Resolution 2025-33560 2025-33560
RESOLUTION NO.
A RESOLUTION OF THE MAYOR AND CITY COMMISSION ACCEPTING THE
RECOMMENDATION OF THE FINANCE AND ECONOMIC RESILIENCY
COMMITTEE FROM ITS JANUARY 24, 2025 MEETING TO USE THE BYRON
CARLYLE BUILDING PROGRAM TITLED "SCENARIO#2" FOR MODELING A
PRO FORMA OF THE YEARLY OPERATING COST.
WHEREAS, the Byron Carlyle Theater, located at 500 71st Street between Byron Avenue
and Carlyle Avenue ("Byron Carlyle"), originally opened in 1968 as twin cinemas hosting first-run
movies in the heart of North Beach; and
WHEREAS, the Byron Carlyle continued to operate until being purchased by the City in
2001, and was leased to 0-Cinema, a non-profit, independent cinema until approximately 2018;
and
WHEREAS, being uninhabited since 2019, the Byron Carlyle is in poor condition due to
flooding, deferred interior maintenance, poor air circulation, mold, and a series of electrical defi-
ciencies; and
WHEREAS, on September 17, 2021, the Mayor and City Commission made a referral to
the Finance and Economic Resiliency Committee (FERC) to discuss ways to move forward with
the Byron Carlyle Theater; and
WHEREAS, on November 8, 2022, the City's voters approved a $159 million General
Obligation_(G.O.) Bond for Arts and Culture that included $30,570,000 for the redevelopment of
the Byron Carlyle Theater; and
WHEREAS, on January 27, 2023, the FERC discussed the Theater and recommended
the Administration engage with a cultural arts consultant to guide the City with regard to the
redevelopment of the Theater, help refine the vision for the space and, ultimately, advise the City
Commission on the industry's "best practices" for developing innovative cultural facilities; and
WHEREAS, AMS Planning and Research (AMS)were the consultants recommended by
the Administration and approved by the City Commission; and
WHEREAS, at the March 13, 2024, City Commission meeting, at the request of
Commissioner Tanya K. Bhatt, the Mayor and Commission approved the referral of item (C4 D)
to FERC to discuss the programming for the new Byron Carlyle; and
WHEREAS, on April 3, 2024, the Mayor and City Commission approved a dual referral of
item C4 H to FERC and the Land Use and Sustainability Committee(LUSC)to conduct a detailed
review of the two (2) different models for the proposed Byron Carlyle cultural center; and
WHEREAS, this item was presented and discussed at the May 1, 2024, LUSC meeting,
where the Committee adopted a motion with a split vote recommending to move forward with the
Cultural Arts Center with some level of workforce housing; and
WHEREAS, at the May 24, 2024 FERC meeting, the Committee passed a motion
returning this item to the full City Commission with a favorable recommendation to proceed with
the project incorporating workforce housing; and
WHEREAS, at the June 26, 2024 City Commission meeting, the Mayor and City
Commission directed the Administration to proceed with the project model including workforce
housing; and
WHEREAS, the Commission requested the Administration to present next steps in the
process for issuing a Request for Proposal (RFP); and
WHEREAS, the Administration discussed the need for further guidance in the creation of
a 501(c)(3) development/operating partner, formulation of operating plan and financial proforma
to inform the RFP for the proposed Cultural Center; and
WHEREAS, at the June 26, 2024, Commission meeting, the Mayor and City Commission
approved the continued engagement of AMS Planning and Research in the additional amount of
$160,000.00, waiving by a 5/7ths vote the formal competitive bidding requirement, finding such
waive to be in the City's best interest; and
WHEREAS, the Administration worked with AMS in the development of various building
programs influencing future operating models; and
WHEREAS, at the January 24, 2025 FERC meeting, the Administration presented three
(3) sample building programs of differing scales and costs, with Committee unanimously
recommending the option titled "Scenario #2" to be used by AMS for the financial modeling of a
typical operating year, details of which are set forth in the Commission memorandum
accompanying this Resolution; and
WHEREAS,the Committee affirmed that Scenario#2 was the better choice as it achieved
the goals of the cultural center at a cost that was more attainable.
NOW, THEREFORE , BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City
Commission hereby accept the recommendation of the Finance and Economic Resiliency
Committee from its January 24, 2025 meeting to use the Byron Carlyle building program titled
"Scenario #2"for modeling a pro forma of the yearly operating cost.
PASSED and ADOPTED THIS If day of iNrc 2025.
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Steven Meiner, Mayor
ATTEST: •
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Rafael E. Granado, City Clerk $1,
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Sponsored by Commissioner Tanya K. Bhatt &FOR EXECUTION
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Co-Sponsored by Commissioner Joseph Magazinektr,‘ City Attorney Date
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Co-Sponsored by Commissioner David Suarez
Resolutions - C7 F
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Eric Carpenter, City Manager
DATE: March 19, 2025
TITLE: A RESOLUTION OF THE MAYOR AND CITY COMMISSION ACCEPTING THE
RECOMMENDATION OF THE FINANCE AND ECONOMIC RESILIENCY
COMMITTEE AT ITS JANUARY 24, 2025 MEETING TO USE BYRON CARLYLE
BUILDING PROGRAM SCENARIO TWO FOR MODELING YEARLY OPERATING
COSTS.
RECOMMENDATION
The City Administration (Administration) recommends that the Commission accept the
recommendation of the Finance and Economic Resiliency Committee (FERC) at its January 24,
2025 meeting to use the Byron Carlyle building program titled "Scenario #2" for modeling a pro
forma of the yearly operating cost.
BACKGROUND/HISTORY
The Byron Carlyle Theater complex is located at 500 71st Street, between Byron Avenue and
Carlyle Avenue, where it opened in 1968 as Twin Cinemas hosting first-run movies. The City
purchased the Byron Carlyle Theater (the Theater) from the WBC Broadcasting Corporation in
2001 and partially renovated it to spur economic development and bolster North Beach arts and
culture. In 2014, the City executed a Management Agreement with Living Arts Trust d/b/a 0
Cinema, who occupied the Theater's western portion. The remaining eastern portion remained
vacant and unutilized. The poor condition of the building required it to be permanently closed and
has remained so since October 31, 2019.
At the March 13, 2024, City Commission meeting, the Mayor and City Commission approved at
the request of Commissioner Bhatt, the referral of item (C4 D) to the FERC to discuss the
programming for the new Byron Carlyle G.O. Bond project for a multi-purpose cultural arts space
and possibly workforce housing and/or other uses that are compatible with a cultural arts center
and the surrounding neighborhood and to consider the various options for financing construction
and funding models for the project. Additionally, on April 3, 2024, the Mayor and City Commission
approved a dual referral of item C4 H to FERC and the Land Use and Sustainability Committee
(LUSC)to conduct a detailed review of the two(2)different models for the proposed Byron Carlyle
cultural center.
This item was presented and discussed at the May 1, 2024, LUSC meeting. A motion was made
to recommend moving forward with the Cultural Arts Center with some level of workforce
housing. Two board members voted in favor of the motion and two against, citing they would like
to have more information on the impact of the workforce housing. Some questions considered
were how the Project could affect parking and traffic, as well as if there are ways to ensure
residents of the building work in the area to avoid additional congestion. The item moves to the
June 26, 2024, Commission meeting with an unfavorable recommendation from LUSC.
At the G.O. Bond Oversight Committee meeting held on May 9, 2024, the Committee moved with
a 7/0 vote to include workforce housing, including artist housing, as part of the Byron Carlyle
Theater Project, utilizing $4 million of G.O. Bond funds available in Tranche 2 (for workforce
Page 185 of 1157
housing) (LTC# 184-2024).
Subsequently,the North Beach CRA Advisory Committee adopted at their May 14, 2024, meeting,
a unanimous motion, supporting, in concept, the Byron Carlyle redevelopment incorporating the
workforce housing component, prioritizing artistic and cultural workers, provided that there are no
short-term rentals and/or micro-units (LTC# 199-2024). The Committee also discussed the CRA's
requirement to use a minimum 10% of its budget toward the creation of workforce housing and
identified the Byron Carlyle project as a way to do so without the added burden of purchasing
additional land.
On May 24, 2024, the FERC discussed this item and recommended in favor of proceeding with
the project incorporating workforce housing with no micro-units and no short-term rentals. It was
also discussed that there should be further deliberation on the qualifications for those seeking to
live in the workforce housing created. The FERC further recommended to return this item to
Commission for discussion.
At the June 26, 2024, Commission meeting, the Mayor and City Commission unanimously
approved the Byron Carlyle Project to proceed with the inclusion of workforce housing.
Additionally, the body authorized the continued engagement of AMS Planning and Research for
the additional amount of $160,000.00, waiving by a 5/7ths vote the formal competitive bidding
requirement, finding such waive to be in the City's best interest.
At the Commission meeting held on Dec 11, 2024, a Referral (C4 U) was made to FERC to
discuss the status of the Byron Carlyle Project and the structure for the contemplated RFP.
At the January 24, 2025 FERC meeting, the Administration presented three (3) sample building
programs of differing scales and costs, described in the Analysis below. The Committee
unanimously recommends the option titled "Scenario #2" to be used by AMS for the financial
modeling of a typical operating year. •
ANALYSIS
To model the operating costs for the future Byron Carlyle Cultural Center, three sample building
programs ("Scenarios")were developed by AMS. The Administration and AMS deliberated which
of the Scenarios would most closely resemble the likely final project.
Two factors were considered; the needs of the arts organizations and the total cost of delivering
the cultural center.
Scenario #1 would meet the expressed needs of the users in a facility with the exception of
availability of dates. This version would only accommodate one event/user at a time, along with
some limited ancillary activity. This is due to having a single dedicated performance space, a
Studio Theater with a flexible seating capacity of 250. The programming for this facility would be
sequential, needing to allow dark days between events to turn the space around.
-This project would have a gross square footage of 27,270 sq. ft. and an estimated total project
cost of$38.7M
Scenario #2 builds on Scenario 1 with the addition of a screening room and an increased
maximum flexible capacity of 350 in the Studio Theater. The addition of the 75-seat screening
room would allow the cultural center to present film, lectures, and other small presentations while
they hold performances or turn over the studio theater.
-This scenario has a gross square footage of approximately 32,820 sq. ft. and a total project cost
of$45.6M
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Scenario #3 delivers all the needs and wants requested by the arts organizations that were
interviewed. The inclusion of a second flexible 150 seat studio theater and a second 150 seat
screening room ensures availability of space to almost satisfy the anticipated future demand, as
communicated by the arts organizations.
-This version of the project has a square footage of 54,435 sq. ft. and a total project cost of
$73.7M.
In deliberation, it was determined that Scenario #1 was unacceptable as it did not achieve the
goals of the proposed cultural center.
Between Scenarios#2 and#3, it was reasoned by the Administration, and later affirmed by FERC,
that Scenario#2 was the better choice as it achieved the goals of the cultural center at a cost that
was more attainable. Additionally, it was discussed that there would be an opportunity to revisit
the building program further into the design process.
FISCAL IMPACT STATEMENT
The 2022 G.O. Bond for Arts and Culture has appropriated $30,570,000 (split over two tranches)
for the redevelopment of the Byron Carlyle Theater: $10,590,000 in tranche 1 and $19,980,000
in tranche 2. This project also qualifies to receive part or all of an additional $4,000,000 available
for workforce housing through the 2022 G.O. Bond for Art and Culture.
Does this Ordinance require a Business Impact Estimate?
(FOR ORDINANCES ONLY)
If applicable, the Business Impact Estimate (BIE) was published on:
See BIE at: https://www.miamibeachfl.gov/city-hall/city-clerk/meeting-notices/
FINANCIAL INFORMATION
CONCLUSION
The City Administration (Administration) recommends that the Commission accept the
recommendation of the Finance and Economic Resiliency Committee at its January 24, 2025
meeting to use the Byron Carlyle building program titled "Scenario #2" for modeling a pro forma
of the yearly operating cost.
Applicable Area
North Beach
Is this a "Residents Right to Know" item, Is this item related to a G.O. Bond
pursuant to City Code Section 2-17? Project?
No Yes
Was this Agenda Item initially requested by a lobbyist which, as defined in Code Sec. 2-481,
includes a principal engaged in lobbying? No
If so, specify the name of lobbyist(s) and principal(s):
Department
Page 187 of 1157
Facilities and Fleet Management
Sponsor(s)
Commissioner Tanya K. Bhatt
Co-sponsor(s)
Commissioner Joseph Magazine
Commissioner David Suarez
Condensed Title
Accept Rec/Use Byron Carlyle Bldg Prog Scenario 2 for Modeling Yearly Operating Costs.
(TB/JM/DS) FF
Previous Action (For City Clerk Use Only)
Page 188 of 1157
C4 U REFERRAL TO THE FINANCE AND ECONOMIC RESILIENCY COMMITTEE TO
DISCUSS THE STATUS OF THE BYRON CARLYLE PROJECT AND THE
STRUCTURE FOR THE CONTEMPLATED RFP(S).
Applicable Area:
Page 189 of 1157
Committee Referrals—C4 U
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Commissioner Tanya K. Bhatt
DATE: December 11, 2024
TITLE: REFERRAL TO THE FINANCE AND ECONOMIC RESILIENCY COMMITTEE TO
DISCUSS THE STATUS OF THE BYRON CARLYLE PROJECT AND THE
STRUCTURE FOR THE CONTEMPLATED RFP(S).
RECOMMENDATION
BACKGROUND/HISTORY
ANALYSIS
Please place on the December 11, 2024 City Commission agenda a referral to the January 2025
Finance and Economic Resiliency Committee ("FERC")to discuss the status of the Byron Carlyle
Project and the Structure for the contemplated RFP(s).
The Byron Carlyle Theater complex, located at 500 71st Street in North Beach, has long been a
focal point for arts and culture in the area. Originally opened in 1968 as Twin Cinemas, the City
of Miami Beach acquired the theater in 2001,with the intention of revitalizing it as a cultural venue
to support economic development and enhance the arts scene in North Beach. After a partial
renovation, the City entered into a Management Agreement in 2014 with Living Arts Trust d/b/a
O Cinema. However, due to the deteriorating condition of the building, the City closed the theater
in October 2019.
Since its closure, several discussions have taken place regarding the future of the Byron Carlyle
Theater. In September 2021, the City Commission referred the matter to FERC to explore options
for the future of the theater. This led to the approval of$400,000 in funding for conceptual designs
and charettes for the redevelopment of the Byron Carlyle Theater as a multi-purpose cultural arts
center, with the possibility of incorporating workforce housing. Furthermore, the voters of Miami
Beach approved a $159 million General Obligation Bond for Arts and Culture, which included
$30,570,000 earmarked for the redevelopment of the Byron Carlyle Theater.
Following discussions, including a May 2024 recommendation by FERC and the North Beach
CRA Advisory Committee, the Commission approved the inclusion of workforce housing in the
redevelopment project. The project is also poised to incorporate other cultural and community
uses that align with the surrounding neighborhood.
As part of the next steps, AMS Planning and Research (AMS) and TheaterDreams are working
with the City to develop an operational model for the center and structure the Request for
Proposals (RFP) for the project. However, several important steps remain in the process,
including finalizing the governance structure, confirming the programmatic design, and issuing
the RFP for a workforce housing builder/developer.
Page 190 of 1157
DISCUSSION ITEMS:
I would like for the FERC to discuss the following points:
1. Project Overview and Status Update:
• Review the current status of the Byron Carlyle Project, including the inclusion
of workforce housing and other potential uses, as well as the progress made
in conceptual designs and planning.
• Discuss the timeline outlined by AMS for the completion of the remaining tasks,
including the development of an operating model, creation of an operating pro
forma,and the issuance of an RFP.
2. Contemplated RFP Structure:
• Review the structure and scope of the anticipated RFP(s) for the project,
focusing on the selection process for the development/operating partner, as
well as the procurement of a workforce housing developer/builder.
• Consider the governance structure for the new cultural arts space, including
options such as a not-for-profit,city trust,or other appropriate models,and the
potential impact of each on the procurement process.
• Discuss the desired qualifications for the workforce housing component,
ensuring it aligns with the City's goals of providing affordable housing for
cultural and artistic workers while maintaining compatibility with the
surrounding neighborhood.
3. Potential Challenges and Opportunities:
• Identify any challenges in the current planning and procurement process,
particularly regarding the integration of workforce housing and cultural spaces
within the same project.
• Explore opportunities to streamline the timeline, including the possibility of
utilizing a Public-Private Partnership (P3) to expedite the development
process,as well as ways to align the project with broader city goals for arts and
culture,workforce housing, and economic resilience.
4. Next Steps and Timeline:
• Discuss the next steps for the City in advancing the Byron Carlyle Project,
including any further coordination required between AMS, the City
administration, and potential developers or partners.
• Review the projected timeline for completing the planning, procurement, and
construction phases of the project, and the potential for reducing delays
through efficient planning and partnerships.
The Administration should be prepared to address the above discussion points at Committee.
FISCAL IMPACT STATEMENT
N/A
Does this Ordinance require a Business Impact Estimate?
(FOR ORDINANCES ONLY)
If applicable,the Business Impact Estimate(BIE)was published on:
See BIE at: https://www.miamibeachfl.gov/city-hall/city-clerk/meeting-notices/
FINANCIAL INFORMATION
Page 191 of 1157
CONCLUSION
Applicable Area
Citywide
Is this a"Residents Right to Know" item, Is this item related to a G.O. Bond
pursuant to City Code Section 2-17? Project?
No No
Was this Agenda Item initially requested by a lobbyist which,as defined in Code Sec.2-481 i
includes a principal engaged in lobbying? No
If so,specify the name of lobbyist(s)and principal(s):
Department
City Attorney
Sponsor(s)
Commissioner Tanya K. Bhatt
Co-sponsor(s)
Condensed Title
Ref:FERC-Status of Byron Carlyle Project and Contemplated RFP Structure. (Bhatt)
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