2000-24126 RESO
RESOLUTION NO. 2000-24126
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF
MIAMI BEACH, FLORIDA, AUTHORIZING AN APPROPRIATION
OF $1,576,411 TO IMPLEMENT OPTION "A", AS PRESENTED IN
REG ARCHITECT, INC.'S REPORT, DATED SEPTEMBER 25, 2000,
REGARDING THE SOUTH SHORE COMMUNITY CENTER;
FURTHER APPROPRIATING SAID FUNDING AS FOLLOWS: G. O.
BOND FUNDS, $1,251,411; SUNSHINE STATE HV AC LOAN POOL
FUNDS, $100,000; SUNSHINE STATE SWITCH GEAR LOAN POOL
FUNDS, $25,000; CITY-WIDE ROOF REPAIR - G.O. BOND FUNDS,
$100,000; AND CITY-WIDE ADA REPAIR - G.O. BOND FUNDS,
$100,000; AUTHORIZING AN INCREASE TO REG ARCHITECTS,
INC.'S CONTRACT FROM $85,702 TO $115,103, IN ACCORDANCE
WITH THE PERCENTAGE SET FORTH IN THEIR
ARCHITECTURAL AND ENGINEERING SERVICES CONTRACT
APPROVED VIA RESOLUTION 2000-23450; FURTHER
RECOMMENDING IMPLEMENTATION OF OPTION "A" WITH
THE UNDERSTANDING THAT COMPLETE RESTORATION OF
BASIC UTILITY SYSTEMS WILL BE COMPLETED; AND
FURTHER AUTHORIZING THE CITY'S PROPERTY
MANAGEMENT DIVISION TO SERVE AS THE GENERAL
CONTRACTOR FOR THE SOUTH SHORE COMMUNITY CENTER
RENOVATION PROJECT.
WHEREAS, the Administration recommends that the Mayor and City Commission
authorize an appropriation of$I,576,411 from various funding sources to implement Option "A",
as presented in REG Architect, Inc.'s report, dated September 25,2000, regarding the South Shore
Community Center, conditioned upon a complete restoration of basic utility systems and endorsing
the recommendation that the City's Property Management Division serve as general contractor for
the Renovation Project; and
WHEREAS, on July 16, 1997, the Mayor and City Commission approved a Professional
Services Agreement with the firm of REG Architects, Inc. (the Agreement), for the architectural
design and development of construction documents for various parks included in the City's $15
Million General Obligation Parks Improvements Bond Program; and
WHEREAS, on May 20, 1998, the Mayor and City Commission approved the schematic
plans for these park facilities, pursuant to the Master Plan and REG Architects, Inc. prepared
preliminary cost estimates; developed a draft construction schedule, and the Administration was
authorized to proceed with construction documents; and
WHEREAS, on November 2, 1999, the voters of Miami Beach approved the issuance of an
approximately $92 Million General Obligation (GO) Bonds that included $24,830,000 for parks and
beaches; specifically, $1,350,000 for improvements to the South Shore Community Center; and
WHEREAS, ten (10) of the eleven (11) park projects were already under contract with
REG Architects, Inc., including the South Shore Community Center; and
WHEREAS, on January 12,2000, pursuant to Resolution No. 2000-23450, the Mayor and
City Commission approved an Amendment to the REG Architects, Inc. contract to include the
approved G. O. Bond funding to renovate the South Shore Community Center; and
WHEREAS, as a component of their contract REG Architects, Inc., was required to conduct
a comprehensive evaluation of the facility's current conditions and based on this initial evaluation
the architects developed two different options, (a) renovate the existing building, or (b) demolish
the existing facility and construct a new one; and
WHEREAS, these options were presented to the Finance and Citywide Project Committee
on June 6, 2000 which was not accepted due to issues with miscalculations contained in REG's
report and due to the historical significance of the Project; and
WHEREAS, on September 11, 2000, a preliminary report was provided to the G.O. Bond
Oversight Board to update them as to the historical significance of the property, the preliminary
construction cost estimate, immediate improvements and relocation plan, user needs and space plan
and proposed leases; and
WHEREAS, the final report provided by REG, dated September 25, 2000, provides three
different options for the proposed renovation of the facility:
a) Option"A", the recommended option, estimates the minimum building renovation
costs to be $1,449,108,
b) Option "B", describes an enhanced renovation plan estimated to cost $1,787,562, and
c) Option "C", provides an estimate of constructing a brand new facility of a similar
size and program at an estimated cost of$2,145,000; and
WHEREAS, given the limited funding available and the concurrence of all of the facilities
current users, Option" A" is the recommended course of action; and
WHEREAS, the Administration recommends that the Property Managernent Division
oversee the entire renovation project and it is estimated that a potential cost savings of$332,099.35
could be achieved if this Project is handled in-house and a supplement to staffing at an estimated
cost of$112,000 is also projected; and
WHEREAS, on October 2,2000, the final report was accepted by the G. O. Bond Oversight
Board subject to an understanding that a complete restoration of basic utility systems be completed;
and
NOW, THEREFORE, BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City Commission herein:
I) Accept REG's final report regarding the South Shore Community Center, dated
September 25, 2000, and endorse Option "A" with the understanding that complete
restoration of basic utility systems will be completed, and
2) Approve:
a) Option "A" as described in the attached report,
b) An appropriation of $1,576,411 from various funding sources to proceed with the
Renovation Project, including an increase to REG's contract up to $115,103, and
c) For the City's Property Management Division to serve as general contractor to
complete the contemplated Renovation Project.
PASSED AND ADOPTED THIS 18th day '10""'1'11.
MAYOR
Attest:
rl4w J' Pa~
CITY CLERK
JMG/CMC/rar
T:\AGENDA\2000\OCT1800\REGULAR\6THSTCCl.RES
APPROVED AS 10
FORM & LANGUAGE
& FOR EXECUTION
~
Jo-/'J.rov
oa.
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
http://ci.miami-beach.fl.us
CITY OF MIAMI BEACH
TO:
FROM:
SUBJECT:
COMMISSION MEMORANDUM NO.
19~Cb
Mayor Neisen O. Kasdin and
Members of the City Commission
JorgeM.Gonzalez ~'A~
City Manager .... V' D
A RESOLUTION THE MAYOR AND CITY COMMISSION OF MIAMI
BEACH, FLORIDA, AND AUTHORIZING AN APPROPRIATION OF
$1,576,411 TO IMPLEMENT OPTION "A" AS PRESENTED IN REG
ARCHITECT, INC.'S REPORT DATED SEPTEMBER 25, 2000,
REGARDING THE SOUTH SHORE COMMUNITY CENTER; FURTHER
APPROPRIATING SAID FUNDING AS FOLLOWS: G. O. BOND FUNDS,
$1,251,411, SUNSHINE STATE HVAC LOAN POOL FUNDS, $100,000,
SUNSHINE STATE SWITCH GEAR LOAN POOL FUNDS, $25,000, CITY-
WIDE ROOF REPAIR - G.O. BOND FUNDS, $100,000; AND CITY-WIDE
ADA REPAIR - G.O. BOND FUNDS, $100,000; AUTHORIZING AN
INCREASE TO REG ARCHITECTS,INC.'S CONTRACT FROM $85,702 TO
$115,103 IN ACCORDANCE WITH THE PERCENTAGE SET FORTH IN
THEIR ARCHITECTURAL AND ENGINEERING SERVICES CONTRACT
APPROVED VIA RESOLUTION 2000-23450; FURTHER RECOMMENDING
IMPLEMENTATION OPTION "A" WITH THE UNDERSTANDING THAT
COMPLETE RESTORATION OF BASIC UTILITY SYSTEMS WILL BE
COMPLETED; AND FURTHER AUTHORIZING THE CITY'S PROPERTY
MANAGEMENT DIVISION TO SERVE AS THE GENERAL
CONTRACTOR FOR THE SOUTH SHORE COMMUNITY CENTER
RENOVATION PROJECT.
DATE: October 18, 2000
ADMINISTRATION RECOMMENDATION
Adopt the Resolution.
ANALYSIS
The Administration recommends that the Mayor and City Commission authorize an appropriation
of $1,576,411 from various funding sources to implement Option "A" as presented in REG
Architect, Inc.'s report dated September 25,2000 regarding the South Shore Community Center,
conditioned upon a complete restoration of basic utility systems and endorsing the recommendation
that the City's Property Management Division serve as general contractor for the renovation project.
AGENDA ITEM j2...l C
DATE ID-l&-oO
T:IAGENDA \200010CT1800IREGULARI6THSTCCl.CM
October 18, 2000
Commission Memorandum
6th Street Community Center
Page 2
On July 16, 1997, the Mayor and City Commission approved a Professional Services Agreement
with the firm of REG Architects, Inc. (the Agreement), for the architectural design and
development of construction documents for various parks included in the City's $15 Million
General Obligation Parks Improvements Bond Program. On May 20, 1998, the Mayor and City
Commission approved the schematic plans for these park facilities, pursuant to the Master Plan and
REG Architects, Inc. prepared preliminary cost estimates; developed a draft construction schedule,
and the Administration was authorized to proceed with construction documents.
On November 2, 1999, the voters of Miami Beach approved the issuance of an approximately $92
Million General Obligation (GO) Bonds. Included in the $92 Million was $24,830,000 for parks and
beaches, specifically $1,350,000 for improvements to the South Shore Community Center. Ten (10)
of the eleven (11) park projects were already under contract with REG Architects, Inc., including
the South Shore Community Center. On January 12, 2000, pursuant to Resolution No. 2000-23450,
the City Commission approved an amendment to the REG Architects, Inc. contract to include the
approved G. O. Bond funding to renovate the South Shore Community Center. As a component of
their contract REG Architects, Inc., was required to conduct a comprehensive evaluation of the
facility's current conditions. Based on this initial evaluation the architects developed two different
options, (a) renovate the existing building or (b) demolish the existing facility and construct a new
one. These options were presented to the Finance and Citywide Project Committee on June 6, 2000.
The Finance Committee report was not accepted due to issues with miscalculations contained in
REG's report and with the historical significance of the proj eel.
On August 8, 2000, an update was provided to the G. O. Bond Oversight Board regarding City
staffs ongoing meetings with the City's Architect, REG, and the facility's users. City staff
conducted several meetings with the facility's users on July 5th, July 27th, August 9th and August
29th. On September 11, 2000, a preliminary report was provided to the G.O. Bond Oversight Board
to update them as to the historical significance of the property, the preliminary construction cost
estimate, immediate improvements and relocation plan, user needs and space plan and proposed
leases. On October 2, 2000, the final report was presented to the G. O. Bond Oversight Board and
they accepted the report and the Administration's recommendation, subject to an understanding that
a complete restoration of basic utility systems be completed:
Project Overview
The report provided by REG, dated September 25, 2000, provides three different options for the
proposed renovation ofthe facility.
a) Option"A", the recommended option, estimates the minimum building renovation
costs to be $1,449,108.
b) Option "B", describes an enhanced renovation plan estimated to cost $1,787,562.
c) Option "C", provides an estimate of constructing a brand new facility ofa similar
size and program at an estimated cost of$2,145,000.
T,IAGENDA \2000\OCT1800\REGULAR\6THSTCC1.CM
October 18. 2000
Commission Memorandum
6th Street Community Center
Page 4
G.O. Bond
Additional
G.O. Bond
Funding
Other
Funds
Total
$1,675,000
Expenses:
Construction Mgmt. Allowance 40,500 6,000 3,750 50,250
Contingency 25,911 - - 25,911
Reimbursables 12,887 - - 12,887
Asbestos Abatement - - 50,000 50,000
Property Appraisal Report - - 1,250 1,250
Subtotal Expenses: 79,298 6,000 55,000 140,298
A & E Fees
85,702
14,550
179,450
14,851
55,149
115,103
Estimated Available Funding:
1,185,000
1,419,599
Preliminary (REG Architects) Construction Cost Estimate:
Estimated Available Funding:
1,449,108
1,419,599
...$29,508
* Shortfall to be funded by savings attained by obtaining FEMA waiver for Flood Proofing
requirements.
As a result of the building's historical significance, the City will seek a waiver from FEMA for the
flood plain requirement which may reduce the project cost by $80,514. The City anticipates
reducing costs by using in-house staff from the Property Management Division to perform the
majority of the renovation work. Additionally, the City has procured an appraisal by Integra Realty
Resources dated August 15,2000, valuing the facility at $940,000, exclusive of land.
T:\AGENDA 12000IOCT1800IREGULARI6THSTCC1.CM
October 18. 2000
Commission Memorandum
6th Street Community Center
Page 3
Given the limited funding available and the concurrence of all of the facilities current users.
Option "A" is the recommended course of action.
Historical Si~nificance of Property
The South Shore Community Center located at 833 6th Street is designated "contributing" on the
Miami Beach Historic Properties Database and is located within the local Flamingo Park Historic
District. The building was constructed between 1970-1973, and designed by master Miami Beach
architect Morris Lapidus. The building's design is characteristic of a late 1960's International Style
of Architecture common to public facilities whereby environmental design was sought as the key
mechanism toward fostering social harmony. Appreciating the architect's notion to develop outdoor
spaces which accepted the life of the street and indoor spaces which maximized the capabilities of
a low budget construction system is essential to understanding the significance of this highly unique
structure.
Renovation vs. New Construction
The Architect has provided a final report that estimates the total renovation cost at $1,449,108. This
cost includes a complete renovation and space reallocation plan and would restore the building to
its original condition on the 2nd floor and would provide for minor expansion on the first floor, in
keeping with its historical significance. The architect has submitted an independent cost estimate
generated by Regosa Engineering, Inc. reflective of a $1,274,808 construction cost, exclusive of
flood proofing costs, versus REG's cost estimate of $1 ,368,594, also exclusive of flood proofing
costs estimated at $80,514. This comparative cost estimate is within approximately 7% of REG's
estimates, and serves to validate their estimate that is based on the existing preliminary drawings and
specifications.
Funding for Option "A" has been identified as follows:
Funding Available:
G.O.Bond
$1,350,000
Sunshine State HV AC Loan Pool
100,000
Sunshine State Switch Gear Loan Pool
25,000
City-wide Roof Repair - G.O. Bond Fund
100,000
City-wide ADA Improvement - G.O. Bond Fund
100.000
Total
$1,675,000
T:IAGENDA \200010CTl800IREGULARI6THSTCCl.CM
October 18, 2000
Commission Memorandum
6th Street Community Center
Page 5
The architect also provides a cost estimate of$2,145,000, to construct a new facility, referred to as
Option "C" in the attached report. However, due to the historical significance of the building, the
funding available, and as a result of our ability to develop a renovation plan acceptable to all users,
it is deerned that it is in the City's best interest to pursue renovation instead of new construction,
which would entail demolition of a historically significant structure.
Immediate Improvements and Relocation Plan
As part of the G. O. Bond project, the City requested an asbestos survey of the facility which
evidenced friable and non-friable asbestos. The City immediately contracted to remove the friable
asbestos which resulted in the relocation of the elderly meals program and Feinberg Fisher to the 10th
Street auditorium. The asbestos remediation project has since concluded and Feinberg Fisher has
returned and re-occupied its space at the Center.
As a result of the asbestos remediation, Property Management deems it may be in the City's best
interest to renovate the 2nd floor of the facility as the first phase of the project, followed by a phased
reconstruction of the remainder of the 1 st floor, beginning with the auditorium (exclusive of the
Child Care Facility). Due to the limited interior renovations required on the 2nd floor as a result of
the proposed space plan, the 2nd floor users may not require relocation during reconstruction. The
first floor user would relocate temporarily to the completed auditorium. The child care facility
renovations would take place during the Summer of200l and the City has requested that Dade
County Public Schools (DCPS) accommodate the child care facility at South Pointe elementary
during such time. DCPS has not responded to date.
Concurrent with the auditorium renovation, Property Management is seeking the Architect and
Engineer's concurrence to replace portions of the NC system and the facility's roof. At this time,
the Administration recommends that the Property Management Division oversee the entire
renovation project.
Pursuant to a rnemorandum prepared by the Property Management Division, attached hereto, it is
estimated that a potential cost savings of$332,099.35 could be achieved if this project is handled
in-house. A supplement to staffing at an estimated cost of$112,000 is also projected.
Current and Future Users:
The current users are described on Exhibit A. These users include Miami-Dade County Community
Action Agency (including ASPIRA), Community Council for Jewish Elderly/Senior Ride,
FeinberglFisher Community Education Center, Jewish Vocational Services/Senior Meals (Co-
located in auditorium), Little Havana Activities & Nutrition Centers (Child Care Facility) and
UNIDAD (including fifty-five years & up). The proposed renovation plan also includes offices and
rehearsal space for Performing Arts Network (PAN) to relocate them from the 555 17th Street site.
T:\AGENDA\2000\OCTI800IREGULAR\6THSTCCI.CM
October 18. 2000
Commission Memorandum
6th Street Community Center
Page 6
On September 26, 2000, additional discussions were held by the Administration with representatives
from Little Havana Activities & Nutrition Centers, regarding their request to expand the Child Care
Facility at the Center. Moreover, Little Havana further requested that the City give consideration
to housing a fully operational inter-generational program that would include child care, meals
program, senior assistance programs at the Center. The issue was mutually addressed with REG and
it was concluded that there is no space available on-site to accommodate their request to expand the
child care facility or house additional inter-generational programs.
The current users have actively participated in the development of the renovation and space plan and
all have signed off on the plan. Meetings are still ongoing with PAN to discuss the proposed
relocation of their facility. It is deemed that PAN's relocation would optimize use of the facility and
provide for efficient programming since the Senior Meals Program uses the auditorium during the
morning hours and PAN would program uses in the afternoon and evening hours.
Proposed Leases:
It is proposed that the City formalize lease or use agreements with all users of the facility. Such
agreements would require each user to reimburse the City its pro-rata share of the common area
maintenance expenses and it is contemplated that a reserve for maintenance and repairs be
established.
To that end, the City has sought an opinion from Bond Counsel, as required by the G. O. Bond loan
documents, regarding I) the legality of such leases and 2) the maximum lease term permissible.
Conclusion
It is recommended that the Mayor and City Commission:
I) accept REG's final report regarding the South Shore Community Center dated
September 25, 2000, and endorse Option "A" with the understanding that complete
restoration of basic utility systems will be completed.
2) approve:
a) Option "A" as described in the attached report,
b) an appropriation of $1,576,411 from various funding sources to proceed with the
renovation project, including an increase to REG's contract up to $115,103, and
c) for the City's Property Management Division to serve as general contractor to complete
the contemplated renovation project.
JMG/~/rar
T:\AGENDA\2000\0CT18OO\REQULAR\6THSTCC1.CM
SOUTH SHORE COMMUNITY CENTER (833-6th Street)
Description: Two story Community Center with 14,775 sq.ft. and adjacent parking lot. The majority of
users. The auditorium has a variety of uses programmed. The Users are requesting lease agreements and will
the building is occupied by not-for-
reimburse the City for C.A.M
Project
profit
costs.
-
Space Size Proposed Cost Proposed Improvements
-
2,135 Renovation and reconstruction of complete facility,
with new landscaping, irrigation, signage, and
playground.
(Current)
USERS
693
Community Council for
Jewish Elderly / Senior
Ride
1,445
Fienberg/Fisher
Community Education
Center
1,657 (includes
y, of auditorium
space)
Jewish Vocational
Services / Senior Meals
(Co-located in
auditorium)
t'oj
~
...
=
...
..,
~
~
2,977
Little Havana Activities
& Nutrition Centers
(Child Care Facility)
2,209
UNIDAD (including
Fifty-five Years & Up)
1,734 (includes
y, of auditorium
Performing Arts Network
(PAN.) (Co-located in
auditorium)
USERS (Future)
space)
$1,350,000
12,850
14,775
Totals
User Totals
Project
Overall
THE CITY OF MIAMI BEACH
PROPERTY MANAGEMENT DIVISION
1245 MICHIGAN AVENUE
MIAMI BEACH, FLORIDA 33139
(305) 673-7630 fax (305) 673-7963
~~~.
-
To:
Matthew Schwartz
Assistant City Manager
""3 e<C!;:- ~
Brad A. Judd, RP A, FMA, CGC
Director, Property Management Division
October 2, 2000
From:
Subject:
South Shore Community Center (6th Street)
==============================--==========
As per your request, I have looked at the cost estimates presented by the architect (REG) and the
independent General Contractor (Regosa) for the GO Bond funded scope of work at the South Shore
Community Center. Although there are no plans developed for the project as of this date, the
estimates could still be considered high in a comparison with the project being handled as an in-house
project.
Line item estimates for some of the specific items are impossible to determine with any accuracy
without schematic drawings of the electrical, plumbing, and air conditioning systems renovations.,
This is especially true when the items are listed by the architect as "limited" in the scope of work to
be done, However, based on the cost estimates provided by Regosa, the lower of the cost estimates
provided, some assumptions can be made in cost reductions to the project if done as an in-house
project. They are as follows:
General Requirements:
Costs for the general requirements that are directly generated by the General Contractor can be
greatly reduced or eliminated completely in the Bond, insurances, superintendent, and general labor
requirements if the project is handled in-house. Property Management staff could perform the
superintendent and general labor functions for the project. This item alone could generate a potential
cost savings and a supplement to staffing needs of$112,000.00.
Temporary Facilities:
The project could be constructed to allow for toilets to remain useable until others are completed to
eliminate the need for portable facilities. There would be no need for a field office as an interior space
could be utilized for this purpose. Storage for the project could be accommodated on-site or at the
Property Management yard. The estimated cost savings on this item is $6,180.00.
CITY OF MIAMI BEACH
SOUTH SHORE COMMUNITY CENTER
EXISTING BUILDING CONDITIONS OBSERVATIONS
&
PROGRAM UTILIZATION ANALYSIS
REG Job No: 97036
By:
REG Architects, Inc.
AA-0002447
Main Office:
120 South Dixie Highway, Suite :'01
West Palm Beach. FL 33401
Field Office:
420 Lincoln Road, Suite 353
Miami Beach, FL 33139
REVISED: September 25, 2000
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Temporary Utilities:
Temporary electrical will only be required during the main switchgear replacement. At all other times
power will be available for the project. Temporary power requirements during this short period of
time can be provided by portable generators currently in stock at Property Management. Although
a jobsite telephone is desirable, the cost should be well under the $1,250.00 figure provided in the
Regosa estimate. Temporary hose bibs to provide site water requirements can be installed by
plumbing staff at minimum cost. Site drinking water can be provided by daily transport to the jobsite
from Property Management's ice machine and water supply. Estimated cost saving on this item is
$3,000.00.
Wood and Plastic:
This section identifies a requirement ofFload Panels. A waiver is being requested due to the Historic
status of the building. If this waiver is granted, which we anticipate, this would provide a cost savings
of $44,640.00.
Profit:
The line item for profit could be completely eliminated if the project were to be handled as an in-
house project. The cost saving for this item would be $166,279.3 5.
Based on the above reductions, the total savings to the $1,274,808.35 Regosa line item estimate is
$332,099.35. This would provide for the project to be completed, using the line items listed in the
Regosa proposal, for $942,709.00. This would also eliminate the need to utilize the Citywide ADA
and Citywide roof funding provided in the GO Bond program to supplement the funding needs for
the project based on the very high estimates provided by the architect.
Although many other items in the Regosa estimate are very high, such as $42,500.00 for lighting that
was just replaced 2 years ago with state-of-the-art high efficiency lamps and ballast for all lighting in
the building, I have not addressed these specific issues as potential cost savings items until
construction documents are complete to provide a better understanding of the exact requirements of
the facility. Profits and overheads of any sub-contract will be included in their base bids on the project
and should not exceed the line items proposed in the Regosa cost estimates for the specific work
provided. I would however, expect additional cost savings from many ofthe line items when the
project is properly bid and compared to costs if in-house staff is utilized to perform the work. Being
the General Contractor on the project allows us to select all cost line items for this type of
comparison to provide for additional cost savings.
If you have any questions, please do not hesitate to call me at x7630.
BAJ
cc:
Christina Cuervo
Assistant City Manager
C:lMyPIi..'-'l]O Bondlaouthmontnhuuu.wpd
TABLE OF CONTENTS
EXECUTIVE SUMjJ;fAR Y
Section I
EXISTING BUILDING CONDITION OBSERVATIONS
Section II
ANALYSIS OF EXISTING BUILDING PROGRAM UTILIZATION
Section III
OPINION OF PROBABLE COSTS
Section IV
. Exhibit ':4" Minimum Building Renovation
. Exhibit "B" 100% Building Renovation
. Exhibit "C" New Community Center Building
. Exhibit "D" Independent Contractor Budget Review
EXISTING CONDITION ILLUSTRATIONS
Section V
. Building Floor Plans
. Building Photographs
PRELIMINARY PROGRAM SCHEMATIC DESIGNS
Section VI
APPENDIX
Section VII
. Exhibits Back up Information
. Consultant Report
. Program Data
. Building Data
EXECUTIVE SUMMARY
R
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INTERIOR DESIGN
A
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ARCHITECTURE
Revised September 25,2000
*
*
PLANNING
City of Miami Beach
Public Works Department
1700 Convention Center Drive
Miami Beach, FL 33139
RE: Executive Summary, South Shore Community Center Improvements
City of Miami Beach Commission and Administration:
We would like to take a moment to thank the City of Miami Beach for this work opponunity and
present the following revised information. This analysis will provide the City of Miami Beach
with an understanding of the current building conditions of the South Shore Community Center
and provide insight towards our recommendation for the facility's future.
The South Shore Community Center plays a central role within this community; it provides social
welfare services, day care and education programs to those who seek assistance. Designed by
prominent Miami Beach Architect Morris Ladipus in 1969 and constructed in the early 1970' s the
structure has undergone several modifications in 1974 and 1979 in order to keep up with the
growing and changing needs of this community. The building has performed adequately over the
years but is in serious need of repair and will require significant renovation work in order to
comply with current code requirements. Integra Realty Resources, an independent appraisal and
real estate consultant contracted by the City of Miami Beach, has estimated the cost of the
building at 5940,000.00 on August 15, 2000. The Florida Accessibility Code requires that when
improvements to a structure exceed 50% of the assessed value the entire building must be brought
into compliance. If the improvements are limited to 50% of the assessed value, 25% of the
construction budget must be used to address ADA compliance issues.
The Miami Beach building department records indicates that the current building finish floor
elevation at 5.65 NGVD. New FEMA regulations require that all new construction be abo\e
flood criteria. 8.00 NGVD, or be waterproofed to 1'-0" above flood. In the case of the
Community Center, this would require that the all existing perimeter walls be reinforced and that
all of the ground floor doors and storefront windows have custom fabricated flood panels. Like
the Florida Accessibility Code, the South Florida Building Code requires once the 50% of
assessed value is exceeded, the entire structure must be broui'ht to code. Our preliminar'.
estimates indicate that compliance for FEYL\ requirements alone would cost approximately
580.514.00. Other much needed improvements and repairs will be discussed throughout this
analysis.
We have met on several occasions with City staff and the building tenants to discuss the future of
the facility. In August we presented a space plan to the City of Miami Beach which was later
approved by all of the current tenants on August 29, 2000. REG provided preliminary cost
estimates for this plan Exhibit "A"-Option "A". After further discussion. the City is exploring the
420 Lincoln Road
Phone: 1305) 672-1092
120 South Dixie Hwy
Phone: {561) 659 - 2383
Suite 353
Miami Beach
Florida 33139
F'ax: (3051 672-!080
Florida 33401
"ax: (561) 659-55-:'6
Suite 201
West Palm Beach
License'lAA0002447
South Shore Community Center
Executive Summary
REG Job No.: 97036
Page 2 of2
Revised September 23, 2000
possibility of performing a substantial amount of the construction in house. This may implicate
savings in construction costs.
The following options for the South Shore Community Center are available:
Option A: Renovate the facility to its original Lapidus design by removing the miscellaneous
additions on the second floor and restoring the breezeway, repairing the roof, providing insulation
and new roofing membrane. restoring the roof top terrace and balconies, removing existing
materials containing asbestos. upgrading the mechanical. electrical and plumbing systems and rest
rooms to meet current codes, replacing all of the existing windows with impact resistant windows,
reinforcing the perimeter to meet FEMA requirements and enlarging the ground floor area by
replacing the storefront door system. The day care center area will be reprogrammed and the
exterior of the building will be limited to tot-lot improvements and minor landscape
improvements.. All of these improvements can be provided within the allocated budget but will
require the following:
1. Tenants within the building be redistributed
2. Spartan finishes be utilized and each tenant responsible for their own fixtures.
furnishings and equipment.
Option B: Renovate the building as is "Minimum" approach by repairing the roof removing
existing materials containing asbestos. upgrading the mechanical. electrical and plumbing systems
and rest rooms to meet current codes. replacing all of the existing windows with impact resistant
windows and storefronts and reinforcing the perimeter to meet the FEMA requirements. Interior
spaces will be redistributed to restore and enlarge the rest rooms on second floor and redistribute
the day care center area. The exterior improvements will be limited to tot-lot improvements and
minor landscape improvements. These improvements will not enhance the appearance of the
facility, will not significantly improve the working conditions of the current tenants. and will
exceed the allocated budget.
Option C: Repair the existing failing HV AC system. "Band Aid" approach, invest the remaining
allocated 1999 G.O. Bond funds, find additional funds and grams and re bid project for a possible
option for a new 15,000-20.000 sf community center facility on this site at a later date. This will
enable current tenants to operate and give City Administration time to decide the future of this
site.
In conclusion, REG Architects. Inc. will provide the City of Miami Beach with the best service
regardless of which course of action the City administration wishes to take. We thank you for this
work opportunity and look forward to assisting Miami Beach with the completion of this project.
Sincerely,
REG Architects, Inc.
Rick Gonzalez. AlA
President
G "rrO,i~~:.'~ily,(j71);6"re,,"rt.:' $ulTIrrnr_ .'~V .jL'~
EXISTING BUILDING
CONDITIONS
OBSERVATIONS
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SOUTH SHORE COMMUNITY CENTER
REG Job No: 97036
EXISTING BUILDING CONDITIONS OBSERVA nONS
Building Structure:
The South Shore Community Center is a concrete frame structure wi[h double- T slab construction.
the interior partitions are a combination of unfinished concrete masonry units and drywall. The
interior ceilings are exposed and no acoustic attenuation is present. The structure exhibits signs of
differential settlement and has extensive visible water damage.
Roofing System:
A visual inspection indicated that many of the roof drains have been improperly abandoned during
re-roofing procedures and no provisions for overtlow scuppers was given. Originally. the second
tloor was designed with patio areas that have been covered with a built up roofing membrane and
the original tloor drains were covered. This is causing ponding to occur and has not only
destroyed the roofing membrane in many areas but caused tlooding of the classrooms as well.
Typical double- T construction requires that a tlexible joint sealer exist between each and every
joist, the existing sealer has outlived its effectiveness and must be replaced throughout the entire
structure to prevent future leaks. This will require extensive rehabilitation. all of the expandable
filler between the double- l' s will need to be removed and replaced. This process demands that the
existing roof membrane removed and the concrete surface exposed. Additionally, the roof does
not appear to have insulation, current codes require that a minimum of R-II insulation be provided
throughout building. This lack of roof insulation is causing extensive AlC loads and efficiency
loss. as well as being in violation of current building codes. The entire building should be resealed.
insulated and re-roofed.
Windows, Storefronts and Storefront Doors:
The existing windows are not Dade County Product approved nor show sign that an approved
storm shutter system is utilized for storm protection. The weather stripping on the auditorium
doors is non-existent and signs of water leakage are also visible throughout the stmcture.
Currently no accessible ADA hardware is provided on the storefront doors. On the second tloor.
windows are used to enclose the original breezeway but they are not watertight nor impact
resistant. These windows were originally intended to be sliders but the tracts have corroded and
movement of the windows is very difficult. The installation of these windows is very poor
resulting in water damage to the office carpets and interior finishes. No provisions are visible for
storm shutters on the second tloor. The sliding glass doors in the classrooms are operable but do
not have a water seal resulting in water penetration when it rains.
After analysis of the existing glazing systems utilized. we recommend all of the storefronts and
storefront doors be replaced and proper installation details provided in order to prevent future
G: \projects \ city\ 97036 \report~2 \Obser.:auons.doc
420 Lincoln Road
Phone: 1305) 672-1092
120 South Dixie Hwy
Phone: (5611 659 - 2383
Suite 353
Miami Beach
Florida 33139
?a.x: 13051 6,2.10~O
Florida 33401
Fax: 15611 659-55-16
Suite 201
West Palm Beach
License .AA0002447
South Shore Community Center
Existing Building Conditions Observations
REG Job No.: 97036
Page 2 of 3
Revised September25. 2000
water intrusion and energv loss. As an option, the City should consider impact resistant storefront
doors to avoid expensive & repetitive labor costs incurred when shuttering the building prior 10 a
storm.
Life Safety:
The building is in violation of the current life safety codes. No panic hardware is present except at
one exit door. The exit routes are not clearly identified and some exits appear to remain locked at
all times. On the second floor, only one means of egress is present for each half of building.
Currently, the layout of the second floor has created a dead end corridor condition that should be
addressed immediately. A fire alarm system is present but does not comply with current building
codes; there are no strobes or emergency lights visible. The childcare center alarm system appears
10 be compliant, but egress routes are not clearly identified. The entire fire system and life safety
compliance of the building should be tested and inspected by the City of Miami Beach Fire
Department as soon as possible.
ADA Compliance:
Currently all areas of the building can be accessed by individuals with disabilities but additional
ramps would greatly improve the circulation throughout the building. The existing parking area
provides 30 spaces, none of which have been designated for handicapped parking. Parking for the
handicapped is provided by one space along 6th Street located directly in front of the entrance.
however. no curb cut with ADA access is provided at this time. The building is equipped with a
passenger elevator that provides handicapped access to the second floor. The elevator has recently
been equipped with an ADA compliant emergency phone, but the remaining control panel should
be upgraded.
The interior of the building will require that all door hardware be upgraded to meet ADA codes.
The current door handles and locks do not comply with the new codes. The existing rest rooms
throughout the structure also fail to comply with the current ADA code. All of the rest rooms will
require new floor finishes to meet the new slip coefficient all fixtures need to be upgraded and
sizes of stalls enlarged. The current rest room facilities have attempted to accommodate
handicapped needs, but do not meet the current requirements.
The current estimated value of the building is $ 872,737.00, according to Dade County Property
Appraisers Office. The Florida Accessibility Code requires that if improvements 10 a building
exceed 50% of the assessed value ($436.368.50 or more) the entire building must be brought into
compliance. If improvement are limited to less than the 50% of the assessed value a minimum
25% of the budget must be utilized for ADA compliant issues. The estimated cost for complete
ADA plumbing, interior and exterior improvements for compliance is $175.000.00.
Mechanical System:
According to conversations held with City maintenance personnel, no significant work has been
done to the system within the building since it's construction in the early 1970' s. In order to meet
current codes and modernize the building, all of the HV AC should be replaced. In the attached
G :lrojects'~i!\ ~~I);O repor,.:-Obser..Jti0n, J0C
South Shore Community Center
Existing Building Conditions Observations
REG Job No.: 97036
Page3of3
Revised September 25.2000
report prepared by our consultant M.H. Engineering. This replacement has an estimated cost of
$240,000.00, but will begin to pay itself off within three years due to sufficient energy savings.
The pumps and heat exchange unit should be replaced along with the air-cooled condensing units
on the roof. The current condensing units do not appear to have proper hurricane straps and
corrosion of metals is visible. City Staff is currently preparing a replacement scope to replace the
HV AC for the Auditorium as part of Phase 1.
Electrical System:
The existing switch gear unit should be replaced. the current equipment is no longer in production
and replacement parts are not available. All the sub panels are acceptable and can be maintained.
others will need to be added if the requested computer lab is provided. For more details regarding
the electrical system evaluation, please see the attached analysis provided by M.H. Engineering in
the Appendix.
Plumbing System:
None of the rest rooms in the building are in compliance with ADA requirements: they will require
full renovation in order to comply with these requirements. The rest rooms on the second floor are
neither accessible, nor available for use by occupants other than by those located within adjacent
offices. The current location of the second floor rest rooms is not conducive to efficient space
planning and therefore must be relocated to a more central location.
The storm water svstem is in need of extreme rehabilitation. manv of the original roof drains are
~ ~ - .....
not being utilized and others are leaking profusely causing extreme water damage to the interior.
The entire roof drainage system will require repair and restoration. The exterior gutter system
should also be rehabilitated due to oxidation and vandalism.
Telecommunications:
The building is currently providing the tenants with phone service access. but in order to meet their
requested future demands, tenants will need to invest a significant amount. Each tenant should be
responsible for outfitting his or her own system. The building is presently supplied by a 200 pair
copper cable which will enable the City to meet the expected demand comfortably with no
significant investment. The tenants on the other hand should realize that their request will require
as little as $6,000.00 for a small office phone system to more than S 1 00.000 for a secured senice
for a computer lab access to the internet. This item is e"tremdy comple" and will affect the
individual tenant differently based on their needs. We believe that the City of Miami Beach should
require that each tenant furnish and install their own communication system after review and input
from a telecommunications consultant & City Staff.
G. prO_I~Cl>'~l\V' 97']3b".[ep<:Ir1.:',Ob$~r, 1110~S ~0C
AiVALYSIS OF
EXISTING BUILDING
PROGRAJI
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SOUTH SHORE COMMUNITY CENTER
REG Job No.: 97036
ANALYSIS OF EXISTING BUILDING PROGR.\M UTILIZATION
The following groups currently occupy the building:
. Miami Dade County CAA 1st Floor
. Senior Meals I" Floor
. Little Havana Activities Center 1st Floor
. Fienberg/Fisher Adult Education Center 2nd Floor
. 55 & up 2"d Floor
. Senior Ride 2nd Floor
. UNIDAD 2"d Floor
These groups are utilizing the building to provide social welfare services and support administrative
offices. The building has been in service since the early 1970's and over the years has undergone
several modifications. These spaces have been divided up and situated in a way that does not allow
for proper circulation, for emergency egress or for building services to occur.
The second floor was originally equipped \vith two large rest rooms for use by all occupants. but the
access was restricted when the breezeway was enclosed in 1979 and offices were installed in it's place.
These rest rooms are now only accessible to those within the adjacent tenant space. Currently, all of
the occupants are using the auditorium facilities. added in 1974, which are located on the 1st floor.
This constant flow of people causes major disruption for organized events within the auditorium.
These rest rooms have also been used daily by the homeless in the immediate area.
It is our opinion that the current tenants on the second floor can be accommodated more efficiently
after a significant renovation and re-distribution of the space. Additionally, the tenants on the first
floor can also benefit from a re-distribution of space. The request for additional space and
communication infrastructure can also be provided at a significant cost as well. The new data
infrastructure will require new raceway installation and penetrations through the walls and floors. The
new phone systems requested by the tenants can be accommodated by using the existing building's
primary service, but as previously mentioned in this report we recommend that each tenant be required
to furnish and install their own system to meet their specific needs.
The current facility can accommodate the current tenants and their requests. but the limited budget will
not allow that all of these improvements be accomplished at this time.. Due to the additional costs
incurred when adapting new systems to work within an existing structure, such as the cost of selective
demolition and renovation of interior spaces. the improvements required will exceed the proposed
budget. The City may want to explore several levels of renovations or new facilities as previously
mentioned in this report.
420 Lincoln Road
Phone: 13051 672-1092
120 South Dixie Hwy
Phone: (56l] 659 - 2383
Suite 353
G: \projects \ city\ 97036 \report-2 \ Uulizauon.doc
Miami Beach Florida 33139
Fax: 1305) 672-1080
West Palm Beach Florida 33401
Fa'\:: (56i.1659-55~6
Suite 201
Lic:e:gs<! -AA0002447
OPINIONS OF
PROBABLE COSTS
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EXHIBIT "A" - (OPTION "A")
MINIMUM BUILDING RENOV A nON OPTION
OPINION OF PROBABLE COST
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PLANNING
August 15,200
REVISED: September 25, 2000
Michel Magloire, Capital Project Coordinator, CMB Public Works
Arturo G. Fanjul, Project Manager, REG Architects, Inc.
South Shore Community Center - Renovation Improvements
1999 G.O. Bond Improvements
REG JOB NO.: 97036
I. Maintenance Items:
The following items have been placed in priority order:
Item
1.
2.
,
J.
4.
5.
6.
7.
8.
9.
10.
11.
12.
*
Description
New roofing system, double-T joint filler & insulation
Existing HV AC system demolition
Limited HV AC system replacement
Limited Window replacement on second floor
Electrical switchboard replacement
Limited Ground floor storefront window replacement
Lighting Improvements
Limited Plumbing improvements
Limited Storm water system
Electrical panels and feeders upgrades with generics
Fire alarm system
Changes to existing fire system
Maintenance Subtotal
10% Mobilization
10% Unforeseen
Recommended Maintenance Improvements Subtotal
Cost
$ 150,000.00
$ 45,000.00
$ 187,500.00
$ 22,500.00
$ 50.000.00
$ 27,000.00
$ 30,000.00
$ 42.000.00
$ 29.845.00
$ 60.000.00
$ 55,050.00
$ 48,000.00
$ 746,895.00
$ 74,689.50
$ 74.689.50
$ 896.274.00
NOTE: No allowance has been provided for removal of asbestos. City staff to
obtain an environmental report with a removal budget to be added to this
total
420 Lincoln Road
Phone: (3051672-1092
120 South Dixie Hwy
Phone: 13611 659 - 2383
Suite 353
Miami Beach
G: IproJects I cityl97036 Ireport-2IEx-A-9-25-00.doc
Suite 201
West Palm Beach
License ~AA0002447
Florida 33139
Fa...: (305) 672.1080
Florida 33401
Fa>:: (5611659-5346
Revised September 25. 2000
Exhibit "A"
South Shore Community Center
Opinion of Probable Cost
REG Job No.: 97036
Page 2 of 3
II. Renovation Items:
1. Minimum ADA Compliance upgrades throughout facility. $ 96.700.00
including restrooms, access to parking, life safety issues and
door hardware.
2. Redistribute existing tenants within original building floor plan. $ 27.000.00
3. Renovate interior spaces: new paint flooring in selected areas. $ 60,250.00
ceilings as needed, sound attenuation/proofing in day care area
only and removal of second floor offices in original breezeviay
area
4. Renovate tot lot area and playground limit to 3000 SF $ 70,700.00
5. Limited exterior improvements, restore exterior rest room, $ 46.400.00
restore bench seating, painting, restore roof top deck &
breezeway, minimum life safety railings, replace fire exits.
6. Limited Landscaping improvements: new planting/garden areas. $ 69,775.00
sod, irrigation, remove sections of fencing, ornamental fencing
at access points only, pressure wash exterior planters and seal.
7. Limited Auditorium renovations $ 22,775.00
Renovation Items Subtotal $ 393,600.00
10% Mobilization $ 39,360.00
10% Unforeseen $ 39,360.00
Recommended Renovation Items Subtotal $ 472,320.00
Total Maintenance and Renovation Budget $ 1,368,594.00
III. FEMA Flood Proofing Requirements
All new construction must be above the flood criteria or waterproofed up to one foot above the
flood criteria when improvements exceed 50% of assessed value of building.
1. Reinforce perimeter walls from 5.65 to 9.0 NGYD.
590 LF x $35.00 LF
2. Cementicious water proof coating
590 LF x 3.5 ft = 2,065 sfx $6.00
3. Flood Panels 3' -6" tall on all windows and doors.
190 LF x $140.00
FEMA Subtotal
15% G.C. Mark up
10% Mobilization
10% Unforeseen
Recommended Flood Proofing Subtotal
Grand Total for Minimum Renovation and Code Compliance
$
20,650.00
$
12,390.00
$
$
$
$
$
$
26.600.00
59.640.00
8.946.00
5,964.00
5,964,00
80,514.00
S 1,449,108.00
G'projecIS\c;iy'97036\report-:\E"._-\_c)_:5.;)(l.doc
Exhibit "A"
South Shore Community Center
Opinion of Probable Cost
REG Job No.: 97036
Page 3 of3
Revised September 25.2000
IV. Conclusions
Funding
1999 G.O. Bond Allocation
Additional G.O. Bond Funds
Other Funds
Current Funds Available
$ l.350,000.00
$ ~OO,OOO.OO
$ 125,000.00
$ 1,675,000.00
City Expenses
CMB Administration Fee & Expenses
Contingency
Reimbursable Expenses
Asbestos Abatement
Property Appraisal Report
City Expenses Subtotal
($ 50250.00)
($ 25.911.00)
($ 12,887.00)
($ 50,000.00)
($ 1250.00)
($ 140,298.00)
Project Budget Less Expenses
REG A&E Fees 7.5%
Estimated Available Funding for Construction
S 1,534,702.00
($ 115,102.65)
S 1,419,599.35
Preliminary Cost Estimate for Option "A"
$ 1,449, I 08.00
Additional Recommended Funds for Option "A" Shortfall*
$ 29,508.65
Note: This estimate is based on a Preliminary Design report. outside contractor's pricing (not City of
Miami Beach forces) and City Staff Review. * The shortfall may be funded by savings if a
FEMA waiver can be granted by giving the building a "Historic District Contributing
Building," status. Other significant savings can be achieved by completing work with City
forces rather than competitive bidding.
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EXHIBIT "B" - OPTION "B"
100% BUILDING RENOVATION OPTION
OPINION OF PROBABLE COST
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PLANNING
August 15,2000
REVISED: September 25, 2000
Michel Magloire, Capital Project Coordinator, CMB Public Works
Arturo G. Fanjul, Project Manager. REG Architects. Inc.
South Shore Community Center - Renovation Improvements
1999 G.O. Bond Improvements
REG JOB NO.: 97036
I. Maintenance Items:
The following items have been placed in priority order:
Item
1.
2.
,
~.
4.
5.
6.
7.
8.
9.
10.
11.
12.
*
Description
New roofing system, double-T joint filler & insulation
Existing HVAC system demolition
Complete HV AC system replacement
Window replacement on second floor
Electrical switchboard replacement
Ground floor storefront window replacement
Lighting Improvements
Plumbing improvements
Storm water system
Electrical panels and feeders upgrades
F ire alarm system
Changes to existing fire system
Maintenance Improvements Subtotal
10% Mobilization
10% Unforeseen
Recommended Maintenance Improvements Subtotal
Cost
$ 150,000.00
$ 45,000.00
:5 195,000.00
$ 36,000.00
:5 55,000.00
$ 43.500.00
:5 32.100.00
$ 55.000.00
$ 30,000.00
$ 65,000.00
$ 55.050.00
$ 48,000.00
:5 809,650.00
$ 80,965.00
$ 80.965.00
$ 971.580.00
* NOTE: No allowance has been provided for removal of asbestos. City staff to
obtain An environmental report with a removal budget to be added to this
total
420 Lincoln Road
Phone: 13051 672-1092
120 South DWe Hwy
Phone: (5611 659 - 2383
Suite 353
Miami Beach
G: \projec!s\city\ 97036 \report-2 \Ex-b-9-25~OO.doc
Suite 201
West Palm Beach
Licen,e llAAQ002447
Florida 33139
Fa.x: (305) 672-1080
Florida 33401
Fax: (5611659-55...6
Exhibit "B"
South Shore Community Center
Opinion of Probable Cost
REG Job No: 97036
Page.2 of2
II. Renovation Items:
1.
ADA Compliance upgrades throughout facility, including
restrooms, access to parking, life safety issues and door
hard ware..
Accommodate existing tenants immediate an possible
future programming needs: computer/ internet stations,
minor office space modifications, etc.
Renovate interior spaces: new paint, flooring, ceilings as
needed, sound attenuation/proofing in day care area
Renovate tot lot area and playground
Reestablish seating, provide proper site drainage, restore
exterior restroom building
Landscaping improvements: remove exterior planters
filled with concrete, new planting/garden areas, sod and
irrigation, remove sections offencing.
Multipurpose auditorium renovations
Renovation Items Subtotal
10% Mobilization
10% Unforeseen
Recommended Renovation Items Subtotal
Revised September 25, 2000
$ 120,010.00
$ 95,000.00
:5 100,000.00
:5 85,030.00
$ 80,825.00
:5 95,350.00
$ 36.675.00
$ 612,890.00
$ 61,289.00
:5 61,289.00
$ 735,468.00
$ 1,707,048.00
III. FEMA Flood Proofing Requirements
All new construction must be above the flood criteria or waterproofed up to one foot above the
flood criteria when improvements exceed 50% of assessed value of building.
2.
,
~.
4.
5.
6.
7.
Total Maintenance and Renovation Budget
1.
Reinforce perimeter walls from 5.65 to 9.0 NGVD.
590 LF x $35.00 LF
Cementicious water proof coating
590 LF x 3.5 ft = 2,065 sf x $6.00
Flood Panels 3' -6" tall on all windows and doors.
190 LF x $140.00
FEMA Subtotal
15% G.C. Mark up
10% Mobilization
10% Unforeseen
Recommended Flood Proofing Subtotal
2.
,
~.
Grand Total for Option "B"
:5 20,650.00
:5 12,390.00
S 26.600.00
:5 59.64000
:5 8.946.00
:5 5,964.00
:5 5.964.00
:5 80.514.00
$ 1,787,562.00
GproJec:s'cilV"971)36 reporl,'::"E~-b.~-:5.')O Joe
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NEW CONSTRUCTION OPTION
OPINION OF PROBABLE COST
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DATE:
August 15, 2000
REVISED: September 25, 2000
TO:
Michel Magloire, Capital Projects Coordinator. CMB Public Works
FROM:
Arturo G. Fanjul, Project Manager, REG Architects, Inc.
RE:
South Shore Community Center - New Construction
1999 G.O. Bond Improvements
REG Job No.: 97036
The following represents a new facility with of similar size and program.
II. New Community Center
1. Day care center
2. 2 Story office and education center
3. Rest rooms
4. Reception hall/ auditorium
5. Equipment areas
Total area
Total demolition & site preparation
10% Mobilization
10% Unforeseen
Total Construction Budget
Ill. New Community Center (average case study)
See Appendix Example (Riviera Beach Headstart)
19,500 S.F. @:5110.00/S.F.
IV. Recommended Budget if this alternative selected = $2,250,000 ($115.00 S.F.)
I.
Demolition
I. Demolition of existing structure :5
2. Site preparation for new structure :5
Total Demolition S
*Note: no provision for asbestos has been included in this estimate
3.600 sf S
9,000 sf $
1.500 sf :5
3.600 sf $
1,800 sf $
19.500 sf $
$
$
$
$
85.000.00
50,000.00
135,000.00
280,000.00
675,000.00
128,000.00
180,000.00
99.000.00
1.362.000.00
135,000.00
149,700.00
149,700.00
1,796.400.00
$ 2.145.000.00
420 Lincoln Road
Phone: (3051672.1092
120 South Dixie Hwy
Phone: (5611 659 - 2383
Miami Beach
G: \projects \ city\ 97036 \report-2 \Ex-C-9-2S-00.doc
Suite 353
Suite 201
West Palm Beach
License "'AA0002447
Florida 33139
Fa.x: {J051672-l030
Florida 33401
Fax: i56;1659-5546
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EXHIBIT "D"
INDEPENDENT CONTRi\CTOR BUDGET REVIEW
OPINION OF PROBABLE COST
BASED ON APPROVED PRELIMINARY SPACE PLAN DESIGN IMPROVEMENTS
DATE:
September 25,2000
TO:
Michel Mag1oire, Capital Projects Coordinator. CMB Public Works
FROM:
Arturo G. Fanju1, Project Manager. REG Architects, Inc.
RE:
South Shore Community Center - Independent Contractor Budget Review
1999 G.O. Bond Improvements
REG Job No.: 97036
Attached is an estimate prepared by Regosa Engineering Inc. Regosa Engineering is a local
contractor who has completed several projects for the City of Miami Beach and is known to be a
highly competitive bidder. Regosa Engineering. Inc. provides full construction services and is
licensed in severa] contractor trades, which minimizes the use of sub-contractors.
REG Architects, Inc. provided Regosa Engineering with the preliminary design space plan
approved by the current tenants for their review along with additional information regarding
finishes and materials.
G: \projects\ city\ 97036 \report-] \ Ex-O-9-20-00.doc
420 Lincoln Road
Phone: (305) 672-1092
120 South Dixie Hwy
Phone: (5611659 - 2383
Suite 353
Miami Beach
Florida 33139
rax: (3051602-1080
Florida 33401
Fax: (SoU 659-55-16
Suite 201
West Palm Beach
Lieense ~AA0002447
Sep-20-00 09:08A REGOSA ~NGINEERING INC_
P.02
EXHIBIT 0
Prepared by Regosa Engineering, Inc.
PROJECT LOCATION
OWNER
ARCHITECT
DATE
SOUTH SHORE COMMUNITY CENTER
CITY OF MIAMI BEACH
REG ARCHITECT INC.
9120100
GEN. REQUIMEMENT
PERMITS $
BOND $ 50,000.00
INSURANCES $ 20,000.00
SUPERINTENDENT $ 24,000.00
GENERAL LABOR $ 18.000.00
TEMP. FACILITIES
PORTABLE TOILETS $ 1.780.00
FIELD OFFICE $ 3,000.00
STORAGE $ 1.400.00
TEMP. FENCING 6' 0" $ 5.400.00
TEMP.UTILITIES
ELECTRIC $ 2.000.00
TELEPHONE :> 1.250.00
WATER [SITEJ $ 1,000.00
SrTEWORK
INTERIOR DEMOllTTON $ 13.749.00
EXTERIOR DEMO UTI ON $ 2.000.00
DUMPSTER $ 12.000.00
CAST IN PLAC.CONC.
ROOF $ 58,050.00
ROOF INSULATION $ 27,675.00
WOOD and PLASTIC
BATH PARTITION $ 12.500.00
KITCHEN CABINETS $ 11.900.00
WOOD DOORS $ 5,720.00
METAL FRAMES $ 5,940.00
LOCKS AND CLOSING $ 7,480.00
DOOR an<l WINDOW
IMPACT DOORS $ 80,600.00
IMPACT STORE FRONT $ 112.320.00
FLOOD PANEL $ 44.640.00
SPECIAL. TIes
SA TH ACCESSORIES $ 8.500.00
TILES BATH FLOOR $ 5.280.00
TILES BATH WALL $ 9.180.00
Page 1
Sep-20-00 09:08A REGOSA ENGINEERING INC.
P.03
EXHIBIT 0
Prepared by Regosa Engineering. loc.
THRESHOLD :;; 690.00
FINISHES
STUCCO s 6.500.00
GYP. DRYWAll SYS. :;; 33.600.00
METAL STUDS :;; 6.800.00
ACOUSTIC CEILING :;; 12.500.00
RESILIENT FLOOR. S 18.750.00
RESILIENT BASE :;; 4,500.00
PAINTING :;; 29.325.00
EXTERIOR PAINT :;; 14.500.00
MECHANICAL
PLUMBING ROUGH $ 33,600.00
PLUMBING FIXTURES S 36.500.00
AIR CONDITION UNITS S 150.000.00
MECHANICAL VENT S 6,500.00
FIRE SP-RINKLE S 48,900.00
ELECTRICAL
ELECTRIC. WORK $ 65,000.00
SITE LIGHTING $ 4.500.00
L1GTHING $ 42.500.00
TELEPHONE WIRING :;; 6,500.00
FIRE ALARM $ 42,000.00
SUB TOTAL :;; 1,108,529.00
PROFIT $ 166,279.35
TOTAL COST $ 1,274,808.35
Page 2
EXISTING CONDITIONS
ILL USTRA TIONS
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APPEj'mIX
Option "A" 9/27/00
South Shore Community Center
Minimal Renovation
Estimate Breakdown Bac:~up
I Maintenance Items
No. Description Unit Cost Quant Unit Item Subtotal
1 Roof - remove existing built up, caulk all connections. insula S 1000 15,000 sf S 150,00000
2 Remove Existing AlC System Throughout Bui[ding S 300 15,000 sf S 45,000.00
3 New HV AC ducts, pumps. handlers, condensers etc S [2.50 15,000 sf S 187.50000
4 Window replacement Second floor DCPA S 300.00 75 If $ 22,50000
5 Electrical Switch Board replacement New Equipment S 50,00000 1 Is S 50,00000
6 Ground Floor Store Front Windows DCPA S 300.00 90 If S 27,00000
7 Lighting Improvements S 2.00 15,000 sf S 30,000.00
8 Plumbing Riser remove, replace, update 11 locations
Auditorium 2 S 20.00 600 sf S 12,000.00
First floor tower 2 S 18.00 100 sf S 1.800.00
Daycare 3 S 18.00 300 sf S 5AOO.00
Second floor Tower 2 S 20.00 600 sf S 12,00000
Exterior Play ground 2 S 18.00 600 sf S 10,800.00
9 Storm Water System +1- S 1.98 15,000 sf S 29.845.00
10 Electrical panels Equipment (Replacement Parts N/A) S 60,00000 1 Is S 60,000 00
11 New Fire Alarm System S 3.67 15,000 sf S 55,05000
12 Fire System Changes (strobes, exits, pulls detectors) S 3.20 16,000 sf S 48,00000
Division Subtotal $ 746,895.00
10% Mobilization S 74.689.50
10% Unforeseen S 74,68950
I Division Total $ 896,274.00
II Renovation Items
1 ADA Improvements throughout building
Replace all door hardware only S 100.00 71 ea. S 7,10000
Provide ramps & rails S 28.00 50 If $ 1 AOO 00
Renovate 11 restrooms fixtures, partitions eta S 42.00 2,100 sf S 88,20000
Subtotal $ 96,700.00
2 Tenant request for computer lab
Electrical load upgrade S 15,00000 Is NA
Telecom system server room S 10,00000 Is NA
Redistribution of spaces, new offices in auditorium S 4500 600 sf S 27.00000
Furnishings $ 15,00000 Is NA
Subtotal $ 27,000.00
3 Renovate interior
?alnting walls S 0.50 20,000 sf S 10,00000
Sound Attenuation S 3.25 12.000 S 39.000.00
New floors S 2.50 4.500 sf S 11.25000
Subtotal $ 60,250.00
4 TOT LOT
Reinf 4" Concrete sub-base installed S 4.95 3.000 sf S 14,85000
2"Safety Tile S 8.10 1,250 sf S 10.12500
3" Safety Tile $ 9.10 1,25:::; sf S 11,37500
Poured in Place perimeter S 11.10 500 sf S 5.550.00
Play Equipment Unit BIC, swing and bouncers S 25,00000 1 Is S 25,00000
Add a catch basin within to lot to tie to street $ 3,80000 1 Is S 3,80000
Subtotal $ 70,700.00
5 Exterior Improvements
Job No: 97036 Page 1 of 2
Option "A" 9/27/00
South Shore Community Center
Minimal Renovation
Estimate Breakdowr Baclco
restore exterior restroom building roof S 3.23 650 sf S 2,100.00
Restore exterior bench seating adding decorative dividers S 30.00 380 If S 11,400.00
Repair Parking lot drainage S 12,00000 Is NA
Painting of entire building exterior S 1.60 14,000 sf S 21.00000
Removal of concourse dropped stucco ceiling S 3.50 sf NA
Restoring original concourse ceiling & lighting S 9.80 sf NA
Upgrade all ADA Railings throughout extenor S 22.00 if NA
Restore roof top deck S 12.00 600 sf S 7,200.00
Provide railing modification for lifesafety S 18.00 150 If S 2.70000
Demolish and replace deteriorated fire exit ramp S 2,00000 1 is S 2,00000
Subtotal S 46,400.00
6 Landscape Improvements
Remove conc. filled planters of concrete S 5.75 sf NA
New irrigation system in grass areas S 0.80 2,000 sf S 1,60000
Irrigation Controller and backflow S 6,50000 1 ea. S 6,50000
Plant & tree material shrubs and mulch weed barrier S 26.00 2,000 sf S 52.000.00
Sod Saint Agustine S 0.80 2,000 sf S 1,600.00
Fencing Removal S 3.50 450 if S 1,575.00
New ornamental fencing at access points S 7000 50 if S 3,60000
Restore water fall cascade feature beneath stairs S 6.00 sf NA
Water pump equipment & plumbing S 1,350.00 Is NA
Pressure wash, patch and seal concrete planters S 3,000.00 Is S 3,00000
Resurfacing of parking lot and striping S 285.00 ea. NA
Subtotal $ 69,775.00
7 Auditorium Renovations
Demolish and replace air handler housing in ceiling S 55.00 50 Is S 2,75000
Demolish interior partition wails S 375 100 if S 375.00
New air handler compartment S 4,500.00 1 ea S 4,500.00
New exposed duct system S 2.50 1,600 sf S 4,00000
Sound attenuation S 4.75 1,400 sf S 6,650.00
Painting Intenor walls S 1.50 3,000 sf S 4.500.00
New composite floors S 2.50 sf NA
Subtotal $ 22,775.00
Division Subtotal S 393,600.00
10% Mobilization S 39.36000
10% Unforeseen S 39,360.00
II Division Total $ 472,320.00
Subtotal Renovation & Maintenace $ 1,368,594.00
III Flood Criteria Requirements
1 Perimeter wall reinforcing S 35.00 590 If S 20.650.00
2 Cementicious waterproof coating S 6.00 2,065 sf S 12,390.00
3 Flood panels 3'-6" tall S 140.00 190 if S 26,600 00
15% G.C. Mark up S 8.94600
Division Subtotal S 59,640.00
10% Mobilization S 5,964.00
10% Unforeseen S 5.96400
III Division Total $ 80,514.00
Grand Total I S 1,449,108.00 ~
Job No: 97036 Page 2 of 2
Option "B" 9/25/00
South Shore Community Center
1 00% Renovation Option
Estimate Breakdown Backup
I Maintenance Items
No. Description Unit Cost Quant Unit Item Subtotal
1 Roof - remove existing built up. caulk all connections, insula $ 10.00 15,000 sf S 150.00000
2 Remove Existing NC System Throughout Building $ 3.00 15,000 sf S 45,00000
3 New HVAC ducts, pumps, handlers, condensers etc $ 1300 15,000 sf $ 195.000.00
4 $ 300.00 120 If S 36.00000
5 Electrical Switch Board replacement New EqUipment S 55.00000 1 Is S 55,00000
6 Ground Floor Store Front Windows DCPA ~ 300.00 145 If S 43,500.00
7 Lighting Improvements $ 2.14 15.000 sf S 32.100.00
8 Plumbing Riser remove, replace, update 11 locations
Audltonum 2 S 25.00 600 sf S 15.00000
First floor tower 2 $ 25.00 100 sf $ 2,50000
Daycare 3 S 25.00 300 sf S 7,50000
Second fioor Tower 2 S 25.00 600 sf S 15,000.00
Exterior Play ground 2 $ 25.00 600 sf S 15.000.00
9 Storm Water System S 2.00 15,000 sf S 30,00000
10 Electrical panels Equipment (Replacement Parts N/A) $ 65,000 00 1 Is S 65,000.00
11 New Fire Alarm System S 3.67 15.000 sf S 55,05000
12 Fire System Changes (strobes, exits. pulls detectors) S 3.20 15,000 sf S 48.00000
Division Subtotal S 809,650.00
10% Mobilization S 80,96500
10% Unforeseen S 80,96500
I Division Total S 971,580.00
II Renovation Items
1 ADA Improvements throughout building
Replace all doors & hardware S 300.00 71 ea. S 21,300.00
Provide ramps & rails S 3000 157 If S 4.71000
Renovate 11 restrooms fixtures, partitions etc. $ 47.00 2,000 sf S 94,000.00
Subtotal S 120,010.00
2 Tenant request for computer lab
Electrical load upgrade S 15,00000 1 Is S 15,00000
Telecom system server room S 10,000.00 1 Is S 10,00000
Redistribution of spaces, new offices in auditorium S 55.00 1,000 sf S 55.000.00
S 15,00000 1 Is S 15.00000
Subtotal $ 95,000.00
3 Renovate interior
Painting walls $ 0.50 20,000 sf $ 10.00000
Sound Attenuation S 3.50 15.000 $ 52.50000
New floors S 2.50 15.000 sf S 37,500.00
Subtotal $ 100,000.00
4 TOT LOT
Reinf 4" Concrete sub-base installed $ 4.95 3,600 sf S 17,820.00
2"Safe~j Tile $ 8.10 1.550 sf S 12,555.00
3" Safety Tile $ 9.10 1,550 sf $ 14,105.00
Poured in Place pen meter S 11.10 500 sf S 5,55000
Play Equipment Unit BIC, swing and bouncers $ 25,00000 1 Is S 25,000.00
Add a catch basin within tot lot to tie to street $ 10,000.00 1 Is $ 10,000.00
Subtotal S 85,030.00
Job No. 97036 1 of 2
Option "6" 9/25/00
South Shere Community Center
100% Renovation Option
Esriri,a~~ 3reakdowr. 82C:-<UP
5 Exterior Improvements
restore exterior restroom building roof S 4.50 650 sf S 2,925 00
Restore exterior bench seating adding decorative dividers S 35.00 380 If S 13,30000
Repair Parking lot drainage S 12,000.00 1 Is S 12.00000
Painting of entire building extenor S 1.50 14,000 sf S 21,00000
Removal of concourse dropped stucco ceiling S 3.50 1.000 sf S 3,50000
Restoring original concourse ceiling & lighting S 980 1,000 sf S 9,80000
U~grade all ADA Railings throughout exterior S 22.00 200 If S 4,40000
Restore '801 'op deck S 1450 600 Si S 8,70000
Provide railing modification for life safety S 1300 150 If S 2,70000
Demolish and replace deteriorated fire exit ramp S 2.500 00 1 Is S 2.500.00
Subtotal S 80,825,00
6 Landscape Improvements
Remove conc. filled planters 01 concrete S 5.75 1,500 sf S 8,62500
New irrigation system in planters & grass areas S 0.80 3.200 sf S 2,56000
Irrigation Controller and backllow S 6,49900 1 ea. S 6,499.00
Plant & tree material shrubs and muloh weed barrier S 26.00 2,000 sf S 52,000.00
Sod Saint Agustine S 0.80 2,000 sl S 1,60000
Fencing Removal S 4.20 450 If S 1,890.00
New ornamental fenoing at aocess points S 70.00 100 If S 7,00000
Restore water fall casoade feature beneath stairs S 603 200 sf S 1.20600
Water pump equipment & plumbing S 1,35000 1 Is S 1,35000
Pressure wash, patch and seal concrete planters S 3,50000 1 Is S 3.500.00
Resurfacing 01 parking lot and striping S 285.00 32 ea. S 9,12000
Subtotal $ 95,350,00
7 Auditorium Renovations
Demolish and replace air handler housing in ceiling S 60.00 50 Is S 3,000.00
Demolish and replace interior partition walls S 4.25 100 " S 425.00
"
New air handler compartment S 5.250.00 1 ea S 5,250.00
New exposed duct system S 4.50 2,000 sf S 9,00000
Sound attenuation S 4.75 2,000 sf S 9.500.00
Painting Intenor walls S 1.50 3,000 sf S 4.50000
New composite floors S 2.50 2.000 sf S 5,00000
Subtotal S 36,675,00
Division Subtotal S 612.890.00
10% Mobilization S 61.28900
10% Unforeseen S 61,289.00
II Division Total S 735,468,00
III Flood Criteria Requirements
1 Perimeter wall reinforcing S 3500 590 If S 20,65000
2 Cementlcious waterproof coating S 6.00 2,065 sf S 12,390.00
3 Flood panels 3'-6" tall S 140.00 190 If S 26,60000
15% G.C. Mark up S 8,946.00
Division Subtotal S 59.64000
10% Mobilization S 5,964.00
10% Unforeseen S 5,96400
III Division Total $ 80,514,00
Grand Total S 1,787,562,00
Job No. 97036 2 of 2
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LIMITED RESTRICTED
APPRAISAL REPORT
OF THE
SOUTH SHORE COMMUNITY CENTER
(IMPROVEMENTS ONLY)
WCAL EXPERTISE .NATlONALL Y
Located at:
833 Sixth Street
Miami Beach, Florida
Prepared for:
City of Miami Beach
I~Igg~':':~'::~::~:~:':-'",N'"
August 15, 2000
Ms. Christina Cuervo
Assistant City Manager
City of Miami Beach
1700 Convention Center Drive
Miami Beach, Florida 33139
Re: IRRlAREEP, File No. 00-6439-08-V
Limited Restricted Appraisal Report
of the South Shore Community Cent r
(Improvements Only) located at
833 Sixth Street, Miami Beach, Florida
Dear Ms, Cuervo:
In accordance with your request, we have co pleted our calculation of the current "As Is"
Value of the captioned property. The subjec South Shore Community Center Building is
a one and two-story, multi-purpose auditoriu ,office and recreation building built in 1970.
At your request, this analysis is limited to the building improvements and does not include
the underlying land value. The attached ana ysis is a relevant part of this assignment and
provides relevant information for your decisi n making process.
In accordance with prior agreement with th client, this report is the result of a limited
restricted process in that certain allowable departures from specific guidelines of the
Uniform Standards of Professional Appraisal Practice were invoked.
This Limited Restricted Report is intended to omply with the reporting requirements of the
Uniform Standards of Professional Apprais I Practice for a Limited Restricted Appraisal
Report. As such, it presents limited discussi ns of the data, reasoning, and analyses that
were used in the appraisal process to develo the appraiser's opinion of value, Supporting
documentation concerning the data, reasoni g, and analyses is retained in IRRlAREEA's
files. The depth of discussion contained in t is report is specific to the needs of the client
and only for his intended use. The appraiser is not responsible for unauthorized use of this
report.
IRRlAREEA has considered all pertinent fa ts relevant to the assignment. The analysis
and conclusions represent our best profess onal judgement and application of pertinent
valuation methods and techniques.
LOC;;L EXPEPiiSE ./\/:.TiONALLY
9400 S Dadelana Blvd. Pert house One. l'vilami, FL 33156.2817
Phone: 30S-670-000i . (oml.1erCial Fax: 305-670-2276 . Res:der,t:ai Fax: 305-670-2275 . E~aii: IT'.lami@ir:com
Ms, Christine Cuervo
City of Miami Beach
August 15,2000
Page Two
We hereby certify that we have no present nor contemplated interest in the captioned
property and, that neither our employment nor compensation for the valuation analysis is
contingent upon the amount of valuation reported.
We hereby certify that our opinion of the Current "As Is" Value of the Subject
Improvements, as of August 15, 2000, equates to:
OPINION OF CURRENT "AS IS" VALUE
THE SOUTH SHORE COMMUNITY CENTER (IMPROVEMENTS ONLY)
NINE HUNDRED FORTY THOUSAND DOLLARS
- - ..-- - - - .
(?94Q,QQQ)*
. At the request of the client, this assignment does not include the underlying land value.
- The concluded opinion of value is based on visible conditions at time of inspection and
assumes that the improvements and its components are in average condition and meet
all building, ADA, fire, and health code requirements.
Sincerely,
INTEGRA APPRAISAL AND REAL ESTATE
ECONOMICS ASSOCIATES (AREEA)
'L,
, Jle,
'?fr€ a era, ASA
~omme' ial Division Director
State Certified General Appraiser
Certificate No. RZ-0000684
cc: Michael Y. Cannon, MAl, SRA, CRE/Managing Director / IRRJAREEA
JEV:sp
The purpose and function of this analysis is to estimate the Current "As Is' Value
of the subject South Shore Community Center Building Improvements o,nly (not including
the land) in order to aid the client in their internal decision making process relative to
planned bond improvements and renovations of the subject property.
IRR/AREEA was provided with site plans by REG Architects and Planners, 420
Lincoln Road, Miami Beach, Florida, dated 4/17/00. These were utilized in our calculations
as to the number of square feet of gross building area contained in each of the
components comprising the subject property,
Reolacement Cost New
To calculate the Replacement Cost New of the subject improvements via the Cost
Approach, the appraisers utilized the Marshall Valuation Service, and/or other pertinent
------.pRcingsources. Costs are average,'nationwid~of-firral costs including architect's fees:'
contractor's overhead and profit, necessary permits, fees and other normal charges during
construction.
The cost unit for the subject structure was derived from Sections 15 and 16 of the
above named valuation service. The cost unit was taken from the Class "C", Type
"Average Construction", which indicates a base cost of approximately $70.00 to $80.00 per
square foot for each of the three components comprising the subject building
improvements. The following is the replacement cost new estimate lor the subject improve-
ments.
Accrued Deoreciation
Physical Deterioration - Curable (Deferred Maintenance)
This category refiects those repairs that a prudent buyer would make immediately
in order to maintain the property under its highest and best use. The subject has no visible
and/or significant items of deferred maintenance, and no curable physical deterioration
estimate was included in our analysis.
A d raft copy 01 architectural observations relative to the condition of the subject
building improvements was provided to the appraisers and included in the Addendum to
this report. The architectural observations indicate the existence of numerous items of
Accrued Depreciation
Physical Deterioration - Curable (Deferred Maintenance) (Cont'd.)
deferred maintenance, coce violations, and non-compliance with ADA and life safety code
requirements, Based on our exterior and interior inspection and the fact that the subject
is currently approved for and utilized as an active community center as well as the
unfinished draft form of the architectural observations, we have assumed the building to
be in an average condition and adequate for its current intended use as a community
center. The cost of any improvement or modification that may be required to ensure the
building's continued occupancy will have to be deducted from our value conclusion,
Phvsical Deterioration -Incurable
_ Physical deterioration that !s not cost-effective to cure at this time is viewed as
incurable, We have used an age/life calculation, estimating the subject to have a blended
20-year effective age and a 45-year economic life, Therefore, incurable deterioration is
estimated at 44.0% or $737,690.
Functional Obsolescence
Functional obsolescence is a loss in value caused by a design problem as viewed
by today's standards. Common examples are outdated building components or materials,
an inefficient floor plan, mechanical inadequacies, or an over-improvement for the present
use. The subject is concluded to be reasonably functional; therefore, no functional obso-
lescence is estimated.
External Obsolescence
External obsolescence is a loss in value caused by forces outside the property, such
as a depressed market, noxious developments in the neighborhood, changes in land use
or legislation, etc. No external obsolescence is estimated for the subject.
Value Indication - Cost ADDroach
The Cost Approach indicates a value for the subject improvements only (not
including the land) of $938,879 rounded to $940,000.
Building Value Indication by the Cost Approach: $940,000 (RD)
SOUTH SHORE COMMUNITY CENTER
COST APPROACH - RECAPITULATION
Reolacement Cost New
Calculator Unit Cost Method
Building Class/Quality:
Number of Stories:
Number of Buildings:
Height per Floor:
Gross Floor Area:
Average Perimeter:
Base Square Foot Cost:
Plus: AlC / Heating & Cooling Adj,:
Adjusted Base Square Foot Cost:
Heiaht & Size Refinements
Number of Stories Multiplier:
Height per Story Multiplier:
Floor Area Perimeter Multiplier:
Combined Height & Size Multiplier:
Final Calculations
Refined Square Foot Cost:
Current Cost Multiplier:
local Multiplier:
Final Cost Unit:
Subiect Improvements
Auditorium -
2-Story Office Building -
Recreation Building -
Plus:
1" Floor Covered Breezeway -
Multi- Government
Purpose Office Recreation
Auditorium Buildina Buildina
"C"/Average "C"/Average ~C"/Ave:age
1 2 1
1 1 1
14-18 Feet 10 Feet 18 Feet
4,240 S.F. 8,920 S.F. 3,100 SF
272 L.F. 308 L,F. 231 L.F.
$80.00 $2500 $70.00
$ 2.50 $ 2.50 $ 2.50
$82.50 $87.50 $72. 50
1.000 1.000 1.000
1.000 1.000 1.054
1070 935 1.085
1.070 .935 1.144
$88.28 $81.81 $82,94
1.06 1.04 1.06
.89 .89 .89
$83,28 $75,73 $78.25
4,240:t SF @ $83.28/S.F. =
8,920:t S.F @ $75.73/S.F. =
3,1 00:t S.F. @ $7825/S.F. =
Concrete Walkways/Patios/Landscaping - 20,000:t S.F. @ $7.50/S.F. =
2,432:t S.F. @ $30.00/SF. =
30 Parking Spaces @ $1 ,OOO/Space
INDICATED REPLACEMENT COST NEW:
Plus: Indirect Costs @ 10%
Plus: Entrepreneurial Profit (not applicable)
less: Accrued Depreciation:
Curable (Based on visual inspection & average condition)
Incurable (45 Years Life/20 Years Effective Age = 44%)
CURRENT "AS IS" MARKET VALUE (RD):
$ 353,107
$ 675,512
$ 242,575
=
$ 72,960
$ 150,000
$ 30.000
$1,524,154
$ 152,415
o
$1,676,569
o
($ 737 690)
$ 940,000
M H engine~ring inc.
10 S6 S South We,. 113 PI>ce
Hlaml, F1oI1do 33176
(30') '96-1999
S(.j.f "I~I r I(EPOR r
PROJECT:
South Shore Ccmmunity Cerrtet'
841 Sinh Street, Mi..mi ~..ch, Ronda
DATE OF REPORT:
M.orch 1 t 2000 REVI$m ON 7/6/00
REPORT PREPARED BY:
Emilio J Ho'P~"1, PE
DATE OF SITE VISIT:
March 10, 2000
WEATHER:
8 O. F Sunny
AmNDEES:
Emilio J Hospital, PE
Arturo F..njul, RA
ANALYSIS OF EXISTING AIR CONOmONING, PlUMBING AND ElECTRICAL SYSTEMS
Based an a site obscnottion vim Indde on May 10, 2000 to obsav-e the existing condttion of the above ~
sy=ms, I have prepared 1he foilowrnyeval'JOCion ",,4 a prelinunary cost esti:m.iIe in order far the buililing to
comply with = coCc reqnir-emenrs:
HVAC
The c:cisting synem constsu of a <XtItnI! air-cooled chill>=' plant with 4 refriga;mt cv"'Y'e=r. (Omier Model
38HS1I00'OS 208 vohs - 3 pb&e) and are cooled by an :rir<<>olcd chiller remoIdy localed an the.roo( The
conuol sy~ appeared to be working bll1 it is: in '"err poor condition and roqui:res lrul;l\f.!":"!'nT1~. The cb.illed w-dta
system mpplies 12 air~g uniu spre3d out throughom the btriJding. They app<a<cd to be in good condition
=pt for two, whichar<: msroll<>1 on the ceiling of the meetlni room and "'" in need ofrepla== The building
",,; "'N''''''''' supcrintcndatt infimned me, at the time of the viotit, that the cttire system is the origillill equipmalI
with the =q>tion of tl.e air--:ooled ctm<!e= whieh were reccnIIy repl3=l, The c!nJled water pump is a single
pump and is nnmi:ngvay hoL It n=l> to be repb=l. The cond=sing W31f:r Jl1lrtIl' is .lw a single pump. I was
:ilia Manned that it had r=ntly bem~. It appe.ared 10 be running properly. lftlle <ntite ba:ilding;. to be
improved in order to comply with =t code requiranents, then an eva1natiou crf the ait-Ilandl.int: anit> ;md rbc
=tral platt 5hall be do~. The O<Ittide air requi=n<nIs have been increased to more tban doob1e ofthc:
requir= at the time the sys<em was first instilled. In order 10 determine tll.e adaprabiIity of the existing system
for 1he new reqniremems, a more in depth. ev.luation shall be wade. Iu addition to a complete tcst and b3lanco
:maly<i' and a water CO<lling analysis shall be done prior to an ",."I:narion.
Also, the: cOOe no'" requires that air-h>>nrlling unit rooms ha>e l-hour fire r.ued partitions. The == air condalSCr
><pp<ared to be in good conditioa but corrosion ofth" metal< l= already begun. I have prepo=d. cost e>timate
~ the worn couditiou w~ tbe emire S)"rtem will hav< to be replxed (>ee below). """,,,.,.er, = r!\Qugh
the piping appeared to be in good c-mldition; it may contain asbestos <ince mi. building was erected during the time
asbe"tos '"'" used. No asbestos re:mcval was calculated in the cost estimate,
Consulting Fng;",.,."
07(Db/:~~O l~:53
,055%0884
HH 8:!;nE~::;::hl;
P,!.:,I:t: 8:::
Site Vuil ~rt contiJNcd
Sa1nh Shore CollDllJDlity Center
May 11,2000 REVISED JULY 6, 2000
PLUMBING
The e:<isting toik< facilities will ~ to be upjlI'Odcd 10 <Omply wiIl1 the =t code ~ for quantities
and blnY"'-.ppcd ~bility, H""",~ppM ~ electric watct-<:ookd bcilities will also blm: to be added,
The = Wouer 5)"tC1ll appears to be in di=poir and shall also be improved to comply with = code
~.
FIIU: SPRIl'!KI..KR SYSTIM
The bWldillg docs not =tly 1\0"", a fire sprink.la Sj'5t<In. In my opinion, it will not be requir.:d.
.!LECTIUCAL INSTALLATION
The ele..:triC3l supply is a=mplis.hed ~ an FPL Co, tr:mSfo= ':aull wi'JIa main electrinl room oe.:I1 "" it.
The suppliDj ~~ is at l20120SY. The e:illring electric demmd meta No, 76054603 ...as shewing at the timt of
the visit. mamnum dt:mand of 1.02 " 120 kW ~ 121.4 kW or approximall:ly 1+4 KV A (-100 amps), The e:ci3tinj;
=vi.~ is f3tcd at 120 ;unp< ~ . switcl1board. whioh is wry "ld :m<lI11iied, In additiou, there "'" no lcnj\U
rq-I~~. parts available for this equipment. H=, I SUUest that the 3Witc:hl>o..rd be rt:pI.ac<d w:ith a wall
mounred dlslnOOrion pancl afthe same c:ap3cil)'. Several. bat net all pand.s were obsc:t-roi The observed panels
appeared to be accepable but modifica:tiOO5 will need to be made. Additional feeder; aod p;mds may also bc
reqaired to upgrade the power disttibarion for additiOIl:ll comp= instalJarion. r<qUir=u. The lighting system
a:ppeared to be adeqn3t.c, bat some do reqaire rq-Lac= s:nrYor relamping. Thc emag=::yligbtinj: and e:tit
>~gnage .hall be improYed and rewind to comply with the ne-,> cede reqnirem<:nts. The bcildiDg does not cu.aenlly
have a fire alarm symm. This will be reqnirel in<tnding a me=ge system, SttObc:l. HV AC slmt dov.'U interf.>ce:<.
smok.o detectors, dC,
BUll-DING INSULATION
It appc>rred tM1 there was no existing wallnocroo( inrolation. The De"" energy code requiIes 3 rnininmm efR-II if
insWled above the roof and R.19 if in.stalled below. However, a complete <nergy mxly mould be madc in order to
determine if any iidditioual ,nQ<iificoticme wooJd be ~ for compli=,
PRl:LIMINARY ESTIMATX OF CONSTRUCTION BUDGET
I-a) CompletcHVACsymm~t
b) D<:moIition
2- Plumbing renavation
3- Storm WaTrt Improvcm=
4- ElectriC3l switcl>board repla<;cment
5- New feeders, paml.s and ootlr:t5
6- Lighting improvemcIIl.>
7 - Fire aIam1 sr= installation
8- Change. tD the existing system
9- G<u.:tal Cotlltactor'. nurk-up
SUBTOTAL
Miscellaneous 10%
TOTAL
S195,OOO
$45,000
S55,OOO
S30,000
S35,000
S65,OOO
SJ2,OOO
$55,000
S48,OOO
S 15000
SS9S,OOO
S6O,ooo
. 565:5,000
. p~ nc<c th<lI no asbeotos remo,;.lllOf bniJding insalarion improv= have bo:n indD<led in thU dim=.
cc: Artmo Fmjal. REG ArchitectS
via fllW'"'ll"iTfn1e
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CITY OF MIAMI BEACH
Building Department
1700 Convention Ctr Drive, 2nd Floor
Miami Beach, Florida 33139
Inspections: (305) 673-7370 Office: (305) 673-7610
SMALL BUILDING WORK PERM
05-10-2000
Activity Number: B9803096
Status: APPROVED
Issued By: BUILRODR
Site Address: 833 6TH ST MBCH
Parcel #: 42030094820
Applied: 0711411998
Approved: 07/1411998
Completed:
To Expire: 02/1011999
Valuation:
S8,000.00
Applicant CITY OF MIAMI BEACR
833 6TH STREET
MIAMI BEACH FLRIDA 33139
Property Owner: CITY OF MIAMI BEACH
33139
Description: REMOVE ARCHITECfURAL BARRIEDS/SEECOM,
Inspector Area: S
---------------------------------------------------------
---------------------------------------------------------
-------------------------------
-------------------------------
Total of All Fees: 1'0)0 ~ ~,~
Total of Payments: Lf ~ ''-,
~:::~:======================================~~tJ~~~~FJ!)1[It
-- ---- ------ - ---- - -- - - --- - --- -- .CITY 0
------------------------------- F
BUILDINGMIAMI BE:
DEPART 'A,..,CH.
MeN!
CITY OF MIAMI BEACH
Building Department
17CO Convention Ctr Drive, 2nd Floor
Miami Beach, Florida 33139
Inspections: (305) 673-7370 Office: (305) 673-7610
MECHANICAL WORK PERMIT
05-10-2000
Activity Number:BM941006
Status: APPRO YEn
Issued By: BUlLRA yP
Site Address: 833 6TH ST MBCH
Parcel #: 42030094820
Applied: 06/15/1994
Approved: 06/15/1994
Completed:
To Expire: 12112/1994
Valuation:
S20,OOO,OO
Applicant: POOLE AND KENT CO
1781 NWN RIVER DR
MIAMI FL 33142
325-1930
Property Owner: CITY OF MIAMI BEACH
Description: REPL 130T COND SECf
Inspector Area: S
---------------------------------------------------------
---------------------------------------------------------
-------------------------------
-------------------------------
Total of All Fees:
Total of Payments:
Balance Due:
SO.OO
50.00
50.00
=========================================================
===============================
City of Miami Beach
I 700 Cvnvmtivn Ccnrcr Drivc
Miami BciUlt, Flnrida 33139
(305) 673-7000, EX,TENSJON 6727
Far: (305) 673-7772
FAX TRANSMISSION COVER SHEET
To:
April 20, 2000
Anura G, Fanjul, Projccr Manager
Dati::
Fax: 305/672-1080
Re: t SllUth Slum Community Center (833-6th Stred, Miami Beach, Florida)
Smda: Jose Damien, Asset Mf!nager
YOU SHOULD RECEIVE 9 FAGE(S), INCLUDING THIS COVER SHEET. IF
YOU DO NOT RECEIVE ALL THE FAGES, PLEJ.lSE CALL (305) 673-7000,
EXTENSION 6727.
As we discussed, tramrn1n<:d haewith is tne progralTuning information re1:Hed 10 the organizations
which cum:ntl'l occupy the above referenced propary.
Wri= I<:spo= luve been received from MWni.Do.de County Community Action IIf,enc:y (Exhibit
A) and Miami Beach Hispo.nic Community C~=.(Exhibit B), Additionally, as a remit of meetings
with other user org;mizations, we have received prognmming information from the Little Havana
Community Rainbow Day Care Cemer (Exhibit C), Community Counol for Jewish Elderly-Senior
Ride Prog=n (ExhIbit D), Jewish VOCl.tional Services-Hot Mcils Program (Exhibit E),:>.nd
FicnberWfisher Adult and Community Education Center (Exhibit F).
Although we have yet to n:cdve a formal =pons<: from the 55 & Up organiution. also transmitted
herewith (Exhibit G) Is the spu:e currently occupied by them. Please be advised that I did speak tD
Jose Argote, of 55 & Up. whom advised me th:a their programming needs wuuld be t.r.msmiu.ed via
facsimIle to me tomorrow,
Bas<.-d on the pn:Uminary record drawings dau:d March 30,2000, provided by your offie:, we are also
pro;iding the approximate space (Exhibit H) c-urremly being provided to the respective user
organintiot\;,
If you have any questions or require additionaJ information plt.:.a.Se do not. h~iutc to conua me at
(305) 673-7000, eA'UnSion 6727,
. MBHCC has ""f'"SraI to expand inll> apprariTrUZtdy 690 sqft. amtnr(v hint l<Sd by Fi~ Fisher, and if
approved Ficnb<rt FisJur ",ill be provided approzinululy 390 <qft- of tanp'm")' rpaa i~ rh: s",,,haIst ,oma- <1 rhe
AUJiltonum.
F,\ODHNAll \A5SE1\6STREET,CTR\REG_ SP AC. T1\N
......- ..
1. ~.9J.'ll~Plitv Acti.oft AI1'tj)Q: S'...rrY. "::z.1:>,,-,
T.~ COlI'munUy Acto:! ~f~ a staffoftbir..een (J3) penom at the South
Shore Cornmnnrty Ceot<=". The agency deplQ)'S four (4) sutfin its $.elf-Help Instinrte
center, fj",c (5) st3fI in i13 Head Start progratD and one (J) ~n in the Lcw ll>wme
HOlDe Energy Assistmce Program and three (3) paraprofessiooah.
u. Ofrf(;o O<:=iM
The ~ curremlyoo;uptes all of the front lower Icvd of the building wiDch alSQ
al~ office space occupied by two ot.hc- or~tions (ASP1RA and CO'QSI.llrla
Credit Counseling Setvi~). We will ~ to rttaia rm ~ of twelve (12) offi=, one
(1) cla.=oom for computer tI<lining and one (1) ~on = an:l. for cii= who are
JCdciDg our xrvic~,
m O~ S~ceN~
The Community AaiOll Age=y is imc:re3Ud in retlinill8 ~ option to ~ the open
spate ar= of the fun fioor of the fiIcility for conducting special activitios and pr0gnm'3,
IV,
Tdctlb~e LiD~
Our progr= amemly utilize five (5) rtgUlar relepho~ Ii!=; two (2)
far.;,.,,;le ~; and one (1) lntem<:t!io.e. We pr~ have a n<<d [0 expand the IWII10er
crftclephooe ~ to ~CC01J'I'T\()(j{f!> the needs of our cliettts. We need to obtain l'ilo'O (2)
additicnallDtemel ~ and 0l1t (1) extra lekphone line,
v.
COlDll1rte!' Term~
The ~ has :L toW offuur computers at the center (Two (2) in the Sdf-Help
lmtinJte :md twO ('2) in tte H e::ad Start progr:un). The ag.enq envisions tb:rt it wi.ll aho
need at 1=t e:i~ (S) comput.en for its ~ =ining program it: the =ner, and one
(1) a.dditiooaI terminal fOI the Hc.:1d Start program..
VI. Hours ofOoer:rtiQO
111& oper.uioml hours fur the Co=unity AeriOll Agency' 5 programs a1 the South Sbore
Cominunity Center are from 7:00 a..Tn. until 6:00 p,(IL Mood.y through Friday, Th~e
houri aDd cUy;I are often ~eadcd to include eYetli~ md wed:ends for ~eciaJ activitic>
and C'ftnU,
The peak boon for the agrocy's programs are from 9:00 a,II1- unriI.2:00 p.ll1.
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ftta <;4Q~ ua1'ti.c t:l..ov i.M ~y 4.00 <lll_ta :s>-r.-o. ~
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~ of .U: rt&u --........ ~ ~_ay .1.tt ~e.4 cc ~ eo .
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. .J.:t ~ ofil_ _ M nW1Ti6e4 ~ C\1I)lcl_
. alecUi-. 1" 1 ...-4 t:7' to.r _ U'M fO'i" 10..]..5 ~ ~ ~"r week .~UOEL
. ~.H.. Cl...~1Hey ~ r s 'A'~_Lzog ~
. i 'f''' 10 -rcl<rl...",,, Li~c "'.
NIr a&!io1--1 :Laf~--1_ ~ ~- cca~t _ at .{30'1'3;3-
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1=!Yhihit "R
Linle Havana Activities Center- Rainbow Daycare Center
A meeting with A. Cecilia Hunt of Linle Havana Activities Rainbow Day Care Center
concluded as follows:
The Day Care Center has been on site for about 8 years, It is an inter-generational
program. in which senior tal::.<: care of the child particip= The program operates as a
day care center for families v.ith annual incomes ranging from S12,OOO to SI4,OOO.
T elcphone lines, complllCr terminals, lighting and other am"Ilities in keeping "'1th the
current uses,
It operates from 7:00 a.m, to 6:00 p.m, Participants range from 2 to 5 years old and musr
be toilet trained.
Th= <lIe 20 employees. which service a maximum of 60 participants.
They serve breakfast. lunch md snacks to the participants.. F cod is pre-prepared and
delivered to the site,
Amenities, space and prOgI"'mming must meet federal, state, county and local Standard
for day care facilities.
The Center is desirou:l in having the City address the following:
Expanding their services to include f!ll:ilitics for an infant program
Acou,.-ncal sound suppression in the main halls
Provide an appropriate room dividing mechanism (for main hall) with a doorway
Provide a hedge around the playground
Provide a concrete slab in the "sand_box" area
Return the exterior storage rooms to their original restroom use
F:\DDHNAll\ASSE1\6S1REET.CTI\\PR()(;NEED.D^ )'
Exhibit C
Community Council for Jewish Elderly- Senior Ride Program
A meeting ",ith Jose Prado of the Senior Ride Program coocludea as follows:
The Program has been on site since 1992, The site is used as a bus dispatch station, has 9
telephoo.: lines, 3 personal computers, and is staffed by 3 individuals.
The site opera1es from 8:00 a,m. to 4:30 p.m. Monday through Friday,
It services elderly participant (60+ years old) and provides transportation to meal sites,
Senior Cemers, doctors, etc,
It has approximately 1,300 to 1,350 clients and provides 90,000 units of service (one ride,
one way) per year.
They advise tha1 providin~ similar amenities is in meeting v.ith their current and future
needs.
Current concerns are leaking exterior walls (roof?) and water damaged c:u:pets resultini:
from same. They have requested that they remain in the immedi= area of the building,
where they are currently housed.
f:\DDHI'\SAlLWSE1\6STI\EET.CTR\PltClCNUDJ<lD
Exhibit D
Jewish Vocational Services-Hot Meals Program
Discussion with Steven Weisberg of Jewish Vocational Services concluded as follows:
The Hot Meals Program uses the auditorium located on !he I st floor serve meals on site
from Monday through Friday from approximately 10:45 a,m. approximately 12:30 p.m.
Although the meals are served during the aforementioned time, aI times srnff arrive at
around 9:00 a.m. to begin preparations for Homebound distributions.
Approximately 100 to 120 meals served per day,
Currently, amenities are limited to lighting, air-conditioning, electricity, tables and chairs
for !he participants, and space to prepare for servicing the meal disnibution. Limited use
of our facilities fr=rs.
A piano, whieh is located within the auditorium, is sometimes used by the participants
during impromptu sing-alongs,
The Program also provides for a dumpster (on the properties north side)and garbage pick-
up at their expense.
(Option) If feasible, the option of removing !he stage and partition wall directly north of
it should be gi...ien consideration.
F:lDD!lP\SAllIASSEl'6STl<EET.cn.\PltO<J}lEED_\lEA
Exhibit E
Fienberg/Fisher Adult and Community Education Center
Meetings with Rosa Borgen ofFienbergIFisher Adult and CommUllity Education Cemer
concluded as follows:
The Center currently uses three classrooms, which they expect will continue to be
required.
Each class has between 30 and 35 stUdents.
Classes take place Monday through Fliday from 9:00 a.m. to Noon.
Currently, except fOT lighring, blackboardslwhiteboards, chairslubles and/or desks for the
stUdents, and a desk and chair for each instructor, no other amenities are being used.
(Option) It is contemplated that iffeaslble, the option of having an infra:!t:ruaure in one of
the cla=ooms be equipped '9rith the capability to support 25 to 30 personal computer>, to
be use& as a training room.. .
F:\DDHl'ISAllIASSE!\6Sillm.CTRIi'ROGNEI,1)Y &F
Exhibit F
-r , ..
55 & Up, Inc.
Jose Argote, of 55 & Up, Advised me that their programming needs would be
transmitted via facsimile to the City on April2i, 2000,
The organization is in pcssession of approximaIely 644 square feet of office space (4
offices and a hallway)_ The use ofmo of said offices (approximately 230 sq.ft.) have
currently ~n afforded to the Miami Beach Hispanic Community Center.
F:\DDHN.All\'SSE1\6S1REET.CfRIPRClGNEED..lSU
Exhibit G
IOuth Shore community Center
3-Sth Stroel
106<101 112.\1.. 115+110 111 10S 117.118 "'1.
434 333 176 267 1040 122 2371
ir. Me..ais 1U
3029 3029
!tie Havana Aetivit)Q$ Center 13-1.4S{-1~) 1#-1..7
2769 208 29n
0 st cor en 8378 8378
nebel'9/Flsher 220 221 21'
641 602 666 1909
;S& UP 213 21" 211 2C1lf200 212
192 163 105 127 58 644
-"",ior Ride 2tl~7
~ 598 598
~ 2111~3
493 493
I = LIla 1"100( Kenled . 3644 3644
10tal 12022
JNlDAD Is OJrrenOy and temporarily using spaces 11 208, 209 & 211
>pace numbers (as ~ In REG"a pbns) in bold
,uare footage based on Preliminary Record Drawings dated 313012000 as provided by REG
umbers and calculations cootaine<l herein should be veri11e<:! as they may not aCOJrately reflect existing conditlorl3,
Exhibit H
TOTJ'L P, 0'3
, '. '1"i'l'(-<2I2-2000 10:17
~ .".
1 ~'-" I
11tf'i'II E&>:H ASSci I'Q'1T,
~NU. :
3eS 604 2437 ~
D<:". 2S 21300 02: "\
.i
". ," ,,:' ,-;.' , ~~',~~.' ~; .;. ....'. "~
.::- ;'1..: :... ~ .. .-.
(A ~ Organas60n)
-Fat'::n... Rights OfScUcn c!.ri=ns-
1lWO 00:I:lIl w.:y. Suite 204 - ""'a..,\ F1orl4.. 331M>
1'hou<>: (305) 374-65UP (3~ 660-lZ55 . nr. (306)860-6813
Miami. April 24, 2000.
Mr. Jose Damie:n
Asset Mmlago-
City ofMWni Beach.
Dear~. Damien:
In ~nse TO your kttcr dar~ March 20, 2000, UUs ler:rer is to inf= J011 of the needs
for oflio: space for-the Mi=ri Bc:ach office of 55 Years and Up,
~ are three employees of this org:m;=inn assigned to the U13lIli Bach Office. 'to
wit:
Mr, Jose Martinez, Regio=l Maragc:
Ms- Maria Kralj, r=:prionist (ScnioT Aide Program)
Mr. Eduardo Vazquez, S-arve)' taker (Se:oior Aide Program)
In order to properly condact oU[' activities in the afuresaid office" we DCed ~ \east two
ro. ".e<;.1i.ag rooms, aboUt the SlIJIle size We pr=ly have at 833 - 6 Street.
TOTi'L P. 02