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RFP POLICE STATION SO POINTE RDA REQUEST FOR PROPOSAL NEW RESIDENTIAL DEVELOPMENT AT THE OLD POLICE STATION SITE SOUTH POINTE REDEVELOPMENT AREA MIAMI BEACH, FLORIDA Prepared by The Miami Beach Redevelopment Agency Release Date: February 1, 1988 Final Submission Date: April 29, 1988 Miami Beach Redevelopment Agency 1700 Convention Center Drive Miami Beach, Florida 33139 February 1, 1988 REQUEST FOR PROPOSALS We Invite Your Participation! ! The Redevelopment Agency of the City of Miami Beach announces an exciting opportunity for a coordinated public/ private infill residential development project in the heart of South Pointe, an area with strong revitalization potential . The Agency intends to assemble a two-block site and clear it for eventual development. A significant portion of the site is already owned by the City of Miami Beach and will be conveyed to the Agency. The balance of the land, in private hands, is to be acquired by the Redevelopment Agency. The Redevelopment Agency is seeking a qualified developer who will purchase or lease the site from the Agency for the purposes of constructing and marketing a new mixed-use project with emphasis on medium-density residential units. This project is expected to provide affordable and attractively-designed housing to a younger, more affluent Miami Beach resident. As such, it will complement and support other development projects already underway or contemplated for the area. It is anticipated that this project will function as a strong catalyst for nearby property owners to upgrade their buildings or to make their parcels available for new development. The project plays an extremely important role in the Agency's plans for revitalizing this area as nearby blighted areas could be quickly eliminated through this process. Being committed to the project's implementation, the Miami Beach Redevelopment Agency int- • - - standard of market and design excellence as Mia • Beach usher. ". new beginning" into the next decade. R.• W. Parkins, Executive Director REOUEST FOR PROPOSALS MIAMI BEACH REDEVELOPMENT AGENCY PROJECT TITLE: NEW RESIDENTIAL DEVELOPMENT AT THE OLD POLICE STATION SITE - SOUTH POINTE REDEVELOPMENT AREA Sealed proposals for this project, as per specifications, will be received by the Purchasing Agent at the Purchasing Division office, 2nd Floor, 1700 Convention Center Drive, Miami Beach, Florida 33139 until 4 : 00 P.M. on April 29, 1988 . At this time and place, all proposals shall be publicly opened and recorded. Late proposals shall not be accepted or considered. Proposals shall be in accordance with specifications and scope of work, as indicated herein. A pre-proposal conference will be held on March 3 , 1988, at 10: 00 a.m. at 1700 Convention Center Drive, Miami Beach, FL, 2nd Floor Conference Room. Interested developers should advise the Purchasing Agent, phone (305) 673-7490 , of their intended participation. Developers replying to this RFP will be expected to post a "bid deposit" of $10, 000 , refundable to those not selected. Upon selection and before final negotiations, the chosen developer will be expected to post an additional non-refundable "good faith" deposit, plus additional "performance guarantees" at different phases of project implementation, to be stipulated during contract negotiations. The Miami Beach Redevelopment Agency reserves the right to accept any proposal deemed to be in its best interest, or to waive any informality in any proposal. The Redevelopment .Agency may reject any and/or all proposals, and re-advertise. ZC7 /6)1 Edward J. Davis Purchasing Agent RFP NO. : 58-87/88 DATE: 02/01/88 POLICE STATION SITE (SOUTH POINTE) REQUEST FOR PROPOSAL TABLE OF CONTENTS SECTION PAGE LETTER OF INVITATION LEGAL NOTICE I. SUMMARY II. THE REDEVELOPMENT AGENCY OF THE CITY OF MIAMI BEACH III. PROJECT DESCRIPTION A. The South Pointe Redevelopment Area 1 1. Historical Background 3 2 . "A New Beginning" 3 B. The Site 8 1. Location and Access 8 2 . Parcel Distribution and Ownership Patterns 10 C. Project Objectives 11 D. Development Conditions 13 1. Market Orientation 13 2 . Design Standards and Development Scope 13 3 . Applicable Zoning 15 E. Intended Redevelopment Agency Participation 17 1. Disposition of Municipally-Owned Land 17 2 . Acquisition of Privately-Owned Parcels 17 3 . Site Assembly and Conveyance 17 4 . Demolition of Existing Structures/Site Preparation 17 5. Relocation 18 6. Provision of Off-Site Public Improvements 18 7. Tax Increment Financing 18 8. Financial Assistance Programs 19 F. Intended Developer Participation 19 IV. DEVELOPER SELECTION PROCESS A. General Submission Requirements 20 B. Required Proposal Contents 21 C. RFP Selection Process 24 EXHIBITS 1. Miami Beach Location Map 2 2 . South Pointe - Regional Location Map 4 3 . Existing Land Use - South Pointe Neighborhood 6 4 . South Miami Beach Area - Major New Construction/Rehabilitation Projects 7 4 . South Pointe - Current/Proposed Development Activity9 5. Old Police Station Site Lot Map 12 7 . South Pointe Zoning Map 17 8 . Implementation Plan and Schedule 25 9 . Old Police Station Site Project-Summary of Proposal 26 10. Statements of Developer Qualifications and Financial Capacity 27 11. Annotated Bibliography of Available Planning Information 31 POLICE STATION SITE R.F.P. I. SUMMARY The Miami Beach Redevelopment Agency is seeking proposals from qualified developers interested in creating a new, mixed use, secured infill residential environment on a site located in the South Pointe Redevelopment Area, within the City of Miami Beach. This project, to consist primarily of new medium-density townhouse residential units plus ancillary commercial space, is intended to complement existing public and private development activity already underway in the South Pointe Redevelopment Area. A significant portion of the two-block site is in public ownership, in particular the area until recently occupied by the old police station. The Redevelopment Agency will acquire privately-owned parcels within blocks 78 and 80 of Ocean Beach Addition No. 3 subdivision and will assemble these parcels, together with city-owned property into a 5.2-acre development site. The intention is for the Agency to then convey and/or lease the site to a selected developer under financial and planning conditions which will allow the construction of residential units both marketable and affordable. II. THE REDEVELOPMENT AGENCY OF THE CITY OF MIAMI BEACH The Miami Beach Redevelopment Agency was created in 1973 pursuant to Florida Statute 163 . 330, the Community Redevelopment Act of 1969 . Under this Act, the Agency is empowered to designate certain slum and blighted neighborhoods as redevelopment areas and undertake the necessary efforts to redevelop them according to approved plans. South Pointe is the only designated community redevelopment area within the City of Miami Beach. The Agency, either by itself or through the City of Miami Beach, has several tools at its disposal to expedite redevelopment efforts in designated areas, including though not limited to: - Deeding publicly-owned lands to designated projects. - Development of support infrastructure; acquisition of private property through eminent domain. - Utilization of tax increment revenue streams to finance part or all of the land acquisition program, infrastructure, open space and other development phases. 1 JACKSONVILLE r£.NSA(X)- TALLAHASSEE • MPA ( , .; 1 -—-----..a. 4 ,-' Ar 1 PAL :EACH > _— -— HI5/ Z M .MI BEACH ���� sa II II MI •r Q 1���' Q r 1\ % W KEY WES�i • { �` �„ rl— I 0 7VTlr smut till A �___ `1 (`1111111--, a I), 4Jj ilie EXHIBIT 1 '71141 MIAMI BEACH r. - �SE � ; u;;i II LOCATION MAP l ==a O SUNSET „"., �' ' �, t� V ISlAND3 r� .e. tArrigi.84 ��e% VENETIAN ISLANDS � //�� ' 2. : • f CAU�Y I' lisj Imp . JO u • !1110 ..... ei, LAND 3ill..i'.wii y LA1 STAB •1.0111.011 Q �C ND ■U�i••/f1I NSIIIINWie ,144 I LAND I.`....11 • 1 ,`FVM�1/ /111111111/ ` W1�CIi 2-:-: c:z, <74 FISH 1 ISLAND N PREPARED BY CITY OF MIAMI BEACH PLANNING & ZONING DEPT. Oct. 1987 III. PROJECT DESCRIPTION A. THE SOUTH POINTE REDEVELOPMENT AREA 1. Historical Perspective The South Pointe Redevelopment Area comprises all of the land area south of Sixth Street within the City of Miami Beach. It is the oldest developed area in the city, hailing its beginnings to the time Miami Beach was becoming established as a tourist resort. Its 59 blocks in 255 acres are small and platted in a grid system. The majority of buildings were constructed as three-story apartments , hotels or rooming houses with units ranging in size from 150-400 square feet. With densities over 100 units per acre, the area is over developed; there is little open space and only on-street parking is generally available. It is an area in rapid transition. Surrounded by water on three sides, with excellent transportation to the airport and downtown Miami, and showing growing signs of vitality, this area should boast some of the most valuable real estate anywhere in South Florida; yet its wonderful amenities co-exist with substandard housing and other deteriorated conditions. 2 . "A New Beginning" • In 1983 the City of Miami Beach approved 'the South Shore Revitalization Strategy. The South Pointe Performance Standards Zoning Ordinance was adopted on September 5, 1984. These complementary regulations currently in effect are geared to encourage the assembly of land parcels and to encourage private developers to construct new or to renovate existing structures in a planned, orderly fashion on larger, assembled lots. The emphasis has been on promoting private development through the expenditure of public funds on infrastructure and public facility development. At the same time, the City of Miami Beach has undertaken a dynamic economic and community development program to promote investment in the area by applying a number of programs geared to expedite bona-fide projects through the approval process, by assisting in assembling parcels and by coordinating overall development efforts . Public sector investment activities have focused on a number of major projects already completed or well under-way: - The beachfront along the eastern side of the area has been renourished and widened to 300 feet. - South Pointe Park, on the southern end, includes 20 acres of attractively-developed parkland bordering on Government Cut and the Atlantic Ocean. Many popular events are continuously scheduled and attended by thousands of people from all over Dade County. 3 w in ti Y w Et.- > Z a CC z J J 0 -70 9� N.E 183 ST R44 j0 micr L(r:Ill ,1 ym 4 BROAD CSWY Q W in� > Q1W Q1wHIALEAH Zd ' 3I-- N.W 79 ST Z W 2 CC JI MIAMI a ,i AIRPORT EXPRESSWAYG MiamiJULIA TUTTLE CSCCInn 0 ' /Airport / MIAMI BEACH SSWAY - [STUDY AR•EA,, VENETIAN WAY • .......11. .. '41111111111Wr 3.W 8 $T MACARTHUR CSWY Port SOUTH ,....., 1 pppr . of Miami POINTE CORAL I I GABLES RICKENBACKER CSWY 4 43 KENDALL DRIVE I::;;iøiø;iiøiøøI( I J� 3 2 a7 EXHIBIT 2 REGIONAL LOCATION MAP - Miami Beach Marina on the west side of the area, bordering the Biscayne Aquatic Preserve, is one of the largest, most modern pleasure boat marinas in Florida. - The widening and beautification of Alton Road and Biscayne Street now provides attractive and safe access to the area from Miami and parts of Miami Beach to the north. - Future re-opening of South Beach Elementary School on expanded grounds is expected to provide incentives to young families to relocate to the area. - Enforcement drives are being carried out to bring deteriorated buildings up to code and to close down and eventually demolish structures unable to meet building code, fire safety and property maintenance standards. - A study is underway to determine the feasibility of building and operating a trolley line connecting parts of Miami Beach, including the Convention Center and major hotels, with Miami. This transit line is expected to serve major portions of the South Pointe area. Negotiations are, underway with private owners of a few remaining large vacant or under-utilized parcels to encourage development in keeping with the South Shore Revitalization Strategy guidelines. - Studies are underway to determine demand for parking, to be followed by construction of the required facilities. These activities have succeeded in attracting significant private sector investment, as evidenced, among others, by: - South Pointe Towers, a new luxury high-rise project . Ultimate plans call for four towers featuring 1 , 200 condominium units, plus a 500-room hotel and a private club. Phase I, consisting of a tower with 208 condominium units ($22 million investment in addition to land costs) is already built; a large number of units have been sold and owners have already moved in. - Complete outfitting and operations of the Miami Beach Marina , a facility which consists of 400 slips , marine support facilities and over 30, 000 square feet of marine- related retail and office building. - The new Crawdaddy's restaurant in South Pointe Park, a $1. 7 million investment. - Renovation of the old MacArthur Hotel on Fifth Street into Deco Plaza as a residential/commercial mixed-use facility. 5 LEGEND Ea �/ RESIDENTIAL/SINGLE FAMILY y o INSTTfUTIONAL/RELIGIOUS i 6 •:::::I RESIDENTIAL/MULTI-FAMILY a L.-2',. PUBLIC FACILITY •'+ . lk •:•:;. COMMERCIAL 1:•: %•1 LIGHT INDUSTRIAL '4M� p��� • \ , L r• • ••••1• LOCATION MAP :•i". COMMERCIAL/MULTI-FAMILY PI 1 PARKING 1I .:•. HOTEL VACANT " 404%!•••-' 3�. RECREATION&OPEN SPACE I'�Y l"4 i ,�`���1 ® IooG �`• I � 4ZL/�. IaM= 11(�AN Is pp�� ��� ,e :AV • ME F3OlA1v A Elia-IP A 4,9.,,..?!.;-.•:::::::::::.%':"..:...... ,,81214C( F. I o -I • • i. :n�/ � . EXHIBIT 3 4ott J X11•• ,� fa > EXISTING LAND USE SOUTH POINTE /////',y- __ , NEIGHBORHOOD TLANiIC - ---_____� // OCe4M PREPARED BY THE CITY OF MIAMI BEACH PLANNING & ZONING DEPT. 1988 0 • 01 z 1y..,.- ` -\ , \\ice. ,. � 1 \� `\ \� L,� [ 1. I S•I' \ _ . , 100.. ' \� / t `\ ► 4.04-""---:%... "41‘4•41114/11C-t-7.-A` labilli MY. I -• ...kyror... 0 Ale*"r72# \6114C„.1<earzztv. ----, ,,, , ____ z.-:=:::::,-G:::. i:P.---7^,-,..,, /s' '-‘,.„„,, \., .... 1, i --0 ... ,.... -fr •440iV'e""' ,%)% ° ,.....,,,, .....„,==,....r„,,,..._ „ t‘...'.. ' .:' #"IpVZ::%.175=1". '0\V '''14° \I i 1*-41.1::=.47". 0 '' mr›I*Higv,- 11•••11.*.1.1 oilo di;;;,.. „,_._%4 - \ .4--— wYMM[MwwYYy tilfr,(...‘'1 I i" 47 " : ".-. . r N, -:-.1:7-1:-,,,..... [ \ II` rr+M11Y[_ / I.' i// I • 1', ` j ` 1�,�. `; �/ 1®; �` 11 ' N.,„ 1.111 '.1 t k i ,. 111.6 114"";'r ...,'"'\APOTIOIWIPI1 --7.. ".. il " . Yr ilem011411•6 1 �� ttip4. /�'„ \� .+ i� �\i . 1 r1:.-k. w p` i� i9 3�u�} If' �.`/ %. ® c...�, 1` .`, r. `Oe)r OO 1.,...,`_IwLl.w..�' '.”'\_����dlI aIli�� y %.,-.-:=::.-....- . ,,, �.. �,. FC 1/44 • , .. ,� .»[. �` ,..--wrip� 10,, , 5`. 1.�""..0 0' iiiiiip,.....:41.:. ..... It.,\.14‘ LI.5.....i...:. \IlitiViiiip;;...i.-ii.7:1"--7-..- r -,.1 efil 110 401.'k;slii;',/titkfili,.' P ...,-""""--------1...::;;:A... ....1 I- 0. 4.v.111.____," ,,,-.,„.„,_, - f AO ref 0'01 Or '''\ vs- ie..> . =ZIA ,,„_ ..r, 1„.. •-• ., •-..---- Neu.al ==242t.-p•K .- livep z--• —..... ,\_ \*.A.- - azt.-4.. r 3-113 ..... gig .ma; icItiN ,..41111101 ..1AAAA..YI. =M-- -' � r ,...7.. ::,e ..r': *.w ...... . . We 417.71", ...•-.1.1 ��� t , „,.\\___ O•11'.114.71110111 WM �k\ • To, '0 !�j =VII:- Y,.w_NI. EXHIBIT 4 � ; � �di�'. I ��\r .,,, _ MAJOR NEW CONSTRUCTION r, V,11-11/ 1 «� ® '......•1•11•0 o•O".:.'.A** AND REHABILITATION PROJECTS IN SOUTH BEACH i . / " y / •Y"Y••Y AND THE SOUTH POINTE REDEVELOPMENT AREA • „A /1%Vali ! 1. 1,1' -1.""="51.".”igfilt - L'.. ' // 011.1,11<1,•I IIIc,111[110.11 O[TN!MIAMI I ,J ,01 I ii,,,,, F[M�N.MyYA� 011101011tI [1/1,11/N!D •I TN[Y11Y111[11.10 OM Y I!1,1[[[ �'1� 4 / ! I'/ • M1,0ATlD 1,Y fNt TN[YI•Y11,[1CN/I•11111110 AMD IOMI :; ; i7777I. Ii./ M• �, .oOOT^f ;ij. M Y S rr,lr,rw rR M *10 �11 �� I M.M.,,,.., ill El gQ' -,1/,..f.'.•.7- .....11..11 - Joe's Stone Crab, a world-class restaurant, has recently completed dining, take-out and parking facility expansion plans to accommodate its thousands of patrons every season. - "Woody's on the Beach" , a beach club, night club and art gallery owned by Ron Wood, lead guitarist of the Rolling Stones, recently held its grand opening at the site of the old Arlington Hotel on Collins and 5th Street. - Penrod's restaurant, along Ocean Drive on the beach, is currently under construction and is expected to represent a $2 . 0 million investment. There are obvious signs of strong real estate buying and selling activity in the area, with many investors attempting to assemble smaller lots into larger parcels which would meet minimum zoning and building requirements. This is similar in nature to what has been taking place over the past two years in the Art Deco District immediately to the north, where numerous hotels and residential apartment buildings have been completely renovated and currently enjoy strong patronage support. Complementing private efforts, the City of Miami Beach has recently inaugurated a brand new Police Station and Courts facility, completely renovated the Old City Hall into an attractively-designed office building preserving its historic architectural qualities, undertaken park expansion and renovation in Lummus Park on the oceanfront, and will soon be widening and improving Ocean Drive for better pedestrian and vehicular access and circulation. Additionally, the $80 million expansion of the Miami Beach Convention Center is nearing completion. The proposed residential development should be viewed as only one element of an integrated chain of projects which together will create a new desirable and dynamic South Pointe developed to meet the highest quality of life standards. B. THE SITE 1. Location and Access The subject site is located on the fringe of the existing residential core of the South Pointe Redevelopment area. The adjacent block to the south, which is being considered for municipal parking, is currently occupied by warehousing and food distributors. The remaining surrounding blocks consist of single family, small ,. low-rise multi-family units , and neighborhood commercial facilities. Regional access to the South Pointe Redevelopment Area and to the site is provided by: - MacArthur Causeway (Fifth Street) , a four lane highway directly linking Miami Beach over Biscayne Bay to downtown Miami, I-95 and the Greater Miami Area. 8 EXHIBIT 5 \ A - _ - \ BISCAYSOUTH POINTE ��4� ,� �� 11 iflhI POTENTIA • FICE SPACE `, -= CU E T & PROPOSED DEV. .,,;1,c1 ����� DEVELOPMENT ACTIVITY ).�o SDI PHASE III & IV . i IIIIIIiii1 LEGEND SOUTH BE ELEM. SCHOOL .- ` RESIDENTIAL MIAMI :EACH MARINA 11111 [ COMMERCIAL Pe ICE STATION ��' .�� ' ____1• •}3.:1111' I I I II C ' MIXED-USE DEV. SITE j, _ PARK/RECREATION INFRASTRUCTURE I . ••OVEMENT •••....•. :, �,fl ; LINO" PUBLIC SCHOOLS SSDI • ASES"I&II [ •�'��t�� II►�LO��uraw �' UNDER S UDY ,:;‘, :-'.‘7 .;1•- , A. 'iikii iikkiiiii TM M [ f.%7--,;1 ,�+i- I MICHIGAN POTENTIAL MIXED- SEII,1 ,y (� DEVELOPMENT/' ' L';,;-<� i r i - T "' L -J • �� _, l0 0 D 01 F: S' .� mr o / .b•Tt\ 111811111111111/11: -,„. -..0. 1Z JEF $ASON Z pl.:4::::.. .ii:.:.:: : ., lig t .1 1 , `� JOE' ,� • . t_ 'Y ! I '" to RES / JT `, • F _ 6:F_AIOIAN - WiI 1 I I I I �(T. mCRAWDADDY'S RE /'/ :. ; ;. ji /..--'...'- '4.:,;.1::::-.i., ,,,• -,',..c:',- ;ilu ,, : , , ,_ �` �.�T' ! l I I Li] INFRASTRUCTURE - .•'•'-, .:- , .41------___I 'IN �'�9 -� Iii I ( fig IMPROVEMENTs. . _ ';y' -, r M 1i1:`/1 LI I I l l N] :,,,.,�,,is � �i I.r //. . :•. ..�r':;_ ,'_,`-,, �;.; :si. 1/111. i!fh% '77z1f I�I�I , �� 1 —SOUTH PTE I11rI/iiiiiIE ��c /H/ �/ lIi(((y POINTE TERS 7 '4: _:: ', � / PHASE 1 ','J i:' ;,. - _ �y� 1 / , ,,: ,:, DESOTO ,4/ , Ili �� i_t______'"C / 7 _ _ — - __ HEALTH CLINIC ��I ,� _ f4" `` `,� PIER PARK MIXED�S HARRISON HOTEL -� DECO DEVELOPMENT '`' -PL 0, / /// PENROD'S REST. AT�ANT�C OCEAN __ _ //// "WOODY'S ON THE BEACH' �/ . i EXHIBIT 6 . BLOCKS 78 & 80 - LOT MAP •1 0 4 ti9 ,-,,, TO ' 1.44::(2o 5) JI; 9iI k 2O' •• a h (20/) 9 P8 ��. 1` 01 4 , \ V /40 Zoo 20i MO 0 2000 ?di o1 _ k ECOND S jA ,888 11.18 11� 11.• .118 y ,, . /s. -� V 1.1/ ti V 10 LtJ1 v y o :84.°°�°°°.,I(l$i) C • .•• r /S/1 O• . �' O N t'' o �� 6 o a O 0 °°°°°♦°•°♦°♦°�• f "11 ►•••1 / / M fr `O' G �.�'a /�' .�.v°-.�' •••••♦•♦•♦•♦•4 `1 ►♦•♦4 •^ 1 (4I) •.••••A ••• .z E=e., I ' '♦••♦♦°•►'1 • _.;;.. 1111�- --- �- o MO4. + // /13/4 r•e o - r • •••••41 :2•:::::i:i::::i:::::i::::: i:i::i•:i;::;i:x i::i:: :• /3/ • i °•3 re: : >::::: ..:;:•.:;.:::: >:i:>: :< :: > : Z /Gf !ae> : :r N.O a Ai •♦ •f 111 ::;::<:;;::: ::]*i:i'::<:::<::<:<:•::::•: :2: ; >: ::;: / 014' • A /f0"—'/34 ♦•♦•♦❖♦•44;. :::::•>: •i:•i:.:•:•>:.:.:.:.:.:• :.> :.i ! :•:.:>.:::>.:::i;:::22:;: :;:::: ?`:. / Zo — •••••►. ............................ IT 4 .•♦••••11,40A01,40.11 .1 ::::<:>:::::....m 4.4::: ::::::: : •..:*::: •::;:::>:rIAt ::::>f;:.rA#$ iY,, �, : : > 753d3 /4-2‘,.. ••••.•, : :: ':V::<:•:>:<: ...... ::::: >: :»::: :: :;:>::::::.::<: .♦♦.••.•t'•• :_:'"__ . ,� -1111 „�. W►♦•♦•♦•••♦•••• ::::::::::::::: :747:x(• I.: :: ; �, / x'/23 2zI 13' //B�iiiiiii•�•< :::::; rl9 /Qy 7i ►.•♦•.•.4..••rr vi i♦i'i: <i::>:::i:::<:<:::::>::::>::>::::<:: 1111•.... e,•j•i•I•I•II�•1�:0�•�•:•e.•:•-.=.=.=.-.-•=.: D. DEVELOPMENT CONDITIONS The project is to be designed as a distinctive product to specifically suit the characteristics of the site and the new development thrust of South Pointe . It should demonstrate excellence in architecture, building system and planning, as well as creativity in matching the product to the perceived and desired market segments to which this project will appeal. Design and market standards have been established - as a guide by Agency staff in conjunction with the Rediscover Miami Beach Housing Sub Committee. They are subject to established Design Guidelines for South Pointe, as referenced in the Zoning Ordinances of Miami Beach. 1. Market Orientation The concept calls for a quality mixed-use residential development. The project should contain a strong for-sale component, as investment by individual residents is a key component of the South Pointe revitalization strategy and a primary City of Miami Beach objective for this project. A minimum of 60% of the units will be for-sale. - Units offered for sale should emphasize townhouse and split- level units priced initially at or below $80,, 000 per unit to appeal typically to downtown-oriented level executives and professionals currently living in suburban areas. Units would range between 900 and 1,400 sq. ft. (average 1, 100 sq. ft. ) of living space; larger units can be offered later. - Rental units should range from studio apartments renting below $500/month, to 2 bedroom-2 bath apartments in the $750/month range. Average size is 750 sq. ft. of living space per unit. - The extent and amount of commercial development is left open. Developers must consider that other commercial space is being created in other South Pointe areas . The concept of residential-over-retail uses may prove successful as the project and area mature, though not necessarily during the initial phases of this project. 2 . Design Standards and Development Scope The development plans and detailed design shall generally conform to the standards contained in the South Shore Revitalization Strategy and existing zoning for the area. The site is to be developed with a Floor-to-Area (F.A.R. ) range of 0.75 to 1.25; this will result in a a minimum of 150 and a maximum of 250 residential units. The preferred concept is a F.A.R. of 1. 0, resulting in approximately 200 units average about 1, 000 sq. ft. of living space per dwelling. 13 Given the nature of the site and neighborhood, emphasis should be placed on several design aspects which will jointly lead to positive perceptions of security, vitality and neighborliness, all very important elements to the success of South Pointe. A successful site design will provide for a proper balance between the following elements: - Architecture: The development shall be of high quality. Design should be original and uniquely urban, reflecting however the site's beach- and water-oriented location and especially the unique design characteristics of Miami Beach's Art Deco and Mediterranean building styles. -- Building materials and fixtures shall be of the highest quality within given market constraints. -- Facades shall be varied both horizontally and vertically. -- Maximum building height shall not exceed 60 feet above ground or above enclosed parking. -- Flat planes shall be minimized or otherwise designed to create visual interest. -- The roof profile should be varied to enhance the architectural character of the structures and add interest to the roofline. -- Design of units on upper floors should take advantage of the roof volume to provide opportunities, for lofts or cathedral ceilings. -- Cross-ventilation patterns should be maximized to take advantage of natural air circulation, thus minimizing the need for air conditioning. -- Design of open spaces, including courtyards and terraces should take into consideration local climatic conditions. - Views : Project components shall have a strong view orientation, particularly to South Pointe Towers and to the Marina. - Access, Internal Circulation and Landscaping: Considering the infill nature of the site and the changing nature of the neighborhood, the main entrance (and other access to the site, if provided) should be closely linked to positive aspects of the South Pointe area, in particular the Marina. Vehicular and pedestrian circulation within the site, as well as its landscaping, should enhance a feeling of neighborhood and informal elegance. The landscape should be predominantly hardscape, architectural in quality, utilize locally-available trees and plants and bear a close relationship to the parking scheme adopted for the site. 14 - Parking: Resident and visitor parking should be achieved through a combination of enclosed structure and open surface parking. Parking at or below grade shall be buffered by berms and other landscaping elements . Given intended densities and cost parameters, a design integrating structured parking below grade with residential units above would provide desirable solutions. - Security: Overall site design must take into consideration the need to provide adequate security for future residents. This can be accomplished through a combination of external walls, landscaping, 24-hour gated security, enhanced street lighting and built-in alarm systems. - Densities: It is envisioned that for-sale units will emphasize medium-density townhouse development, while rental units could sustain somewhat higher densities. - Amenities: The type of resident to be attracted to this development will demand certain activity-oriented amenities on-site (clubhouse, pool , sun deck, tennis, fitness facility, etc. ) . These amenities should complement those already available or planned for South Pointe, particularly at the Park and on the Marina. Aesthetics, density, structural durability, parking systems , energy efficiency and minimal maintenance requirements are elements that should meet the highest of standards. It is noted that the eventual design for the project will be subject to review and approval by the City of Miami Beach's Design Review Board. 3 . Applicable Zoning The current zoning on this site combines R-PS1 and R-PS2 , residential low-medium density with MU or Municipal Use. After conveyance of the city-owned property to the Redevelopment Agency, the Agency intends to apply to the City of Miami Beach's Commission and Planning Board for a zoning change to R-PS2 for the parcels currently zoned MU. Pertinent performance standards for R-PS1, R-PS2 and other zoning can be reviewed within the City of Miami Beach Zoning Ordinance, available on request. It is noted that in case the project's proposed design is not consistent with the Zoning Ordinance, it will be the developer's responsibility to obtain variances from the City of Miami Beach's Board of Adjustment. 15 ILL_ !J L____l 1 1 I 1 I 1 i 1 1 / al liO� a T WM it r•!7 Y- • y at. WIJIl T INT , 1 :imo I. f I'—'—'. Tam=damia-D-11-7--' . ° _ OKirje. t p i r' .7 it Z .� t T r I v r 1. Ir. II/ O fs� " I _ Ai-e a s" _ ,ZIr� ° 4. 1 lin Mr. - 4 1 ,I. .,_ ...„...r.: I r * ./ : le f 11 _ COMMERCE �. illr C-P3 4 / I* 1.\\1 at$CATME— ST WI I !" i C P33 if I 1 I R—►S1 RESIDENTIAL PERFORiANCE �' 1 TMRU 4 STANDARD f I C-P$1 COMMERCIAL PERFORMANCE TI4RU 4 1TANOAPt r t IY-u WU*CPAL.USE I M. MARINE RECREATIONAL �\ EXHIBIT 7 SOUTH POINTE ZONING MAP E. INTENDED REDEVELOPMENT AGENCY PARTICIPATION Participation by the Redevelopment Agency of Miami Beach may consist of, but not necessarily be limited to: - Acquiring privately-owned parcels within the site. Using powers of eminent domain in cases where negotiations with property owners fail to reach a satisfactory conclusion. - Conveying or leasing assembled land to a qualified developer. - Demolishing existing structures. - Relocating existing residents and commercial facilities. - Coordinating with the City of Miami Beach for the provision of off-site improvements. - Issuing tax-increment revenue bonds for the purpose of financing the acquisition of land, demolition of existing structures, relocation and provision of off-site improvements. - Applying development financial assistance programs, when available. 1. Disposition of Municipally-Owned Land The Redevelopment Agency will own the 92 , 356 sq. ft. of land comprised by the parcels previously occupied by the old Police Station. In turn, the Redevelopment Agency will sell or lease this land to the selected developer at a price calculated to make the whole two-block parcel suitable for development. 2 . Acquisition and Assembly of Privately-Owned Parcels The Redevelopment Agency will negotiate with private property owners for the purchase of their property on the basis of fair market value. Eminent domain is one of the tools available to the Agency to implement designated redevelopment projects . Under Florida Statutes 163 . 375 and 163 . 380, the Agency is empowered to acquire property and structures and to dispose such to private interests. The powers of eminent domain may be applied in cases where good- faith negotiations fail to reach the necessary agreements. 3 . Site Assembly and Conveyance The Redevelopment Agency will assemble all acquired land into a single development site. Upon negotiation of all applicable agreements, the Redevelopment Agency will convey title to the selected developer. 4 . Demolition of Existing Structures and Site Preparation Procedures and related costs of demolishing existing structures will be part of the negotiations between the Agency and the selected developer. 17 5. Relocation According to the South Shore Revitalization Strategy adopted by the City of Miami Beach (Ordinance 84-2403, February 1, 1984) , "the Miami Beach Redevelopment Agency shall be responsible for providing necessary relocation services and assistance to those displaced by redevelopment in the project area. " On June 17 , 1987, the City of Miami Beach adopted a resolution specifying that any resident having lived in a given unit continuously for at least 180 consecutive days prior to the date that the need for displacement is determined by the City and who is current in the rental payments, is entitled to relocation assistance. Costs related to the relocation of individuals and businesses in accordance with City of Miami Beach and Redevelopment Agency policies will be part of the negotiations between the Agency and the selected developer. 6. Provision of Off-Site Public Improvements The Redevelopment Agency will assist in obtaining certain off- site improvements from the City of Miami Beach including but not limited to: traffic control and signalization, sidewalks , landscaping and the provision of water, sewer and electricity to the site. Specific determination of the project's public improvement components will be part of contract negotiations with the selected developer. 7 . Tax Increment Financing The Agency is empowered to issue tax increment revenue bonds to finance part or all of the land acquisition program, public infrastructure improvements, rehabilitation and new construction, as well as other acceptable public improvements, as enabled under Florida Statutes 163 . 385 through 163 . 395. The mechanics of tax increment financing are predicated on the fact that blighted areas in need of redevelopment usually start with extremely low property tax bases and that, as redevelopment gradually takes hold, the tax base expands accordingly. The annual incremental increase in ad valorem taxes on real property in the entire redevelopment area, except for that portion allocated to school districts, is placed in a redevelopment trust fund for use in financing specified redevelopment activities. It is expected that in order to finance private land acquisition and site preparation costs, the Redevelopment Agency will set up a Land Acquisition Fund supported by Tax Increment Revenue Bonds backed by anticipated tax increment revenues from the project as well as from the South Pointe Redevelopment Area as a whole. 18 8 . Financial Assistance Programs It is expected that only developers who have exhibited the financial capability of packaging the entire project will respond to this proposal. Proposers may, at their discretion, apply for one or more of the public financial assistance programs discussed below. However, the Redevelopment Agency does not make any representation that such funding may be available, nor should proposals be contingent upon the availability of such funding. The South Pointe Redevelopment Area is located within Miami Beach' s only Enterprise Zone. Under Florida law, a locally designated Enterprise Zone is eligible for a variety of tax incentive programs benefiting corporations paying State taxes, including: - State corporate income tax credit equal to 96% of all ad valorem taxes; - Enterprise Zone jobs credit; - 50% State corporate income tax for donations made to sponsors of community redevelopment projects; - Sales tax exemption on business property and building materials; - 50% exemption from municipal tax on electricity and on occupational license fees. Other assistance programs may be available on a limited basis. Interested developers may inquire on the applicability and funding status of these programs, which include: - Interim Finance Program, City of Miami Beach Community Development Block Grant Program. - Dade County Surtax Program for financing low- and medium-income housing (available to local developers and community development corporations) . - Miami Beach Development Corporation State Loan Program. - Housing Development Action Grant (HODAG) Program. - Urban Development Action Grant (UDAG) Program F. INTENDED DEVELOPER PARTICIPATION Developer participation will consist of the following elements: 1. Purchase or lease the site at an agreed-upon price. 2 . Financially assist the Redevelopment Agency in demolishing existing structures on the site, relocating residents and/or business currently located on the site, and providing the necessary off-site improvements. 3 . Assume total responsibility for designing, financing, constructing and marketing the project. 19 It is noted that the selected developer is expected to provide the Redevelopment Agency of Miami Beach with clear proof of his team's ability to complete the development project, as planned and scheduled. Proposers will be required to provide and post the necessary "performance guarantees" upon his eventual selection, as outlined in Section IV-B. IV. DEVELOPER SELECTION PROCESS A. GENERAL SUBMISSION REQUIREMENTS The Agency expects respondents to exercise maximum creativity within the given market, design and financial feasibility framework. The Agency reserves the right to accept any proposal which satisfies its objectives of revitalization of the South Pointe Redevelopment area through sound residential development. The following procedures will be adhered to in administering this part of the process: - A pre-proposal conference will be held for all interested developers on March 3, 1988, at 10 a.m. at 1700 Convention Center Drive, Miami Beach, FL, 2nd Floor Conference Room. Interested developers should advise the Purchasing Agent of the Redevelopment Agency at (305) 673-7495. - Redevelopment Agency representatives will be available to meet with prospective developers throughout the RFP period to answer questions and to provide a tour of the site. - The Agency may issue written addenda regarding this offering to all RFP package recipients to clarify, comment, correct or as otherwise required to facilitate the developer selection process. Should any questions require revisions to the specifications as originally published, such revisions will be by formal amendment only. - Developers replying to this RFP will be expected to post a "bid deposit" of $10, 000, refundable to those not selected. Upon selection and before final negotiations, the chosen developer will be expected to post an additional non- refundable "good faith" deposit, plus additional "performance guarantees" at different phases of project implementation, to be stipulated during contract negotiations. • - Proposals should be submitted to the Purchasing Division Office, Miami Beach Redevelopment Agency, Miami Beach, 2nd Floor, 1700 Convention Center Drive, Miami Beach, FL, 33139. The submission deadline is 4 : 00 p.m. EST on April 29 , 1988. One original and eight (8) copies of the written proposal package should be submitted in a sealed envelope or other container marked "RFP 58-87/88 - Old Police Station Site - South Pointe Development Project Proposal" . 20 - No proposals will be accepted after the RFP closing date, and no modifications to those proposals already submitted will be permitted prior to award, except in those cases where the Agency or the Selection Committee, at a public hearing, requests more information for clarification and/or enhancement purposes from all of the proposers. - The Agency reserves the right to reject any and all proposals received either in whole or in part, with or without cause, or to waive any proposal requirement, informalities or deficiencies in any proposal if such action is deemed in the best interests of the project, the City or the Redevelopment Agency. - By submitting a proposal , interested developers warrant , represent and declare: -- That the only person(s) designated as principal (s) is (are) named therein and that no other person other than those therein mentioned has any interest in the proposal or in the contract to be entered into. -- That the developer's proposal is made without connection with any person, company or party making another proposal, and that it is in all respect fair and in good faith without collusion or fraud. -- That developer has undertaken all the necessary investigations, including but not limited to physical inspection of the site, review of pertinent planning and zoning documents, and economic/ marketing feasibility, and that the developer's proposal does not rely on the accuracy of the information included herein. -- That the submission of a proposal signifies that the proposer understands and agrees to all elements of the proposal, and that such proposal shall become part of the contract between the Redevelopment Agency and the undersigned upon written notice of award. -- That the selected developer will be precluded from assigning, transferring, conveying, subletting or otherwise disposing of the award rights and ensuing contract, or of any or all of the rights, titles or interest therein without prior written consent of the Redevelopment Agency. - The Redevelopment Agency shall accept no responsibility for any expenses incurred in the preparation and presentation of the proposals, such expenses to be borne exclusively by interested proposers. - All proposals shall become the property of the Redevelopment Agency of Miami Beach and be a part of the public record. 21 - Proposers taking exception to any part or section of these specifications shall indicate such exceptions on their proposal . Failure to indicate any exceptions shall be interpreted as the proposer's intent to fully comply with the specifications as written. - Each proposer will be required, before the award of any contract, to show to the complete satisfaction of the Executive Director of the Redevelopment Agency that he has the necessary facilities, ability and financial resources to complete the project as specified herein in a satisfactory manner; he may also be required to show past history and references which will enable the Executive Director to satisfy himself as to the proposer' s qualifications . Failure to qualify according to this requirement will justify rejection of the proposal. - It shall be understood and agreed that any and all services, materials and equipment shall comply fully with all Local, State and Federal Laws and Regulations. - An annotated bibliography of available project information may be found as Exhibit 11 of this RFP. Actual documents are available for on-site review and purchase at nominal cost. B. REQUIRED PROPOSAL CONTENTS The proposal will be evaluated solely on the basis of the written information provided and corresponding site plans and design concept, unless the Redevelopment Agency finds it necessary to request presentations on the part of one or more proposers. The proposal package should include, at a minimum, the following components: - Letter of Transmittal. A generalized statement identifying the party seeking to purchase and/or lease as well as develop the site. - A "Letter of Intent" from a lender as to their interest in financing the development. The Agency will require that the selected developer present a "Letter of Commitment" from a lender prior to negotiations . The Agency defines a reputable lender as an institution which has , in the opinion of the Agency, the financial capacity and experience to commit, fund and monitor the funding of loans necessary to complete this specific project. - A specific program to purchase the site including offer prices and purchase timetables. Indicate whether any parcels are currently controlled by the development group through purchase options and/or contracts. Failure to indicate any such direct or indirect control of parcels within the project will be considered sufficient cause for disqualification of the proposer. 22 - A Site Plan at the "schematic design" level, identifying the location and configuration of proposed buildings , internal traffic flow, ingress and egress points and thoroughfares. This plan should be prepared on a 1" : 30' scale, and should indicate the relationship of the proposed project to its neighborhood context within 300' of the parcel lines. Pertinent renderings, elevations and typical floor plans should be included. - A Narrative Description of the development approach for this project, the conceptual architectural design of the structures and the intended marketing approach. This narrative should highlight features which support the achievement of excellence in architecture, planning and building system, and should explain how the overall design relates to the Agency's objectives for the site and for the overall South Pointe area. It should include a tabulation of net leasable and gross building area, open space, floor area ratio, building coverage, proportion of for-sale vs. rental units, and intended parking provisions. - A completed Summary of Proposal Form, per Exhibit 9. - A Development Schedule , showing major milestones and absorption rate estimates, by various types of residential uses proposed. - Proiect Cost Estimates and Complete Financial Plan , including operating pro-formas for all project components for a 10-year period. If applicable, public financing elements should be clearly identified. - An Organizational Chart, identifying the inter-relationship of all developer's team components. Owners and managers of the various components should be clearly identified. - Credentials, describing and documenting the team's proven ability to develop these types of facilities should be presented in accordance with the format prescribed in Exhibit 10 , Statements of Developer Qualification and Financial Capacity. - Conditions of Developer Commitment, including all terms or qualifiers which impact the commitment of the developer and any of his team components should be clearly identified. The proposer 'must clearly indicate, in writing and signed by a principal, his willingness to post, upon selection, the "performance guarantee" required by the Agency. - A "bid deposit" of $10, 000, refundable to those proposers not selected. 23 C. RFP SELECTION PROCESS The selection process will start immediately after the deadline for proposal submission, and will consist of two phases: 1. Selection of developer proposal for the award of exclusive negotiation rights. This phase is expected to be completed by May 27, 1988. A "Blue Ribbon" Selection Committee will be appointed by the Redevelopment Agency to make recommendations. This committee may choose a short list of proponents for further in-depth interviews before final selection. Its recommendations for the award of exclusive negotiation rights will be based upon consideration of the following weighted criteria: - Development team qualifications, including experience and financial capacity and commitment 40% - Quality of the proposal, in terms of excellency in proposed market orientation, design compatibility with the other components of the South Pointe Redevelopment Plan, and overall economic feasibility 25% - Proposed purchase/lease price and conditions of the site 30% - Proposed time schedule for overall completion of the project and of its individual phases 5% 2 . Negotiations with the selected developer to finalize the terms and conditions of the project. The selected developer must be prepared to execute a Negotiation Agreement with the Agency immediately after selection. The negotiation phase is expected to be completed within 90 days after the Redevelopment Agency ranks order the proposals and instructs the Executive Director to initiate contract negotiations with the top ranked proposers. The selected developer shall be legally considered as an independent contractor and neither he nor his employees shall, under any circumstances, be considered servants or agents of the Redevelopment Agency, and the Redevelopment Agency shall be at no time legally responsible for any negligence on the part of said developer, his servants or agents, resulting in either bodily or personal injury or property damage to any individual, firm or corporation. 24 EXHIBIT 9 OLD POLICE STATION SITE PROJECT - SUMMARY OF PROPOSAL (To be completed by Developer candidates) AVERAGE $ TOTAL A.PRICE TO BE PAID FOR THE SITE PER SQ.FT. PARCEL 1. Outright Purchase from City $ $ 2 . Long-Term Lease ($ per year) $ $ B.PROPOSED CONTRIBUTIONS TO: 1. Demolition Costs $ 2 . Relocation Costs $ 3 . Off-Site Improvement Costs $ < BUILDING TYPES > C.FOR SALE UNITS-DEVELOPMENT PROGRAM A B C D 1. No. of Units 2 . Average Floor Space/Unit (sq. ft. ) 3 . Building Construction Costs/Unit $ $ $ $ 4 . Parking a. No. of Spaces b. Cost per Space $ $ $ $ 5. Common Areas Development Costs $ $ $ $ 6. Recreation Amenities Dev. Costs $ $ $ $ 7 . All Other Indirect (Soft) Costs $ $ $ $ 8 . TOTAL DEVELOPMENT COSTS $ $ $ $ 9 . AVERAGE SELLING PRICE, PER UNIT $ $ $ $ D.RENTAL UNITS-DEVELOPMENT PROGRAM A B C D 1. No. of Units 2. Average Floor Space/Unit (sq. ft. ) 3 . Building Construction Costs/Unit $ $ $ $ 4. Parking a. No. of Spaces b. Cost per Space $ $ $ $ 5. Common Areas Development Costs $ $ $ $ 6. Recreation Amenities Dev. Costs $ $ $ $ 7. All Other Indirect (Soft) Costs $ $ $ $ 8. TOTAL DEVELOPMENT COSTS $ $ $ $ 9 . AVERAGE MONTHLY RENTAL, PER UNIT $ $ $ $ E.COMMERCIAL SPACE-DEVELOPMENT PROGRAM 1. Net Leasable Square Footage 2 . Building Construction Costs/Sq. ft. $ 3 . Parking a. No. of Spaces b. Cost per Space $ 4 . Common Areas Development Costs $ 5. All Other Indirect (Soft) Costs $ 6. TOTAL DEVELOPMENT COSTS $ 7 . AVERAGE ANNUAL LEASE PRICE, PER SQ.FT. $ 26 Pre.enti to C: Coaat.i Prepare Draft I Pr...station Packo Request for to Land Dae P Final 1FP i Start I Finish Proposal « and Draft o/ RFP Remola. Conatractton Conatractton (RFP) Coa I I D.veloptePhasent P► • 1 I \ Phase 1 ait 11-74-67 Po T.) l.develyp to Start Ftoi.t 5 er Construction CCoa Finishior. AgemI Phase II Paue II 12-2: ft Start ////// Marketing/Solon { \\Cosplste Sale. ST FILLET 1990 ST Min 1969 EXHIBIT 10 STATEMENT OF DEVELOPER QUALIFICATIONS AND FINANCIAL CAPACITY 1. ORGANIZATION a. State the name and complete mailing address of developer. b. State the name, telephone number and title of person(s) designated as having authority to officially represent the developer. c. State the form of the organization or firm (proprietorship, corporation, limited partnership, joint venture, etc. ) Also provide the appropriate information requested below: 1) If incorporated, state the date of incorporation, the state, and the federal ID number. If you are required to file periodic reports with the SEC under Section 13 of the Securities and Exchange Act of 1934, please attach the most recent report. If not, list the names , addresses, titles and the extent of the interest of the officers , directors or trustees and each stockholder owning more than 10% of any class of stock. 2) If a partnership, list the name of the partnership if different from l.a. above, the form of partnership, and evidence of SEC registration, if applicable. List the name and address of each partner, whether a general or limited partner, and the percent of interest or a description of the character and extent of interest. 3) If a business association or joint venture, list the names, addresses, form of organization and either the percent of interest or a description of the character and extent of interest for each participant . For all partnerships and/or corporations involved in the joint- venture, submit as required in 1) and/or 2) above. d. If a new development entity is to be formed to implement the project, describe it as requested in a. , b. , and c. above. e. List the names, addresses, officers and directors of any other participating person or firm that has a financial or investment interest in the outcome of this proposal . 2 . PAST EXPERIENCE/PROPOSED STAFFING a. List all large-scale, mixed-use projects similar to the subject project which have been completed by the developer or any principals of the developer. Give the name, location, a brief description, the extent and nature of the developer's involvement, the completion date of each project and an on-site contact person, including telephone number. 27 CERTIFICATION OF DEVELOPER QUALIFICATIONS AND FINANCIAL CAPACITY I (We) certify that this Statement of Developer Qualifications is true and correct to the best of my (our) knowledge and belief. Date Signature Title Address Date Signature Title Address Attest: Attest: (Seal) 30 b. Identify the entities listed below, including their qualifications, experience, responsibility and authority on this project. Provide letters from each party verifying their intended participation in the project. Be certain to provide addresses, contact persons and telephone numbers. 1) Developer's Project Manager; 2) Owners (if different from developer) 3) Architect 4) Engineer 5) General Contractor 6) Attorney 7) Consultants 8) Sales/leasing agents, if applicable 9) Other key participants. c. Describe any additional qualifications (e.g. , experience, financial capacity, personnel, equipment) . d. State whether any Redevelopment Agency or City of Miami Beach official, employee or appointee who exercises any functions or responsibilities in connection with the implementation of this project has any direct or indirect personal interest in the developer or the development proposed. If yes, explain. 3 . WILLINGNESS TO PARTICIPATE Provide a letter signed by the developer' s authorized representative acknowledging willingness to participate in the project, particularly as it relates to the following: a. Conforming to the requirements and conditions described in this RFP. b. Cooperating in review processes established by the Agency to monitor the project throughout the various implementation steps. c. Willingness to post performance guarantee bonds and similar requirements. 4 . FINANCIAL STATUS, CAPACITY AND PAST RECORD a. Attach any financial statements, records or assurances that indicate •the financial capacity and viability of the development team and its individual components. Further financial information may be required to clarify or to qualify the developer for final selection. b. Give the names and addresses of at least two bank references. Include the names and telephone numbers of specific persons who may be contacted. 28 c. Concerning the development team's past record, state whether: 1) In the past ten years, the developer or any principals of the developer organization ever failed to qualify as a responsible bidder, refused to enter into a contract after an award has been made, or failed to complete a contract. If yes, explain. 2) Any surety or bonding company has ever been required to perform upon the developer's default or the default of any of its principals. If yes, attach a statement naming the company, the date, the amount of the bond and the circumstances surrounding said default and performance. 3) The developer or a principal of the developer has ever been declared bankrupt, or reorganized under Chapter 11, or put into receivership. If yes, give date, court jurisdiction, action taken and any other explanation deemed necessary. 4) The developer or a principal of the developer has ever been indicted for, or convicted of any, felony within the past ten years. If yes, give date, court jurisdiction, action taken and any other explanation deemed necessary. 5. CERTIFICATION The attached qualification and certification 'form verifying that the Statement of Developer Financial Capacity is true and correct must be executed by the developer's authorized representative. 29 EXHIBIT it BIBLIOGRAPHY AND INFORMATIONAL SOURCE LIST 1. Census Figures, U.S. Bureau of the Census, 1980. 2 . Commercial Market Analysis, City of Miami Beach, October 1984 . 3 . Interim Finance Program, City of Miami Beach, January 1988 . 4 . Making Infill Project Work, Urban Land Institute and the Lincoln Institute of Land Police, 1985. 5. Miami Beach Rediscovered, Urban Land Institute, October 1987 . 6. Multi-Family Residential Rehabilitation Financing Program - Guidelines, City of Miami Beach. 7. Real Estate Transactions, Art Deco District & South Pointe, City of Miami Beach - M.B.D.C. , October 1987 . 8 . Resources for Lenders, City of Miami Beach Lenders' Conference, City of Miami Beach - Miami Beach Development Corporation, Spring 1986. 9. South Pointe-A Market Analysis to Determine Residential Development Opportunities, Goodkin Research Corporation, • February 14, 1985. 10. South Pointe-Development Opportunities, Halcyon Ltd. , April 1985 . 11. South Pointe-Development Sites, City of Miami Beach, October 1986. 11. South Pointe - Office and Retail Market Potentials, Halcyon Ltd. , April 1985. 12 . South Pointe - Private Sector Development Controls and Guidelines for South Shore, The Miami Beach Redevelopment Agency, April 25, 1978 . 13 . South Pointe - Retail Development Opportunities, Halcyon Ltd. , April 1985. 14 . South Pointe - South Shore Revitalization Strategy, Freilich & Leitner, PBSC, Halcyon Ltd./CMB Department of Planning, July 1983 . 15. South Pointe - Urban Design Objectives, Land Design/Research, Inc. , June 1985. 16. Tax Incentives Available under H.B. 1218 - Florida's Enterprise Zone Program, 1986. 17 . What the Media is Saying about Miami Beach, City of Miami Beach. 18 . Zoning Ordinance, City of Miami Beach, Amended Jan. 31, 1987 . 31 - Alton Road, Collins Avenue, Washington Avenue and Ocean Drive, all major north/south thoroughfares through Miami Beach. Alton Road, paralleling the site's western boundary, is the designated entryway to the South Pointe Redevelopment Area. The proposed Rail Transit System (trolley line) , linking Miami Beach with Miami, is expected to be routed through 5th Street and possibly through other parts of South Pointe. The site is considered suitable as an interior infill residential site. It consists of two full city blocks to be consolidated into a single parcel of approximately 5.2 acres. Specifically, it includes Blocks 80 and 78 of Ocean Beach Addition No. 3 subdivision, plus inclusive public rights-of-way. It is bounded by Alton Road, a major thoroughfare, by First Street, a commercial street including a wide variety of food purveyors, distributors and auto repair shops , and by predominantly residential streets, such as Second St. , Meridian Ave. and Jefferson Avenue. It faces the newly-developed Miami Beach Marina and Biscayne Bay directly to the west while the beach is four blocks to the east. 2 . Parcel Distribution and Ownership Patterns The gross area of 5.21 acres is distributed as follows: - Block 80 109, 500 sq. ft Bounded by Jefferson Ave. (east) , Alton Rd. (west) , First St. (south) and Second St. (north) - Block 78 92 , 155 Bounded by Meridian Ave. (east) , Jefferson Ave. (west) , First St. (south) , and Second St. (north) - Jefferson Ave. between First and Second Streets25, 550 TOTAL LAND (5.21 acres) 227,205 sq. ft The City of Miami Beach owns or controls a total of 92 , 356 sq. ft. (40. 6% of the site) , including 54, 000 sq. ft. in platted land mainly occupied by temporary parking facilities (formerly the old police station) , as well as 38 , 356 sq. ft . in rights-of-way, including streets and alleys. The Agency has a commitment from the City of Miami Beach to convey this property to the Agency and to vacate the interior rights-of-way if a favorable proposal is received for the purpose of implementing the project. The balance, 135, 016 sq. ft. is currently in private hands and must be acquired by the Redevelopment Agency and assembled into single ownership before development continues as planned. 10 It is noted that a third city block (53) , bounded by Meridian and Washington Avenues and by First and Second street, and adjacent on the east to the designated redevelopment site, is considered suitable for residential development of the type contemplated for blocks 78 and 80. Should a developer deem it feasible to include this additional block in later phases of the project, the Redevelopment Agency will entertain such a proposal as an alternative. However, the primary intent is to create the proper conditions for development of the indicated two-block site. C. PROJECT OBJECTIVES The South Pointe area has been recognized as having tremendous development potential . Its proximity to the ocean, bay and downtown Miami present an opportunity to provide attractive and affordable new housing in a uniquely desirable urban setting. In March 1985 , Halcyon Ltd. in conjunction with Freilich & Leitner, consultants to the Redevelopment Agency, completed a study on the Alton Road/Biscayne Street corridor which recommended the Old Police Station as a suitable site for new infill residential housing development marketable to young families and professionals. Similar conclusions were reached by a Residential Market Analysis of the entire South Pointe Area, conducted by Goodkin Research Corporation in February 1985. */ The objectives of this project are: - To create an exciting infill residential development with a village-type atmosphere which will offer affordable and secure ownership housing to residents while being sensitive to the improving environment of South Pointe. The recommended development concept includes a combination of townhouses, stacked flats, amenities (pool , tennis , security, on-site parking, etc. ) and limited retail. - To encourage maximum utilization of this strategic site within sound density and design guidelines. - To ensure that the site and buildings are planned, designed and constructed as an architectural landmark of the highest possible quality within existing market constraints. - To reinforce the new development taking place in nearby areas of South Pointe and the Art Deco District by providing a sizable group of new residents capable of economically supporting newly available facilities. - To set a standard of excellence that will stimulate rehabilitation and redevelopment on surrounding properties. */Copies of both of these studies, as well as other support material , are available for review and/or purchase at nominal cost by interested developers . 11