Resolution 2025-33597 RESOLUTION NO. Z02533597
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, AUTHORIZING THE CITY MANAGER TO NEGOTIATE
A LEASE AGREEMENT BETWEEN THE CITY ("TENANT")AND BCPF AVE, LLC
("LANDLORD"), BASED UPON THE ESSENTIAL TERMS SET FORTH IN THIS
RESOLUTION, FOR LEASE OF APPROXIMATELY 24,991 SQUARE FEET OF
WAREHOUSE SPACE, LOCATED AT 14101 NW 57TH AVENUE, MIAMI LAKES,
FL 33054 ("PREMISES"), TO BE USED BY THE MIAMI BEACH POLICE
DEPARTMENT ("MBPD") FOR STORAGE; SAID LEASE HAVING AN INITIAL
TERM OF FIVE (5) YEARS, COMMENCING ON AUGUST 1, 2025, WITH ONE (1)
RENEWAL TERM OF FIVE (5)YEARS AT THE OPTION OF THE CITY MANAGER;
AND FURTHER, FOLLOWING COMPLETION OF SUCCESSFUL NEGOTIATIONS
AND REVIEW AND APPROVAL BY THE CITY ATTORNEY, AUTHORIZING THE
CITY MANAGER TO EXECUTE THE LEASE AGREEMENT.
WHEREAS, the Miami Beach Police Department("MBPD")provides critical law enforcement
services, crime prevention programs, and community engagement initiatives to the residents and
visitors of Miami Beach; and
WHEREAS, MBPD currently leases an 18,200 square-foot warehouse located at 6700 NW
36th Avenue, Miami, Florida, for evidence storage, vehicle storage, and operational equipment; and
WHEREAS, the existing lease is set to expire on September 30, 2025 and continued use of
this warehouse facility has become impracticable because the space does not have suRicient
capacity to meet MBPD's expanding operational needs and the space has significantly deteriorated,
increasing the City's maintenance costs; and
WHEREAS, the current landlord Intends to increase reM to market value, estimated behveen
$17.00 to $21.00 per square foot, further making retention of the existing facility an imprudent
business decision; and
WHEREAS,the CityAdministration has identified and is in the process of negotiating a Lease
Agreement with BCPF AVE, LLC ("Landlord") for use of a newly consiructed 24,991 square-foot
warehouse facility, located at 14101 NW 57th Avenue, Miami Lakes, Florida 33054, which offers
improved infrastructure, up-to-date fire and life safety, and operational effciency for MBPD's needs;
and
WHEREAS, the proposed Lease Agreement includes the following key terms:
Tenant: City of Miami Beach, Florida municipal corporation
Landlord: BCPF AVE, LLC, a Delaware limited liability company
Premises: 14101 NW 57th Avenue, Miami Lakes, FL 33054
Size: Approximately 24,991 rentable square feet
Use: Office and storage for MBPD operations
Lease Term: Five (5) years from Rent Commencement
Base Rent: $18.50 per square foot, triple net
Rent Escalation: 4% annual increase starting in Month 13
i
Operating Expenses: Estimated at $4.61 per square foot in 2025
Renewal Option: One (1)option to renew for five (5)years, with rent adjusted to fair market
value but not less than a 4% increase over the previous year's base rent
Security Deposit: Equivalent to two (2) months' rent
Right to Terminate: Tenant has the right to terminate the lease at month Forty (40) with
hvelve (12) months' prior written notice to Landlord and payment of a penalty of six (6)
months' Base Rent and Operating Expenses
Lease Commencement Date: August 1, 2025
Rent Commencement Date: Three (3) months after Lease Commencement
Utilities: Tenant responsible for electricity, water, phone, and gas (if applicable)
Tenant's Work: Must be approved by Landlord and performed by a licensed general
contractor
Lease Form: Traditional triple-net lease; and
WHEREAS, securing this lease will enhance MBPD's ability to store and manage law
enforcement resources effciently, ensuring uninterrupted public safety services and improving long-
term operational sustainability; and
WHEREAS, based on the competitive lease terms, increased operetional capacity, and
improved facility conditions, the City Manager recommends negotiating a Lease Agreement based
upon the essential terms set forth in this Resolution, and following completion of successful
negotiations and review and approval by the City Attorney, executing the Lease Agreement.
NOW,THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA,that the Mayorand City Commission hereby authorize
the City Manager to negotiate a Lease Agreement between the City("TenanP')and BCPF AVE, LLC
("Landlord"), based upon the essential terms set forth in this Resolution, for lease of approzimately
24,991 square feet of warehouse space, located at 14101 NW 57th Avenue, Miami Lakes, Florida
33054, to be used by the Miami Beach Police Department (MBPD) for storage; said Lease
Agreement having an initial term of five (5) years, commencing on August 1, 2025, with one (1)
renewal term of fve (5) years at the option of the City Manager; and further, following completion of
successful negotiations and review and approval by the Ciry Attorney, authorize the City Manager
to execute the Lease Agreement.
PASSED and ADOPTED this Zj day of Apr�� 2025.
ATTEST: +�
APR 2 9 2025 �' "C-ec�,,.�_
Rafael E. G nadq ity Clerk Steven Meiner, Mayor
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Altomey Dafe
Resolutions -C7 H
MIAMI BEACH
COMMISSION MEMORANDUM
TO: Honorable Mayor and Members of the City Commission
FROM: Eric Carpenter, City Manager
DATE: April 23, 2025
TITLE: A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF
MIAMI BEACH, FLORIDA, APPROVING, IN SUBSTANTIAL FORM, A LEASE
AGREEMENT BETWEEN THE CITY ('TENANT") AND BCPF AVE, LLC
("LANDLORD"), FOR LEASE OF APPROXIMATELY 24,991 SQUARE FEET OF
WAREHOUSE SPACE, LOCATED AT 14101 NW 57TH AVENUE, MIAMI LAKES,
FL 33054 ("PREMISES"), TO BE USED 8Y THE MIAMI BEACH POLICE
DEPARTMENT ("MBPD") FOR STORAGE; SAID LEASE HAVING AN INITIAL
TERM OF FNE (5) YEARS, COMMENCING ON AUGUST 1, 2025, WITH ONE (t)
RENEWAL TERM OF FIVE (5)YEARS AT THE OPTION OF THE CITY MANAGER;
AND FURTHER AUTHORIZING THE CITY MANAGER TO FINALIZE AND
EXECl1TE THE LEASE AGREEMENT.
RECOMMENDATION
The Administration recommends the Mayor and City Commission adopt the resolu�ion approving
a Lease Agreement between lhe City, as Tenant, and BCPF AVE, LLC, as Landlord, for
app�oximately 29,991 square feet of warehouse space located at 14101 NW 57th Ave, Miami
Lakes, FL 33054,for use by Miami Beach Police Department (MBPD) personnel.
BACKGROUNDIHISTORY
The Miami Beach Police Department ("MBPD" or the "Department") has served [he community
tor decades, providing law enforcemen[ services, crime prevention programs, and community
engagement initiatives. Historically, [he Department has managed criminal investigations,
evidence retention, and vehicle storage at its headquarters at 1100 Washington Avenue.
However, as the City's needs have evolved, so did the demand (or additional storage space to
support law enforcement operations.
To address this growing demand, MBPD has relied on off-si�e storage�o house evidence, police
vehicles, and opera6onal equipment. The current warehouse located at 6700 NW 361h Avenue,
Miami, FL 33147, with 18,200 square leet has been leased to accommoda[e these needs.
However, this lease agreement is set to expire on Sep�ember 30, 2025. Despite serving as a
crucial storage locatioq the facility has deteriorated signifcantly, requiring extensive maintenance
and repairs Ihat make coNinued use impractical. Upon the expiration of the current lease
Agreement, the Landlord has Ihe right and intends to increase the rent to cuRent market value,
which is approximalely$17.00 to$21.00 per sQuare foot.
Additionally, the current space is insuKcien[to meet MBPD's operational growth needs and does
not provide any office accommodations for law enforcement personnel to conduct on site
administrative work. The increasing volume o! evidence, police vehicles, and cntical law
entorcement resources requires a larger, more modem facility. The cost of necessary repairs and
upgrades at the current location woultl be substantial, making it f nancialty prudent to relocate to
a new facility with expanded square footage and improved infrasVucWre rather Ihan invest heavily
in repairs to an inadequate space.
s$s
1
To enhance operational efficiency and uphold law enforcement protocols, Ihe City musl secure a larger,
more suitable facility that meets MBPD's growing storage and operational needs. This hansition will not
only optimize resource management but also strengthen MBPD's abiliry to store and safeguard critical
assets with greater secunty, efficiency, and effectiveness.
In pursuit of Ihis objec[ive, the City has pioaclively identifed poten[ial properties to accommodate
MBPD's warehouse requirements. After evalua[ing multiple venues in collaboration wilh MBPD
personnel, the Administration has determined that the most viable option is outlined in the attached
Letter of Intent (LOI) in Exhibit A, which details the key lease terms summarized below:
7enant City of Miami Beach, a Flonda municipal corporation.
Address: 1700 Convention Center Drive, Miami Beach, FL 33139
Landlord: BCPF AVE, LLC, a Foreign Limitetl Liability Company
Premises: 14101 NW 57'^Ave, Miami Lakes, FL 33054
Size of
Premises: Approx. 24,991 rentable square (ool ("RSF")
Tenant Use: Office and Storage
Lease Term: Five (5) years from Rent Commencement
Base Rent: $18.50 lriple net per square toot
Option to Renew: Option to Renew(or one additional five (5) yea�term. Notice (or TenanPs
renewal is 12 mon[hs prior to the expiration. The terms of the Option to
Renew will be at Ihe grealer of lhe ezpiring renl or FMV and will be AS IS
not to exceed 4% over previous years Base Rent.
Rent Increases: The Base Rent will escalate al4°/ per annum starting at Month 13.
Additional Rent Tenant shail pay its pro rata share of the allocated ezpenses. Estimated
charges(or 2025 are approzimalely $4.61 per square fool.
Lease
CommencemenY. Lease Commencement da[e is August 1, 2025.
Rightto
Terminate: Lantllord shall grant Tenant a one-time Right to Tertninate Ihe lease at
Month forty (40) by providing twelve (12) months' prior wririen notice. The
penalty to terminate will be 6 months of Base Ren[ and Operating
Expenses.
Delivery Date: August 1, 2025
Rent
Commencement: Three (3) Months after Delivery Date.
Security DeposiC Two (2) months of Rent
687
Prepaymenta: Upon execution,Tenant shall pay its first month's gross rent including sales
tax.
TenanYa Work: All Tenant's Work must be app�oved by Landlord and shall be conducted
by a general contrecror licensed in the SWte of Flonda.
Utilities: Tenant shall be responsible (or electricity, water, phone, and gas (if
applicable).
Landlord's work: Tenant shall accept Ihe premises in its "AS IS" Conditions. NEW
CONSTRUCTION.
Lease Form: The Lease will be a traditional triple net lease basis.
Real Estate
Commission: The Landlord and Tenanl acknowledge tha� they have not dealt with any
real estate broker(s) in ihis transaction other than Charifl Realty Group
representing the Tenan� and CBRE representing the Landlord. Landlord
shall be responsible for the payment o( [he brokerage commission to
Bmker(s). ChanH Realty Group shall be en[itled to a commission o(4% of
the gross lease value and to include any expansion or eatensions, so long
as Chanff Realty produces an ezclusive representation agreement for any
eatension or expansion. Such commission shall be paid 50% upon Tenanl
exewting a lease agreement and the remaining 50% upon Tenant paying
ren[.
The schedule of Base Rent and Operating Expenses due over the initial term are illustrated in the
following chart:
Sqwre ieef. ]�,991
Yase Ram: f 10.30
Mnuallncre�se: �4
VSF MonMly Mnual Tobl
VSF MonMly Innual Opernin� Opantiny Opmtiny Base Bmt
Tftf @lie_9fN @1tiB4N alif.B1N EaQ�L2fi ESpl111lt EEV9llif2 ■LYfE
1 4 IB.50 $38,SP.19 SC62.733.50 S i61 $ 9,6WJ1 S115108.51 $SP.SJ2.01
2 S 19.2d SA0.068.90 Sd80.876.BC S d.79 S 9.980.]d f119.816.85 4600.60.7.�
3 $ Z0.01 Sd1.611.66 S`A0.059.91 $ i.99 410.386.13 SIId,609.54 462d.669.Jd
d S 10.81 Sd3.738.53 5520.062.31 S 5.19 510.799d9 SI79.59391 $6i9.656.22
5 S 21.6f Sd50)Z.0) SX0.86d.80 f S.J9 SLL2JlA) $130.1�'I.66 3615 W2.J6
ANALVSIS
68S
The City has been actively seeking new property options to accommodate the Miami Beach Police
Departmenfs (MBPD) operational needs. After evaluating multiple locations, StaH tound the
averege rent range belween $17.00 per square foot and $24.00 per square foot for warehouse
spaces. Many of the warehouse options were dated and in immediate need of�enovation and/or
infrastructure improvements, which would prove to be costly for the Ciry. The proposed lease at
14101 NW 57th Avenue, Miami Lakes, FL 33054, was determined to be the most suitable option.
This facility, a newly construcled building, consists o(approzimately 24,991 rentable square feet
and indudes 2,200 square feet of airconditioned office space. The space oRers 32-toot ceiling
heights, an extra-wide ramp to accommodale large equipment delivenes, and an up-to-0ale fire
and life safery system, ensuring compliance with operetional antl safery standards. Additional
details about�he property can be found in the Property 8rochure, attached as Exhibit B.
Under the proposed lease terms, the base rent was negotiated down to$18.50 per square
foot on a triple-net basis, plus applicable sales Wx. The lease includes an initial term of
fve years from the rent commencement date, with an option to renew for an additional
four years and 364 days. The base rent will increase by 4% annually starting on the
thirteenth month of the lease term. In addition to base rent, the tenant is responsible for
its pro rata share of allocated expenses, which are estimated at$4.61 per square foot for
2025..
FISCAL IMPACT STATEMENT
The fnancial impact of this lease agreement is based on the established lease lerms and
associa[ed costs. Over Ihe inilial lease [ertn, lhe City will pay base rent calculaled at $18.50 per
square foot with annual increases of 4%. The estimaled operating expense reimbursements,
calculated at $4.61 per square loot for 2025, will contnbute to the overell fnancial obligations of
the lease and may he subject to adjustments in subsequent years. The Lease Agreement,
attached as Exhibit C, provides further details on these fnancial obligations.
To secure the lease, the City will provide a sewrity deposit equivalent to two months' renl 7he
brokerage commission associated with lhis lease agreement will be paid by the Landlord, who
has agreed to compensate Chanff Realry Gmup with a commission equal to 4%of the gmss lease
value.
As the unit is a newly conslruc�ed space, the City will accept the premises in ils"as-is"condition,
with no addi[ional�enant improvement reimbursements required. This Lease Agreement provides
a cost-effective and long-term solution tor MBPD's operational needs, ensunng uninterrupted law
enforcement services while optimizing resource allocation and fnancial effciency.
Daes this Ordinance reauire a Busineas Imoact Estimate�
(FOR ORDINANCES ONLY)
If applicable, the 8usiness Impact Estimate (BIE)was publiahed on:
See BIE at https�// iamibeachfl ao / 'ry-hall/ci[v-clerklmeetina noticesl
FINANGIAL INFORMATION
CONCLUSION
689 �
The Lease Agreement with BCPF AVE, LLC ensures the continued availability of critical storage
and operational resources for the Miami Beach Police Department With the current lease at 6700
NW 36th Avenue set to expire antl the facility no longer meeting operational needs, transitioning
lo a new location with increased square footage and a more modem facility is the most efficient
and wst-ef(ective soWtion. This move will enhance MBPD's ability to store and manage law
enforcement resources while improving long-term operetional eKciency. By securing this lease,
the Cily upholds i�s commilmen� to public sa(ety, crime prevention, and effcient resource
allocation. Based on Ihe toregoing, [he Adminislra[ion recommends the Mayor and City
Commission adopt the resoWlion approving a Lease Agreement belween the City, as Tenant,and
BCPF AVE, LLC, as Landlord, tor approximately 29,991 square feet of warehouse space located
al 14101 NW 57'�"Ave, Miami Lakes, FL 33054, for use by MBPD personnel.
Aoolicable Area
Citywide
Is this a "Residents Riaht to Know" item Is this item related to a G.O. Bond
pursuant to Cib Code Section 2-17? Proiect?
No No
Was this Aaenda Item initiallv renuested bv a lobbvist which as de£ned in Code Sec 2d81
includes a orincioal enoaoed in lobbvinu7 No
I(so, speci(y lhe name o(lobbyist(s) and pnncipal(s)�.
Deoartment
Facilities and Fleet Management
Sponso�(sl
Co-soonsor(sl
Condensed Title
Approve �ease Agmt w/BCPF Ave, LLq Warehouse Space at 141 NW 57th Ave for MBPD. FF
Previous Action fFar Citv Clerk Use Onlvl
690
oaa:�q�e�.awe io:neottF�aezrne raa-erernnsEonnssasi
. ■ .
■ ■ ■
chariff
Peb�uary 25, 2025
Re(erence: 1N01 NW 57'"Ave
Miami Lakes FL 33054 ("Building")
Dear Devin,
I am pleased lo present[he(ollowing genera��erms and wnditions upon which The City
o( Miami Beach (Tenant) would consider entering into a lease for the premises
referencetl below:
TenanC Ciry of Miami Beach
Address: 1700 Convention Cen[er Dnve, Miami Beach, FL 33139
Landlard: BCPF AVE LLC
Premiaes: 14107 NW ST"Ave, Miami Lakes, FL 33054
Size of
Premises: Approx. 24,991 rentable square foot("RSF")
Tenant Use: �ce and Storage
Lease Term: Five (5)years from Renl Commencement
Base RenY. §1850 tnpla net per square foot plus appliwble sales taa
Optian to Renew: Op[ion to Renew for one additional four(4)year« 3gq�ay term
Notice tor Tenant's renewal is 12 mon[hs pnor to Ihe ezpiretion. The
teims of the Option to Renew will be at FMV and will 6e AS IS
Rent Increases: The Base Renl will escalate by 4% per annum s�arting at Month 13.
691
�
Do<uagn Envebpe 10'.A8021 F]3b229J]OA BFBF-1FBEOfiAfi60E'
Atlditional Rent Tenan� shall pay its pro reta share o� (he allowted expenses. The
operating e:penses are estimatetl fo be E4.61 per square foot.
Lease
Commencement The Lease Commencement tlale is August �, 2025.
Right to
Terminate: �antllord shall grant Tenant a one-time RigM to Terminate the lease
al Mon�h 40 by providing twelve ('12) monlhs' prior wntten notice.
The penalty to lerminate will be 6 mon�hs o!gross �ent.
Oelivery Date: August 1, 2025
Rent
Commencement Three (3) Months afler Delivery Dale.
SecuriTy Oeposid 7wo (2) rnon�hs af Renl
Prepayments: Upon ezecution, Tenant shall pay its (irst months' gross rent
including sales tax.
Tenanl's Work: AII Tenanfs Work must be approved by Landlord and shall be
conducted by a general coniractor licensetl in Ihe S�ate o(Flontla.
Utilities: Tenant shall be responsible for elecincity, water, phone, and gas (if
applicable).
Lantllord's work: Tenant shall acce0t the premises in its"AS IS" Conditions.
Lease Form: Modifietl Gross Lease Agreement to be preparetl by Lantllortl.
The Lease will be a treditional hiple net lease basis.
Real ESWte
Commission: The Landlord and Tenant acknowledge ihal lhey have no[dealt with
any real estate broker(s) in this transaction other ihan Chariff Realty
Group representing Ihe Tenant and CBRE representing Ihe Landlord.
Landbrd shall be responsible !or the payment of the 6rokerage
commission to Broker(s). CbariH Realty Group shall be enlitled to a
commission of 4% of ihe gross lease value and to include any
expansion or extensions, so long as Charitt Realry produces an
exclusive representa[ion agreement(or any ez[ension or expansion.
Such commission shall be paid 50°/> upon Tenant execuling a lease
agreement and Ihe remaining 50°% upon Tenanl paying rent.
This proposal is non-binding on either party but is created and accepted in good faith for
both parties to proceed as diligenlly as possible. The partes understand ihat nei�her will
be subject to any binding and enforceable o6ligations until such time as a lease
s9z
oo�,:q�En.emne io:�eonF»-ene<�un-areF.ir•aEaAesasi
inwrporating the agreed upon terms and conditions has been (ully executed by lhe
parties. If not accepleQ ihis oHer will be withdrawn by Pebruary 27, 2025.
I look forward ta working with you towartls the successful condusion of this Iransaction.
Very W ly yours,
Luis Guevara,
ChanH Realry Group
laen Narcn
Agreed antl accepled as stated on Ihis of , 2025.
By: o..s.-.w�
C% - �an aob;nson
Signature:
On BehelfoE ���Y of Hiami aeacti nalice oeoartmeni
Its:
693
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