97-22434 RESO Incomplete
TO.
R.OBDT PAIlCDR
FAX; 673-7254
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mOM = Richard Lane
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DATE; June 19, 1997
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Aerl"i.ad
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Ctlrff.pttrfY
M..t AQIIlU)A ITBII R7A. June 18
First, thank you very ll\l,1ch for aasisUng Miami City Ballet
yeete~day in receiving a fully executed Amendment so that we could
forward the Bame to the State to retain our $500,000 State grant.
Could I also receive a CODV of the RESOLUTION for
Agenda Item ~7A when it 15 fully executed?
When it is ready. I can be reached at 532-4880, extension 214, and
thank you again for your assistance with our new facilitYl
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After Action
June 18, 1997
City of Miami Beach
R6 - Commission Committee Reports
R6A Commission Memorandum No. 413-97
Report on the Land Use and Development Committee Meeting of June 10, 1997 regarding the
Following: 1) Multi-Family Housing Rehabilitation Guidelines; 2) Discussion regarding an
Ordinance Which Would Regulate Non-Profit Organizations Engaged in Sale and Distribution of
Merchandise on the Public Right-of-Way; 3) Discussion regarding Ordinance Amending Chapter 24,
Entitled "Noise" Section 24-5 Entitled "Temporary Permits" by Providing Stricter Limitations on the
Hours and Locations Within Which Construction Activities May Occur; 4) Discussion regarding an
Ordinance that Would Regulate the Display of Signs or Advertisements on Parked Vehicles; 5)
Discussion regarding the Regulations and Limitations Relating to Extensions and Amendments to
Previously Issued Building Permits; 6) Discussion regarding a Proposal to Amend the City's Hospital
District Regulations; 7) Discussion regarding an Ordinance That Would Define and Regulate
Promoters; and, 8) A Discussion to Set Standards on How to Define "Nightclub" and Provide for an
Occupational License Fee.
ACTION: Written report submitted.
R7 - Resolutions
R7A Commission Memorandum No. 414-97
A Resolution regarding the Approval of the Proposed'Miami Beach Cultural Center to Be Established
In and Adjacent to Collins Park; Approving a Preliminary Site Plan and Funding Strategy for the
Regional Library; the Location for the Proposed Miami City Ballet Facility and a Proposed Four
Hundred Car Parking Garage; Further Authorizing the Administration to Make Formal Written Offers
for the Acquisition of Certain Private Properties in the Vicinity of Collins Park, Based on Appraised
Value; and Appropriating City Funding in the Amount of$374,000 for Necessary Deposits.
Administration Recommendation: Approve the Resolution.
(Development, Design and Historic Preservation)
(Hear in Conjunction with R7B)
ACTION: Resolution No. 97-22434 adopted, as amended. Harry Mavrogenes to prepare amended
resolution. 1) Preliminary site plan approved. Motion made by Vice-Mayor Gottlieb; seconded by
Commissioner Pearlson; vote 7-0; 2) Administration authorized to make formal written offers for the
acquisition of the properties; contracts subject to final Commission approval; motion made by
Commissioner Kasdin; seconded by Vice-Mayor Gottlieb; vote 7-0. 3) Funding in the amount of
$374,000 approved for refundable deposits, if necessary; motion made by Commissioner Pearlson;
seconded by Vice-Mayor Gottlieb; vote 7-0. Commissioner Liebman requested the Administration to
investigate the cost and feasibility of saving the rotunda as part of the project. Vice-Mayor Gottlieb
requested a status report at the July 2 Commission meeting.
14
/
RESOLUTION NO. 97-22434
A RESOLUTION OF THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA, REGARDING
THE APPROVAL OF THE PROPOSED MIAMI BEACH
CULTURAL CENTER TO BE ESTABLISHED IN AND
ADJACENT TO COLLINS PARK; APPROVING A
PRELIMINARY SITE PLAN AND FUNDING STRATEGY
FOR THE REGIONAL LIBRARY; THE LOCATION FOR
THE PROPOSED MIAMI CITY BALLET FACILITY AND A
PROPOSED FOUR HUNDRED CAR PARKING GARAGE;
FURTHER AUTHORIZING THE ADMINISTRATION TO
MAKE FORMAL WRITTEN OFFERS FOR THE
ACQUISITION OF CERTAIN PRIVATE PROPERTIES IN
THE VICINITY OF COLLINS PARK, BASED ON
APPRAISED VALUE; AND APPROPRIATING CITY
FUNDING IN THE AMOUNT OF $374,000 FOR NECESSARY
DEPOSITS.
WHEREAS, the Administration has pursued various steps necessary to allow the Mayor
and City Commission to make informed decisions about the location of certain public facilities;
and
WHEREAS, the Administration has developed site plans locating certain public/non-
profit facilities in the vicinity of Collins Park; and
WHEREAS, those certain public/non-profit facilities have been described as a proposed
regional library, a permanent facility for the Miami City Ballet, and a four hundred car parking
garage; and
WHEREAS, all three components; the regional library, the Miami City Ballet facility
and the parking garage, all adjacent to Collins Park and the Bass Museum, clearly redefine the
collection of facilities as a "Cultural Center"; and
WHEREAS, placement of these facilities in the vicinity of Collins Park requires the
acquisition of land by the City; and
WHEREAS, the Administration has obtained appraisals of certain properties located in
the blocks bounded by Collins Avenue at 22nd Street, and Park Avenue at 23rd Street, in the
vicinity of Collins Park; and
WHEREAS, the Administration wishes to make formal written offers for the acquisition
of said properties, based on the appraised value; and
WHEREAS, the Administration has identified certain funding strategies and sources for
each component of this proposed "Cultural Center"; and
WHEREAS, it is recommended that the Mayor and City Commission appropriate funds
for such offers to be made by the Administration.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA: as follows:
Section 1. The Mayor and City Commission herein endorse the establishment of a proposed
Cultural Center, which will house a collection of public properties and facilities in and around
the vicinity of Collins Park; said public facilities are Collins Park, the Bass Museum, the
proposed City of Miami Beach Regional Library, the Miami City Ballet facility, and a four
hundred car parking garage.
Section 2. Funds to be utilized for security deposits for the acquisition ofland, as specifically
described in appraisals prepared on behalf of the City by J ,B. Alhale and Associates, May 1997,
in the amount of $374,000, are herein approved and appropriated.
Section 3. The Administration is herein authorized to proceed with making formal offers for
purchase of said properties, as referenced in this Resolution,
PASSED and ADOPTED this 18th day of
June
,1997,
MAYOR
ATTEST:
APPROVED AS 10
FORM & lANGUAGE
& FOR EXECUTION
CITY CLERK
~
r;);3/97
0..
).B. ALHALE &: ASSOCIATES, INC.
REAL ESTATE APPRAISERS AND CONSULT ANTS
2050 CORAL WAY, SUITE 507
MIAMI, FLORIDA 33145
JOZEF ALHALE, MAl
STATE CERTIFIED GENERAL APPRAISER
NO. RZ0001557
TEL: (305) 285-0777
FAX: (305) 285-2020
May 14, 1997
.
,~Mr. Harry S. Mavrogenes
- Assistant City Manager
City of Miami Beach
1700 Convention Center Drive
Miami Beach, Florida 33139
Re: Property 1: 340 23rd Street, Miami Beach, Florida
Property 2: 300 23rd Street, Miami Beach, Florida
Property 3: 313 22nd Street, Miami Beach, Florida
Property 4: 224 23rd Street, Miami Beach, Florida
Property 5: 227 & 245 22nd Street, Miami Beach, Florida
Property 6: 211 22nd Street, Miami Beach, Florida
Dear Mr. Mavrogenes:
I
Pursuant to your request for an appraisal of the above referenced properties, I submit the
following self-contained narrative appraisal report.
I
Legal Description:
Property One: Lots 5, 7 and 9, Block 1, Miami Beach Improvement Company
Subdivision, as recorded in Plat Book 5, Page 7 of the Public Records of Dade County,
Florida
Property Two: Lots 1 and 3, and the northern 25 feet of Lots 2 and 4, Block 1, Miami
Beach Improvement Company Subdivision, as recorded in Plat Book 5, Page 7 of the
Public Records of Dade County, Florida
Property Three: The southern 100 feet of Lots 2 and 4, Block 1, Miami Beach
Improvement Company Subdivision, as recorded in Plat Book 5, Page 7 of the Public
Records of Dade County, Florida
Property Four: Lots 7, 9 and 11, less the northern 10 feet for right-of-way, and the
northern 25 feet of Lots 10 and 12, Block 2, Miami Beach Improvement Company
Subdivision, as recorded in Plat Book 5, Page 7 of the Public Records of Dade County,
Florida
Property Five: The western 80 feet of the southern 100 feet of Lots 10 and 12, less the
eastern 15 of the northern 35 feet of the western 80 feet of the southern 100 feet of Lots
10 and 12; and Lot 8 and the eastern 20 feet of the southern 100 feet of Lot 10 and the
eastern 15 feet of the northern 35 feet of the western 80 feet of the southern 100 feet of
Lots 10 and 12, Block 2, Miami Beach Improvement Company Subdivision, as recorded
in Plat Book 5, Page 7 of the Public Records of Dade County, Florida
Property Six: Lots 4 and 6, Block 2, Miami Beach Improvement Company Subdivision,
as recorded in Plat Book 5, Page 7 of the Public Records of Dade County, Florida
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EXHIB!Bfl A
Mr. Harry S. Mavrogenes
May 14, 1997
Page Two
I have made a physical inspection of the subject sites and existing improvements, reviewed
the available property cards and plans maintained by the Building Department which have
been utilized in the preparation of the appraisal report, I have performed market research
to provide estimates of the Highest and Best Use, and the Market Value of the Fee Simple
Interest in Subject Properties One, Two, Three, Four, Five and Six, and the Leased Fee
and Leasehold Interests in Subject Properties Three and Five subject to the land leases, in
their current "as is" condition, as of May 7, 1997.
It is my estimate that the Market Value of the Fee Simple Interest (unencumbered by a
land lease) in Subject Properties One, Two, Three, Four, Five and Six in their current "as
is" condition, as of May 7, 1997, was:
MARKET VALUE OF FEE SIMPLE INTEREST IN "AS IS" CONDITION
PROPERTY ONE - 340 23RD STREET, MIAMI BEACH
FIVE HUNDRED EIGHTY THOUSAND DOLLARS
($580,000) .
MARKET VALUE OF FEE SIMPLE INTEREST IN "AS IS" CONDITION
PROPERTY TWO - 300 23RD STREET, MIAMI BEACH
FIVE HUNDRED FIFrY THOUSAND DOLLARS
($550,000)
MARKET VALUE OF FEE SIMPLE INTEREST IN "AS IS" CONDITION
PROPERTY THREE - 313 22ND STREET, MIAMI BEACH
THREE HUNDRED FIFrY THOUSAND DOLLARS
($350,000)
MARKET VALUE OF FEE SIMPLE INTEREST IN "AS IS" CONDITION
PROPERTY FOUR - 224 23RD STREET, MIAMI BEACH
SIX HUNDRED THIRTY THOUSAND DOLLARS
($630,000)
MARKET VALUE OF FEE SIMPLE INTEREST IN "AS IS" CONDITION
PROPERTY FIVE - 227-245 22ND STREET, MIAMI BEACH
ONE MILLION TWO HUNDRED THOUSAND DOLLARS
($1,200,000)
MARKET VALUE OF FEE SIMPLE INTEREST IN "AS IS" CONDmON
PROPERTY SIX - 211 22ND STREET, MIAMI BEACH
FOUR HUNDRED THIRTY THOUSAND DOLLARS
($430,000)
).B. ALHALE & ASSOCIATES, INC.
REAL ESTATE APPRAISERS AND CONSULTANTS
238
Mr. Harry S. Mavrogenes
May 14, 1997
Page Three
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Subject Properties Three and Five are indicated to be currently encumbered by land leases.
Therefore, we have provided estimates of the Market Value of the Leasehold and Leased
Fee Interests subject to the existing land lease agreements, as of the date of valuation.
Subject Property One was reported to be encumbered by a land lease; however, a cursory
search of the Public Records has revealed no recorded lease agreement. If a lease
agreement exists, a supplemental analysis of the Leasehold and Leased Fee Interests
subject to the existing land lease agreement will be provided in a separate report.
Based on the preceding analysis, the estimate of the Market Value of the Leased Fee
(lessor's interest) and Leasehold (lessees' interest) Interest in Subject Properties Three and
Five subject to the existing land leases, utilizing the Discounted Cash Flow Method, as of
May 7, 1997 was;
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MARKET VALUE OF LEASED FEE INTEREST
IN PROPERTIES THREE AND FIVE
313 AND 227-245 22nd STREET, MIAMI BEACH
SIX HUNDRED NINETY THOUSAND DOLLARS
($690,000)
MARKET VALUE OF LEASEHOLD INTEREST
IN PROPERTIES THREE AND FIVE
313 AND 227-245 22nd STREET, MIAMI BEACH
EIGHT HUNDRED SIXTY THOUSAND DOLLARS
($860,000)
Sincerely,
Jozef Alhale, MAl
State Certified General Appraiser
License No. RZ 0001557
\97-4-12
J.B. ALHALE & ASSOCIATES, INC.
REAL ESTATE APPRAISERS AND CONSULTANTS
239
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CITY OWNED
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BLOCK C
TOTAl. COST $1.480.000. 46.550 SO. FT.
TOTAl. SO. FT. INClUOf\lGi CfTY OWNED LAND 65.300 SQ. FT.
23rd STREET
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Cost$llre beMd on eopr.l:ql ~ J.B. Alh8le'" Associates,'nc.. MJ;y, 1997.
BLOCK B
'TOTAl.. COST $2.260.000. 48,500 SOFT.
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22nc1 STREET
TOTAL LAND ACOUtSlTlON COSTS ARE $tA80,ooo FOR 81..,00( C AND $2.280.000 FOR Bl..C)()( B. TOTAl. $3.740.000
COLLINS PARK
EXHIBIT B
240
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EXHIBIT E
CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH FLORIDA 33139
CITY OF MIAMI BEACH
COMMISSION MEMORANDUM NO.~
TO:
Mayor Seymour Gelber and
Memben of the City Commission
DATE: June 18, 1997
FROM:
Jose Gan:ia-Pedrosa
City Manager
SUBJECT:
RESOLUTION THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, REGARDING THE MIAMI BEACH
CULTURAL CENTER TO BE ESTABLISHED IN AND ADJACENT TO
COLLINS PARK.
(1) APPROVAL OF PRELIMINARY SITE PLAN AND FUNDING
STRATEGY FOR THE REGIONAL LmRARY, THE MIAMI CITY BALLET
BUILDING AND A PARKING GARAGE OF APPROXIMATELY 400 CARS.
(2) APPROVAL OF MODIFICATION TO EXISTING GROUND LEASE
WITH MIAMI CITY BALLET. (TO BE HEARD IN CONJUNCTION WITH
ITEM R7B PUBLIC HEARING.)
(3) APPROPRIATION OF FUNDING SOURCES FOR NECESSARY
DEPOSITS.
(4) AUTHORIZATION TO THE ADMINISTRATION TO MAKE FORMAL
WRITTEN OFFERS FOR THE ACQUISITION OF PRIVATE PROPERTIES
BASED ON APPRAISED VALUE.
RECOMMENDATION:
Approve the resolution;;
BACKGROUND:
At the direction of the City Commission, the Administration has pursued the various steps necessary
to allow the Commission to make infonned decisions that will allow implementation of the plan to
create a unique Cultural Center in the vicinity of and including Collins Park. The components of
the Cultural Center include a regional library, the Miami City Ballet, and a parking garage to meet
the parking needs of the Center and commercial area.
AGENDA ITEM ~ '1 A
DATE~
o The Administration has retained Spillis & Candela to develop a preliminary site plan and has
presented that plan to the Planning Board and Miami Dade Library Board as well as County
library staff and representatives of the Miami City Ballet.
o The Administration has looked at available funding sources to implement the plan and feels
that funding is available.
o An amendment to the present Miami City Ballet ground lease has been prepared dealing only
with the site issue; an opportunity has been opened to negotiate further changes at a future
date,
o An appraisal (attached summary - Exhibit A) has been done for the affected properties,
Discussions have occurred with all affected property owners. The Administration has made
no offers, pending Commission authorization. (The appraisal values are less than the initial
staff estimates - see attached Exhibit B,)
At this time, the Administration is asking the Commission to take several steps in order to move this
project forward, Following is a detailed analysis of the four major issues to be dealt with:
ANALYSIS:
1. PRELIMINARY SITE PLAN AND FUNDING STRATEGY
The Cultural Center
The preliminary site plans, attached as Exhibits C, D, and E, describe how the placement of
the regional library, the Miami City Ballet and a parking garage adjacent to Collins Park and
Bass Museum clearly redefines the collection as a strong "Cultural Center" for our City.
Fundin!! StratellY
All three components: the library, the Miami City Ballet, and the parking garage have
sources of funding, timetables, costs and physical requirements which allow each to proceed
independently with certain City action,
As shown in Exhibit "B", the total land acquisition costs are estimated to be approximately
$3,740,000, based upon appraisals by J.B, Alhale & Associates, Inc. Funding would come
from various sources as described below:
Regional Library
42,000 gross sq. ft, of building
Fully funded by way of County funds in the amount of $11.5 million
Construction costs for a new library facility and the demolition of the existing sub-
regional library on Collins Park are estimated to be $10 million leaving about $1.5
million of the $11.5 million that can go towards the purchase of land. The cost of
land in the location where the library is suggested to be placed totals $2,260,000.
The Miami City Ballet
Approximately 70,000 gross sq. ft. of building
Funding for the ballet facility would be the responsibility of the Miami City Ballet.
A grant by TCCEA in the amount of$2.5 million as a match has been granted to the
ballet contingent upon the transfer of the ground lease to this new location. (See
companion item R7B.)
The cost of the land for the area where the ballet is suggested to be located is
estimated to be $500,000, Funding is recommended to come from the
Redevelopment Agency. However, since the tax increment bonds are not issued as
yet, a bridge loan in the amount of $1.1 million from the Bass Museum funding.
This bridge loan is to be replaced in the Fall of 1997 by the Redevelopment Agency
upon issuance of tax increment funds for other initiatives in the Convention Center
Redevelopment Area is recommended,
Parking Garage
Approximately 400 space parking garage
Funding for this project estimated to be $6 million ($4.8 million to come
from a parking bond issue to be executed this summer upon final action by
the City Commission). The cost of the land for the area where the parking
garage is suggested to be located is approximately $1,130,000,
In summary, the total cost of land is estimated to be $3,740,000 with funding
identified from the regional library, bond funds from the City Center Redevelopment
Area (to be issued this Fall), and the parking bond funds (to be issued this summer)
as follows:
Regional Library
Parking Bond Funds
Redevelopment Agency
$1.5 million
$1.2 million
$1.1 million
$3.8 million
The actual amount to be allocated from the Bass account/ultimate RDA bond may
vary based on the actual settlements involved.
2, Modification to ground lease (See companion item R7B public hearing report.)
3. FORMAL WRITTEN OFFERS
An appraisal of all private properties involved has been prepared, at the City's request, by
MAl Appraiser, Jozef Alhale, That appraisal has established a value for each parcel; and,
in some cases, the various components (ground leases, etc.). The total appraised value of the
properties is $3,740,000. The owners offee and ground lease holders have been contacted
by the Administration and advised of the City's interest. The Administration believes that
the appraisals are fair, but anticipates that the values may be challenged by some owners,
It is believed that the most prudent action to take is to make formal written offers at the
appraised value to each,
If the owners accept the offers, formal approval will be requested of the Commission at
future meetings on a case by case basis. Likewise, if the owners do not accept, the
Administration proposes to return to the Commission to request eminent domain authority
as required under Florida statutes.
A deposit of 10% should be submitted with each formal offer and the Administration is
requesting approval to allocate $374,000 from City funds to accomplish this task.
The proposed Cultural Center project will provide a lively and exciting edge to the north side
of Collins Park and will reinforce the Bass Museum, the New World Symphony's housing
and will open the door to further revitalization.
CONCLUSION:
The Commission should approve the requested resolution.
V
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Attachments