PLACEMENT: Departmental
TITLE:
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PUBLIC MEETING FOR CONSIDERATION OF UNSOLICITED PROPOSAL FOR PUBLIC-PRIVATE PARTNERSHIP (P3) TO BUILD MARTIN COUNTY OPERATIONS FACILITY
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EXECUTIVE SUMMARY:
executive summary
In accordance with Section 255.065(3)(c), Florida Statutes, Martin County has received an unsolicited Public-Private Partnership (P3) proposal from Building Tomorrow’s Schools, Inc. (BTS), a Florida-based 501(c)(3) non-profit organization, to design, build, and convey a Maintenance and Operations Facility by July 2027. This item is being presented to the Board for consideration and to provide the public with an opportunity to provide public comment.
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DEPARTMENT: General Services
PREPARED BY: Name: Sean C. Donahue, P.E., B.C.A.
Title: General Services Director
REQUESTED BY:
PRESET:
PROCEDURES: None
BACKGROUND/RELATED STRATEGIC GOAL:
Section 255.065, Florida Statutes provides two pathways for moving forward with an unsolicited public-private partnership proposal. The Board may choose the traditional route under subsection (3)(b), which requires public notice and a competitive solicitation (public bidding), or it may opt for the process under subsection (3)(c), where the County does not seek additional proposals. Under this route the County must hold two public meetings. At the first public meeting, the affected public entities and members of the public are able to provide comment. Upon approval of the Board at the first public meeting, the qualifying proposal is thoroughly evaluated by staff and professionals. Once the evaluation is complete, there is a second public meeting where the County must make a public interest determination and publish the required findings in the Florida Administrative Register for at least seven (7) days. Each option involves different procedural requirements, timelines, and risks, and the issues section outlines these distinctions for the Board’s consideration.
On October 31, 2025, Building Tomorrow’s Schools, Inc. submitted an unsolicited proposal to partner with Martin County to deliver a turnkey 114,000 square foot Maintenance and Operations Facility through a Public-Private Partnership model. The facility would consolidate departmental operations into one modern, efficient building and be conveyed to the County upon completion. The proposal is valid for consideration, action, and acceptance until June 15, 2026. The proposal is contingent upon the County following Section 255.065(3)(c), Florida Statutes, the quicker process that does not include competitive solicitation of other proposals. This is the first public meeting to provide the Board and the public an opportunity to comment on the proposal.
The proposal appears to align with the County’s strategic goals and Capital Improvement Plan to replace the existing, aged Operations Complex on the Airport property to County-owned land on Kanner Highway and to modernize the facilities, improve operational efficiency, and leverage innovative financing and delivery methods that reduce cost and risk to taxpayers. Staff has reviewed the proposal and determined that it aligns with the adopted Capital Improvement Plan project and is adequate to proceed to the required detailed analysis, which will include review by the County’s professional consultants.
ISSUES:
The Board may elect to proceed under Section 255.065(3)(b), Florida Statutes, by issuing a public notice to solicit additional proposals-essentially following the traditional unsolicited-proposal pathway rather than the expedited process available under Section 255.065(3)(c).
Under Section 255.065(3)(b), when an unsolicited proposal is received, the County is generally required to publish notice and open a competitive window for other firms to submit alternative proposals. The timeline for allowing other proposals must be at least 21 days, but no more than 120 days, after the initial date of publication. Although this approach is authorized, initiating a competitive solicitation may extend the project timeline, increase administrative and evaluation costs, and could result in the original developer withdrawing or the proposal ultimately being rejected.
By contrast, Section 255.065(3)(c) applies when the County elects to advance a qualifying project through the expedited process, including projects that incorporate design elements supported by a design criteria package. This pathway is intended to streamline consideration of a specific unsolicited proposal while still ensuring appropriate professional oversight and compliance with statutory requirements.
Accordingly, when determining the next procedural step, the Board should weigh whether the benefits of the competitive process under subsection (3)(b) outweigh the potential delays, increased costs, and the possibility of losing the current proposer, or whether proceeding with an expedited public-private partnership process under subsection (3)(c) better serves the County’s objectives.
LEGAL SUFFICIENCY REVIEW:
This item has been reviewed for legal sufficiency to determine whether it is consistent with applicable law, has identified and addressed legal risks, and has developed strategies for legal defensibility.
RECOMMENDED ACTION:
RECOMMENDATION
Move that the Board accept the unsolicited Public-Private Partnership proposal from Building Tomorrow’s Schools, Inc. utilizing the process in Section 255.065 (3)(c), Florida Statutes, and authorize staff to proceed with the unsolicited proposal in accordance with the County policy and Florida law.
ALTERNATIVE RECOMMENDATIONS
Move that the Board direct staff to solicit alternate P3 proposals for the Martin County Operations Facility pursuant to Section 255.065 (3)(b).
FISCAL IMPACT:
RECOMMENDATION
There is no fiscal impact to the County. All costs associated with review, evaluation, and publication of notice are funded by the $25,000 proposal fee submitted by Building Tomorrow’s Schools, Inc., pursuant to Martin County’s P3 policy. If the initial application fee does not cover the cost of evaluation, the proposer will be required to pay the full cost of the evaluation.
ALTERNATIVE RECOMMENDATIONS
None
DOCUMENT(S) REQUIRING ACTION:
☐Budget Transfer / Amendment ☐ Chair Letter ☐Contract / Agreement
☐Grant / Application ☐Notice ☐Ordinance ☐Resolution
☐Other:
This document may be reproduced upon request in an alternative format by contacting the County ADA Coordinator (772) 320-3131, the County Administration Office (772) 288-5400, Florida Relay 711, or by completing our accessibility feedback form at www.martin.fl.us/accessibility-feedback <http://www.martin.fl.us/accessibility-feedback>.