Floridas Turnpike Service Plaza Program

Design Build Institute of America

June 27, 2012

Introduction and Agenda

Mark Beall
Turnpike Director of Business Development
&
Concessions Management

Presentation Agenda
Introduction and Background
RFP D
Development
l
t&C
Contract
t t TTerms
Design Process
Construction Process
Questions and Answers

Fl
id TTurnpike
ik TToday
d
Floridas
Largest
g toll system
y
in Florida
Nationally:
2nd largest in revenue
4th largest in length

System of toll roads

User-financed: does not rely on

gas taxes

Part of the FDOT

Eight Service Plazas

312 Miles

Service Plaza Goals and Objectives

Enhance safety and services to our customers
Enhance critical infrastructure for emergency operations
and evacuations
Provide revenues for transportation

RFP D
Development
l
t&
Contract Terms
Tom Wilke
Turnpike Service Plaza
Contract Manager

Analysis of Facility Issues

Gas stations small and old
Fueling unbalanced for emergency operations
Restaurants old and unmatched to markets
served
Inadequate number and design of restrooms
Function of Plazas Transitional, Rural, Commuter
Bus Parking
g at Rural Plazas

Analysis of Contractual Issues

Contract Expirations
Umbrella, Split Operators, Dual Operators
Investment by Operator and Turnpike
Maintenance
M i t
Obli ti
Obligations

Research
Internal Developmental Meetings
Turnpike
T
ik TTours
Industry Forum
Meetings
g with Operators
p
MBE Conference

Detailed Studies
Strategic Plan/Space Needs Forecast ZHA, Inc.
Roadway Traffic
Capture Rates at Plaza
Forecasted Traffic
Sizing of Facilities at each Service Plaza

Cost of Facilities Atkins

Financial Modeling Alvarez and Marsal, Inc.
Forecast Gross Income from Operations
Total Cost of Facilities
Expected Operator Return
Expected Turnpike Return

Concession Contract Terms

Contract signed with Areas USA FLTP, LLC on April 3, 2009
30 year concessions agreement
F&B and Retail- Areas USA
Fuel and C-store- Florida Turnpike Services

$163 million Public/Private Partnership

$61 9 million Turnpike Participation
$61.9

LEED Silver Certification

All work contracted through Areas
Refurbishment every five years

Concession Financial Terms

Concession Fee
Greater of $9 M Annual Minimum Concession Fee
or 5.75% of Gross Receipts
CPI adjustment to Annual Minimum Concession Fee

Construction Milestones
Annual Minimum Concession Fee reduced to $6 M
when construction commenced at four plazas in
November 2010.
26 months after construction begins at each plaza,
Areas is to obtain all Certificates of Occupancy; if
not the monthly fee increases by $40
not,
$40,000
000 per month
until Certificates of Occupancy are obtained

Turnpike Estimated Project Cost

by Service Plaza
Plaza

Milepost

County

Estimated
Improvements

Okahumpka

299

Sumter

$12 Million

Turkey Lake

263

Orange

$16 Million

Canoe Creek

229

Osceola

$17 Million

Fort Drum

184

Okeechobee

$46 Million

Ft. Pierce/Port ST.

Lucie

144

St. Lucie

$38 Million

West Palm Beach

94

Palm Beach

$17 Million

Pompano Beach

65

Broward

$16 Million

Snapper Creek

19

Miami-Dade

$ 1 Million

Design Process
Paul Naranjo
Turnpike Service Plaza Project Manager

Existing Service Plaza Development

Design and Construction Criteria

Estimated Capital Improvements of $163 M

Turnpike to reimburse Areas for an estimated $62 M for
roadway and utility infrastructure
Minimum design and construction requirements
Level 2 Architectural Treatment (Minimum Level Required)
Building Exterior
Landscaping
Buildingg Interior
Level 2 Examples
Orlando International Airport
Dolphin
p
Mall,, Miami
Florida Mall, Orlando
Miami International Mall
Concessionaire to obtain and maintain LEED Silver
Certification at each service plaza

S
Scope
off W
Workk
Project
j spans
p
over 312 miles alongg Florida's Turnpike
p
8 Service Plazas
15 Buildings:

12-LEED Certified Silver

5 3,500
53 500 square feet C
C Stores
3- New restaurant buildings
3-Remodeled restaurant buildings
1-New
1
New restroom facility
8- New Fuel Canopies and Service Islands
1 New Waste Water Facility

New Service Plaza Development

Restaurant / Convenience
Store

Okahumpka and Pompano Beach

New 11
11,500
500 sq.
sq ft.
ft building

Three (3) branded food concepts

New Fueling facilities

Large Truck parking

SITE PLAN

POMPANO

PROTOTYPE 1

Pompano Landscape

Ft Drum Landscape
Ft.
Small C-Store

Newly Constructed
Service Plazas

Fort Drum and Port St. Lucie / Fort Pierce

New 40,000
,
sq.
q ft. restaurant buildings,
g,
twice the size of existing buildings

Six (6) to Seven (7) branded food

concepts

,
sq.
q ft. convenience stores
New 3,500
with fueling facility and one (1) branded
food concept

Expanded truck parking

Ft. Drum Landscape

SITE PLAN

FT PIERCE

PROTOTYPE 2+4

FLOOR PLAN

Fort Pierce

PROTOTYPE 2

R
Renovated
t d Service
S
i Plazas
Pl

Turkey Lake, Canoe Creek and West

Palm Beach

Expanded and renovated restaurant

buildings

4 to 5 branded food concepts

New 3,500 sq. ft. convenience stores

with new fueling facility and 1 branded
food concept

Expanded truck parking

SITE PLAN

WEST PALM

PROTOTYPE 2

FLOOR PLAN

West Palm Beach

PROTOTYPE 3

Snapper Creek
S
C
k
Service Plaza
Renovated and
expanded convenience
store for one (1)
branded food concept
New restroom facilities
New fueling canopy
Covered
dd
diesell ffueling
l

S i Pl
Service
Plaza Th
Themes
Water Theme
Pompano Beach
Port St. Lucie/Fort Pierce
Canoe Creek
Landscape Theme
Fort Drum
West Palm Beach
Sun Th
S
Theme
Turkey Lake
Okahumpka

33

Pompano Water Theme

Water Theme

Fort Drum Landscape Theme

Landscape Theme

Turkey Lake Sun Theme

Sun Theme

40

Leadership in Energy and Environmental

Design (LEED) Silver Certification
Energy Savings
Convenience Store 40% energy savings
(Pompano Beach,
Beach Okahumpka)

Restaurant Building 21% energy savings

(Port St. Lucie/Fort Pierce, Fort Drum)

Convenience Store 28% energy savings

(Turkey Lake, Canoe Creek, Fort Drum, Port St. Lucie/Fort Pierce,
W t Palm)
West
P l )

Renovated Restaurant Building 23% energy savings

(Turkey Lake, Canoe Creek, West Palm)

Construction Process
Steve Herrmann
Director of Design/Construction
Areas USA FLTP, LLC

Service Plaza Construction Phasing

Phase 1 Nov. 2010 - Dec. 2012

Turkey Lake
Canoe Creek
Fort Drum
West Palm Beach
Pompano Beach
Snapper Creek

Phase 2 Sept. 2012 - Nov. 2014

Okahumpka
Port St.
St L
Lucie/Fort
cie/Fort Pierce

 Turkey Lake Service Plaza

Mile Marker 263

Floridas
Fl
id T
Turnpike
ik
RFP Development

 Need new Aerial

Floridas Turnpike
RFP Development

 Interior shot?

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

 Canoe Creek Service Plaza

Mile Marker 229

Floridas Turnpike
RFP Development

 Fort Drum Service Plaza

Mile Marker 184

 Insert First Aerial

Floridas Turnpike
RFP Development

 West Palm Beach Service Plaza

Mile Marker 95

Floridas Turnpike
RFP Development

 Insert Recent Aerial

Floridas Turnpike
RFP Development

Insert Aerial of C-store

 Pompano Beach Service Plaza

Mile Marker 65

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

Floridas Turnpike
RFP Development

 Snapper Creek Service Plaza

Mile Marker 19

 Snapper Creek Service Plaza

Mile Marker 19

Questions?

Thank You!