169-94 RDA
RESOLUTION NUMBER
169-94
A RESOLUTION OF THE CHAIRMAN AND MEMBERS OF
THE MIAMI BEACH REDEVELOPMENT AGENCY
RATIFYING THE CITY COMMISSION RANKING OF
THEATER DEVELOPERS AND AUTHORIZING THE
COMMENCEMENT OF NEGOTIATIONS
WHEREAS, as a part of Resolution No. 94-21024, the City
Commission authorized the Lincoln Road Multiplex Theater Request
for Proposals (RFP) on January 19, 1994; and
WHEREAS, the Final RFP was approved and issued on March 31,
1994 and amended on May 4, 1994; and
WHEREAS, four responses were received to the Lincoln Road
Multiplex Theater RFP by the deadline of June 6, 1994; and
WHEREAS, a workshop was held on July 20, 1994 and a Public
Hearing was held on July 27, 1994 for the City Commission to review
and evaluate the four theater proposals; and
WHEREAS, at the conclusion of the Public Hearing the City
Commission ranked the four development teams and authorized the
commencement of negotiations with the top ranked proposer, leading
to the execution of a development agreement.
NOW, THEREFORE, BE IT RESOLVED by the Chairman and Members of
the Board of the Redevelopment Agency that the Agency Board
ratifies the City Commission ranking of theater developers and
authorizes the commencement of negotiations.
PASSED AND ADOPTED THIS 27th DAY OF
July , 1994.
ATTEST:
~tk~ ~ ~
SECRETARY
FORM APPROVED
REDEVELOPMENT AGENCY
GENERAL COUNSEL
~
By J C:)
Date (- }."2..-'1'f
Miami Beach
Redevelopment Agency
1700 Convention Center Drive
Miami Beach, Florida 33139
Telephone: (305) 673-7193
Fax: (305) 673-7772
REDEVELOPMENT AGENCY MEMORANDUM NO. 94-27
July 27, 1994
TO:
Chairman and Members
of the Redevelopment
Board
FROM: Roger M. Carlton
Executive Director
SUBJECT: CONSIDERATION OF LINCOLN ROAD THEATER DEVELOPMENT
PROPOSALS AND AUTHORIZATION TO BEGIN NEGOTIATIONS
RECOMMENDATION
It is recommended that the Agency Board consider the written and
verbal submission of the Lincoln Road Theater proposal teams
(including clarifications), the recommendations of the Theater
Selection Committee and the input from all concerned parties during
the Public Hearing in order to make a ranking decision on the
preferred development team(s) for the Lincoln Road Theater. The
Agency Board is further requested to authorize the Executive
Director to begin negotiations with the number one ranked team.
DEVELOPMENT SELECTION PROCESS
A Workshop was held on July 20, 1994, and a joint Public Hearing is
scheduled on July 27, 1994 for the City Commission and the Agency
Board to review and evaluate the four theater proposals.
At the end of the Public Hearing, the City Commission and Agency
Board will be requested to rank order the development teams and to
authorize commencement of negotiations with the top ranked team,
leading to the execution of a development agreement.
BACKGROUND
The revitalization of Lincoln Road, after 25 years of steady
decline, is now resoundingly becoming a reality. By authorizing
the Theater RFP process, consistent with the overwhelming Lincoln
Road community support for the concept and location on the west
side of the Road, the Agency Board took a critical step in assuring
the comeback of the Road.
On Monday, July 11, 1994, the nine member Selection Committee
convened, selected a Chair, Mr. Herbert Leeds, and proceeded to
interview all four proposers. A development matrix of the four
proposals, attached as Exhibit A, was furnished to the Committee.
At the end of the interviews, the Committee deliberated for several
hours and ranked the four firms as follows:
1. Beach Cinema-Lincoln Road Development Group Inc.,OBR Holdings
2. Muvico Theaters South Beaach-Muvico South Beach, Inc.
3. Lincoln Road Cinemas-S.D.Ma1kin Properties Inc. ,JJR Properties
4. Lincoln Road Theater-Plaza Development Group, Mastec
The Agency/City Commission subsequently conducted its Workshop on
July 20, 1994, to interview all four proposers.
3
S()UTti ()()I~r:
Vedevelvpment ()lstr1<<:t
CfnI Cr:~r:l?
l?edevelvpment ()lstr1<<:t
Page Two
CONCLUSION
The General Counsel and Executive Director wish to express
appreciation to the volunteer citizens who served on the Selection
Committee, the Lincoln Road Partnership, and the staff who have all
worked diligently to bring this project to this point.
In summary, the decision now rests with the City Commission and
Agency Board. The General Counsel and Executive Director suggest
that the Chairman and Members of the Redevelopment Agency Board
reach their ranking decisions based upon the totality of the input
including the Selection Committee, consultant's report, oral and
written presentations and the Public Hearing. The relative weight
of these reports should be determined individually.
Following the Public Hearing on this matter, the City Commission
and Agency Board are requested to ratify the ranking of theater
developers and authorize the Administration to enter into
negotiations.
RMC: jm
Attachment
4
E_XIIIBIT A
COMPARATIVE EVALUATION MATRIX - LINCOLN ROAD MOVIE THEATER RFP RESPONSES
MUVICO
PROJECT CRITERIA LINCOLN ROAD LINCOLN ROAD THEATERS
CINEMAS BEACH CINEMA THEATER SOUTH BEACH
Developer, PrIncipals, General Partners 5.0, Malkin Uncoln Road Plaza Development Muvico South Beach, Inc.
Properties, Inc" Development Group, Group, Mastec/
JJR Properties Inc" CBR Holdings Church & Tower, Inc.
Architect Carlos Zapata, L1VS Zyscovich, Inc., Norman M . Giller & Fullerton, Carey, Oman &
Associates Bailey, Corley & Associates AleKander
AssociatesfWallace,
Roberts & Todd
Construction Company Dacra Construction Pavarini Construction Arkin Construction Landmark Organization,
Inc., Jordan & Nobles
Construction, Inc.
Theater CIrcuit General Cinema Cobb Theatres Aoyd Theatres Muvico Theatres
Theatres
Total number of:
Screens/sq.". 10 screens/43,ooo s.f. 10 screens/40.ooo s.l. 10 screens/32.ooo s,l, 10/45.000 5.1.
Seats 2,000 seats 1.997 seats 2,000 seats 2.000 seats
Black Box: seats/sq.". 200 seats/3,000 s.t, n,a,/7.225 5,1. n.a,/5.500 s.I, n.a./5,000 5,1,
Special Enhancements State-ol.the,art Digital theater stereo State-ol.the,art lucaslilm THX sound
THX,HPS & Digital sound, 70 millimeter system, 70 millimeter
sound systems projection, hearing projection, curved
Impaired technology screens
Number of Parking Space: on-sltelClty lot 390 Total: 190 In City 675 on.site (Base 674 on-site 650 on-site
garage/200 in proposal)/19 on City
adjacent office bldg lot
Ancillary components Retail - 41.000 s,l. Restaurant, Retail & Retail - Yes, but not Retail - 49,000 s.l.
Restaurant - 7.000 s,l, Gallery. 108.990 s.t. specified
Gallery - 3,000 s.f. (Collectively on siles
Studio/Residential - P-l0. P-l0B & on
20.000 5,1, Uncoln Road)
Total Project Cost (Rounded) $12.1 million - does $18.1 million (Base $13 million $16.9 million
not include SFAC proposal)
land acquisition & $20.9 millIon (With
demolition projected optional housing
@ $2. ~ I"."i;alon compen"nt) . Cost~
do not include SFAC
land acquisition,
deficit parking spaces
required. Black Box &
annex
Financing Structure (Rounded):
Developer Equity $ 3,6 million $ 4.0 million $1.8 million $ 3.5 million
Debt $ 10,5 million $15.0 million $7.3 million $12.9 million
Olher (SpecIfy) $3,9 million $ 0.5 million
City Partlclpatlon
Proposed lease Payments to City: Annual Amt/$ per SF Annual Amt/$ per SF Annual AmtlS per SF Annual Amt/$ per SF
Vear 1 $ 61,500/$1.50 $ 165,000/$1,50 $ 62.400/$1,50 $170.500/$1.55
Vear 2 $123,000/$3,00 (A) $220,000/$2,00 $ 83,200/$2.00 $225.500/$2.05
Vear 3 $123,000/$3,00 $275.000/$2.50 $104.000/$2,50 $280.500/$2.55
Vear 4 $123.000/$3,00 $330.000/$3,00 $124.799/$3.00 $335.500/$3.05
Vear 5 $ 123,000/$3,00 $346.500/$3,15 $124.799/$3.00 $335,500/$3.05
Vear 6 $123,000/$3,00 $363.825/$3.35 $124,799/$3,00 $335.500/$3.05
Vear 7 $123,000/$3,00 $382.016/$3,47 $124.799/$3.00 $335.500/$3.05
Vear 8 $123.000/$3,00 $401,117 /$3,64 $124.799/$3,00 $335.500/$3,05
Vear 9 $123.000/$3.00 $421,173/$3.83 $124.799/$3,00 $335.500/$3,05
Vear 10 $123,000/$3.00 $442.232/$4,00 $124.799/$3.00 $335.500/$3.05
This comparison evaluation matrix is in summary form and may be incomplete. No reliance should be placed on the Informatlon
contained herein. No determination has been made as to compliance with the Request for Proposals or as to responsiveness 01
any of the proposals, The proposals have been listed in random order and does not Indicate any preference of any kind.
NOTES:
(A) Lincoln Road Cinemas - Proposed lease structure in years 2 through 10, call for a base rent of $3,00 per sq,ft. plus a modified
CPI increase and overage amount to be negotiated with the City of Miami Beach.
(B) In addition. proposer will provide 156 temporary spaces on lot 1 Db during construction.
5