollow core planks, a construction
method that CORE has perfected and made cost competitive with wood frame construction.
Significant savings in project costs were achieved through value engineering. An example of
such value engineering included CORE review of foundation and structural systems.
Foundations were changed to post-tension from footer and stem wall which reduced the
amount of rebar in the structural system. CORE also suggested changing to a wood roof truss
system versus metal to keep construction costs down while still maintaining quality and
integrity.
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Services Provided:
Construction Management
Montebello at Miromar Lakes
Estero, FL
Delivery Method:
Design-Bid-Build
Current Status:
100% Complete
Gross Square Footage:
160,000 GSF
Construction Cost:
$19,578,341
Completion Date:
July 31, 2007
Client Point of Contact:
Dan Martin
La Terra Links, Inc.
239-430-1012
xxx
Architect Point of Contact:
Steve Hoffman
The Evans Group
407-650-8770
Project Relevance:
Luxury Condominiums
Gourmet Kitchens
Exceptional Finish Quality
Upscale Amenities
Block and Plank Construction
Since 1992, CORE has been turning possibilities into realities for Bateman Communities
throughout Florida. Montebello is another elegant coach home neighborhood in Costa del
Largo at Miromar Lakes. 10 buildings with 4 units each, priced from $800,00 to over
$1,000,000.
Downstairs models have 2,734 sq. ft. of living space. Upstairs models offer 3,418 sq. ft. of
living space. The community features water views, generous lanai space, and two car
attached garages.
This project demonstrates CORE’s ability to construct high volume work with extremely high
quality workmanship.
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Services Provided:
Trio at Encore!
Tampa, FL
Construction Management
Delivery Method:
CM at Risk
Current Status:
35% Complete
Gross Square Footage:
207,583 GSF
Construction Cost:
$17,900,000
Completion Date:
September, 2013
Client Point of Contact:
Tampa Housing Authority
Lorenzo Reed
lorenzor@thafl.com
813-253-0551
Architect Point of Contact:
Rob Ledford, Principal
Baker Barrios Architects
rledford@bakerbarrios.com
813-549-1900
Project Highlights:
Urban Infill Redevelopment
Mixed Use
Mixed Income Rental Units
Post Tensioned Concrete and
Wood Frame Construction
Encore! is a 28 acre site originally occupied by the 483 unit Central Park Village public
housing community in Tampa, FL. Central Park was demolished in 2007. The site is
now called Encore! and has been master planned through a partnership of Bank of
America and the Tampa Housing Authority as a 12 city block redevelopment with a
town square, vaulted storm water system, and other site amenities to facilitate the
development of a mixed-use mixed-income urban village immediately north of
Tampa’s central business district.
CORE Construction is constructing the Trio project at Encore!, which is a 141 unit
mixed income multifamily development with one six-story post tensioned concrete and
two four-story wood frame buildings over post tensioned concrete garages.
The Trio amenities include ground floor retail space, a community center, fitness
center and art display area.
CONSTRUCTION MANAGER QUALIFICATIONS
QUALIFICATIONS AND EXPERIENCE
Services Provided:
University Corners at UF
Construction Management
Gainesville, FL
Delivery Method:
Design-Build
Current Status:
Pre-Construction
Gross Square Footage:
1.2M GSF
Construction Cost:
$120,000,000
Completion Date:
January, 2016
Client Point of Contact:
Collier Companies
James Alsbrook
James.Alsbrook@colliercompa
nies.com
352-375-2152
Architect Point of Contact:
Bruce Carlson
Siskind Carlson Architects
bcarlson@siskindcarlson.com
305-856-8711
Scott Lowe, Principal
5G Studio Collaborative
scott@5gstudio.com
214-670-0050
Project Highlights:
Urban Infill Redevelopment
Mixed Use
Luxury Student Housing
Hyatt Place Hotel
Retail and Grocery Store
Rooftop Amenities
Post-Tension Concrete
LEED Silver Certification
The University Corners Project is located at the premier intersection and gateway to
the University of Florida, 13th Street and University Avenue. This project will consist of
the construction of a 1,200 Bed Luxury Student Housing Building along with a 140Room Hyatt Place Hotel, a 1,200 Space Parking Garage, a community Grocery Store
and significant other ground floor retail spaces.
At 10 Stories in height, the construction will consist of post-tensioned concrete, brick
and block exterior walls and a flat roof deck. The project will include ample amenities
such as a rooftop restaurant, three rooftop swimming pools, a jogging track and a
fitness center. The project will be LEED Silver Certified.
This is a design-build project with CORE’s architectural partners 5G Studio,
Siskind Carlson and Structured Parking Solutions. CORE has partnered
successfully with 5G Studio and SPS on several design-build projects.
CONSTRUCTION MANAGER QUALIFICATIONS
SECTION 6
SECTION 6:
TIMELINE
Opportunity For
Operation and/or Development
Warm Mineral Springs
Solicitation #142723CG
Submitted by Jebco Ventures, Inc and Angelshot, LLC
WARM MINERAL SPRINGS
SOLICITATION #142723CG
TIMELINE
Pre Phase:
1. 90 days to finalize due diligence.
Phase 1:
1. Execute 50 Year ground lease with 50 year renewal option.
a. Subordinate 10 acres of contiguous land to loan for the purpose of developing modules.
2. Assume operations as they exist today.
3. No revenue to City/County for first 3 months after completion of due diligence.
4. 150 days to complete engineering for utilities and architectural for rehab/rebuild of existing structures.
5. Commence utilities installation.
a. 12 month estimate for completion.
6. Commence improvements/renovations/rebuild on existing facilities.
a. 12 month estimate for completion.
b. The existing facilities may be rehabbed/rebuilt to be utilized as one or more of the following:
i. Fyzical Therapy & Balance™. Medically based, doctor-referral, prescription/insurance
based and client select physical therapy/rehabilitation & wellness center.
1. 4,000-8,000 square feet.
2. Typically employ 12-17 full-time and additional 2-3 part-time depending on module’s size.
3. $2,000,000 annual sales in time.
ii. Fyzical Fitness™ medically-based and supervised physical fitness, exercise and wellness center.
1. 4,000-8,000 square feet.
2. Typically employ 18-20 full time depending on size/demand.
3. $1,500,000 annual sales in time.
iii. “Restaurant.” A healthy-eats concept dining experience.
1. 4,000-8,000 square feet.
2. Typically employ at least 12 and up to 30 depending on size/demand.
3. $1,500,000 in sales in time.
iv. Fyzical Spa™ world-class massage, relaxation and restoration spa and salon.
1. 4,000-8,000 square feet.
2. Typically employ 18 full time and up to 5 additional part-time depending on size/demand.
3. $1,000,000 annual sales in time.
7. Beginning month 4 and continuing for balance of 50 year ground lease, 7% of gross receipts
(park/springs ticket sales) to City/County partner.
Phase 2:
1. At month 24, if trailing 12 months illustrates Springs attendance at 80k annualized persons or greater,
commence Phase 2.
2. 150 days to complete engineering for expanded campus facilities. This may be the installation of one or more
of the remaining “modules” (described above) but not already operational:
a. Fyzical Therapy & Balance™ physical therapy center.
b. Fyzical Fitness™ medically-based physical fitness and exercise center.
c. “Restaurant.” A healthy-eats concept dining experience.
d. Fyzical Spa™ relaxation and restoration spa.
Warm Mineral Springs RFP
Tab 6 - 10.6.1
TIMELINE
Phase 3:
1. At month 36, commence feasibility study to justify an on-site hotel.
2. At this point, if operations are meeting or exceeding budget, and the feasibility study concurs, we would
consider constructing a hotel or otherwise allow another party to partner. (3a)
a. Build or partner hotel construction. 12-15 month estimate for completion. Additional 4 acres
to be subordinated to loan. Typically employ 75-90.
3. By month 48, may commence feasibility study to justify further medical suite campus.
4. At this point, if operations are meeting or exceeding budget, and this feasibility study concurs,
we would consider constructing additional “modules” of medical suites or otherwise allow another
party to partner. (3b)
a. Build or partner medical suites construction. 12-15 month estimate for completion of first phase
of medical suite module. Additional acres to be subordinated to loan. Typically employ
multi personnel per office suite.
Phase 4:
1. Between months 48-60, commence feasibility study to justify on-site condo/residential development.
2. At this point, if operations continue to meet or exceed budget, and the feasibility study concurs, we would
consider constructing phased development of condo and/or residential components or otherwise allow
another party to partner.
a. Build or partner residential components. 18 month estimate for completion per phase of
development. Additional acreage to be subordinated to loan. Typically employs many
during construction.
Warm Mineral Springs RFP
Tab 6 - 10.6.1
SECTION 7
SECTION 7:
ECONOMIC
DEVELOPMENT
Opportunity
For
Operation
and/orPLAN
Development
& MARKETING
Warm Mineral Springs
Solicitation #142723CG
Submitted by Jebco Ventures, Inc and Angelshot, LLC
WARM MINERAL SPRINGS
SOLICITATION #142723CG
ECONOMIC DEVELOPMENT & MARKETING
Economic Development:
It is anticipated that the Springs will be an integral part of the economic development of the immediately
surrounding area and the entire southern portion of Sarasota County. With the addition of:
- Enhanced springs operation
- Physical Therapy facilities
- Restaurant
- Hotel/Motel facilities
Exact projections for these anticipated facilities will be determined at a later stage, but we project the first
impacts to be seen with the enhanced springs operation, physical therapy, and restaurant facilities:
- Physical Therapy & Balance™. Medically based, doctor-referral, prescription/insurance based
and client select physical therapy/rehabilitation & wellness center.
• 4,000-8,000 square feet.
• Typically employ 12-17 full-time and additional 2-3 part-time depending on module’s size.
• $2,000,000 annual sales in time.
- Physical Fitness™ medically-based and supervised physical fitness, exercise and wellness center.
• 4,000-8,000 square feet.
• Typically employ 18-20 full time depending on size/demand.
• $1,500,000 annual sales in time.
- “Restaurant.” A healthy-eats concept dining experience.
• 4,000-8,000 square feet.
• Typically employ at least 12 and up to 30 depending on size/demand.
• $1,500,000 in sales in time.
- Physical Spa™ world-class massage, relaxation and restoration spa and salon.
• 4,000-8,000 square feet.
• Typically employ 18 full time and up to 5 additional part-time depending on size/demand
• $1,000,000 annual sales in time
- Projections for enhanced operation for the existing are expected to increase significantly
with improvements to be supplied in the first phase. The constancy of management and operation
of the springs will eliminate the recent inconsistencies and confusion the area has been experiencing.
Warm Mineral Springs RFP Tab 7 - 10.7.1
ECONOMIC
DEVELOPMENT & MARKETING
The following
is preliminary approximate estimate of construction costs for the anticipated improvements:
The following is preliminary approximate estimate of construction costs for the anticipated improvements: WARM MINERAL SPRINGS RESORT & SPA
CONCEPTUAL CONSTRUCTION COST ESTIMATE - MAY 22nd, 2014 MASTER PLAN
PHASE I
PHASE II
PHASE III
PHASE IV
DEVELOPMENT FEATURE
SITE
DEVELOPMENT
UTILITIES (WATER & SEWER)
$
880,000
RENOVATION/REPLACEMENT OF
EXISTING BUILDINGS
PHASE I TOTAL
$
210,000
$
$
1,090,000
$
FITNESS CENTER
$
295,000
$
1,100,000
$
1,395,000
SPA
$
375,000
$
1,400,000
$
1,775,000
PHASE II TOTAL
$
670,000
$
2,500,000
$
3,170,000
SPRINGS RESORT HOTEL &
CONFERENCE CENTER [100 ROOMS]
MEDICAL SUITES/CONDOS
$
969,990
$
13,800,000
$
14,769,990
PHASE III TOTAL
$
ENTRY BOULEVARD
$
VILLAS CONSTRUCTION (PHASE 1 OF
RESIDENTIAL/CONDO)
SPA EXPANSION & TENNIS CENTER
$
$
245,809
$
1,500,000
$
1,745,809
EQUESTRIAN CENTER & FARMHOUSE
$
456,859
$
1,700,000
$
2,156,859
CONFERENCE CENTER EXPANSION &
PUTTING GREENS
FUTURE AMENITIES
$
144,244
$
1,815,000
$
1,959,244
FUTURE PHASES TOTAL
$
2,130,617
$
11,015,000
$
$
545,350
VERTICAL
CONSTRUCTION
TOTAL PROJECT
BUDGET
$
880,000
1,400,000
$
1,610,000
1,400,000
$
2,490,000
$
1,600,000
$
2,145,350
$
15,400,000
$
16,915,340
726,360
$
-
$
726,360
557,346
$
6,000,000
$
6,557,346
1,515,340
TBD
13,145,617
PROJECT TOTAL
$
5,405,956
$
30,315,000
$ 35,720,956
The temporary
economic impact with creation of construction and supporting jobs will be significant.
The temporary economic impact with creation of construction and supporting jobs will be
significant.
Marketing
Marketing
Given the historically high incidents of European visitors to the Springs, it is logical to expand that market.
Given
the historically
high incidents
European
the Springs,
it is logical
expand
This could
be done
through various
efforts. Ifofselected,
wevisitors
intend toto solicit
the guidance
of an tointernational
that market. This could be done through various efforts. If selected, we intend to solicit the
marketing firm to study the optimal fashions to promote the Springs on an international level.
The domestic market can also be expanded. The Springs are at a current disadvantage because of the recent
inconsistencies and issues with operations causing negative publicity. We intend to implement the goals and
objectives of the City and County by first marketing immediate physical and operational improvements
to the Springs.
Longer term marketing plans will be developed once the programmatic facilities are agreed upon in
partnership with the developer, City and County. The Springs will be promoted as a regional destination.
The inclusion of the improved Springs and ancillary supporting uses, wellness facilities, restaurant and hotel
in the existing and expanding effort for tourism on both the public and private sector for the area will
be expanded.
Warm Mineral Springs RFP Tab 7 - 10.7.1