2001-24343 RESO
RESOLUTION NO. 2001-24343
A RESOLUTION OF THE MAYOR AND MEMBERS OF THE CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA,
ACCEPTING THE RECOMMENDATION OF THE CITY MANAGER
PERT AINING TO THE RANKING OF THE PROPOSALS
RECEIVED IN RESPONSE TO REQUEST FOR QUALIFICATIONS
(RFQ) NO. 5-00/01 FOR THE DEVELOPMENT OF
APPROXIMATELY FOUR (4) ACRES OF CITY-OWNED
PROPERTY KNOWN AS THE "72ND STREET SITE", LOCATED
BETWEEN COLLINS AND HARDING AVENUES, FROM 72ND TO
73 RD STREETS; AUTHORIZING THE ADMINISTRATION TO
ENTER INTO NEGOTIATIONS WITH THE MOST QUALIFIED
FIRM, AND IF UNSUCCESSFUL IN NEGOTIATING A CONTRACT
WITH THE MOST QUALIFIED FIRM, AUTHORIZING THE
ADMINISTRATION TO NEGOTIATE A CONTRACT WITH THE
SECOND MOST QUALIFIED FIRM; AND IF UNSUCCESSFUL IN
NEGOTIATING A CONTRACT WITH THE SECOND MOST
QUALIFIED FIRM, AUTHORIZING THE ADMINISTRATION TO
NEGOTIATE A CONTRACT WITH THE TmRD MOST QUALIFIED
FIRM, WmCH HAVE BEEN RANKED AS FOLLOWS: (1) THE
RELATED GROUP OF FLORIDA, (2) THE
CORNERSTONE/CONSTRUCTA TEAM, (3) BAP DEVELOPMENT.
WHEREAS, on March 28, 2001, this item was deferred by the Mayor and City Commission
so that all these qualified and related firms would have an opportunity to make a presentation at the
April18, 2001 City Commission meeting; and
WHEREAS, in May 1999, the Mayor and City Commission adopted Resolution No. 99-
23164, authorizing the issuance of Request for Proposals (RFP) No. 42-98/99 for development of
the 72nd Street Site; and
WHEREAS, on February 23, 2000, the Mayor and City Commission adopted Resolution No.
2000-23816, authorizing the Administration to enter into negotiations with the Pointe at North
Beach, pursuant to the 72nd Street Site RFP, subject to certain conditions, including a project
feasibility and compatibility assessment, finalization of a value in use appraisal, and secure
commitments from Anchor tenants; and
WHEREAS, the proposed project consisted of a 51,500 sf. Publix, 81,465 sf. movie theater,
36,500 sf. retail/restaurant area, 906 parking spaces and an optional community theater; and
WHEREAS, on November 8, 2000, the Mayor and City Commission adopted Resolution
No. 2000-24162, authorizing the Administration to terminate negotiations with the Pointe at North
Beach as a result of the proposer's failure to comply with the aforementioned conditions; and
WHEREAS, on November 8, 2000, the Mayor and City Commission also adopted
Resolution No_ 2000-24163, authorizing the Administration to issue a Request for Qualifications
(RFQ) to seek qualifications from a developer so the City could negotiate a preferred development
alternative for the 72nd Street Site; and
WHEREAS, on March 15, 2000, the Mayor and City Commission approved the selection
of the Chesapeake Group to study and develop a strategic plan for the economic revitalization of the
North Beach Area; and
WHEREAS, on January 24, and February 15,2001, the plan was presented to the North
Beach Development Corporation (NBDC), North Beach property owners and to the North Beach
residents and, on February 21, 2001, a report on the North Beach strategic plan was presented to the
Mayor and City Commission; and
WHEREAS, the City's consultant has developed strategic recommendations based upon a
market analysis and based upon input from the community; and
WHEREAS, utilizing these strategic recommendations, which include the 72nd Street Site's
optimal role in North Beach's future development, and with input from the community, the City will
be able to develop a wider range of development alternatives that will meet the area's needs and
serve to enhance the economic viability of the area; and
WHEREAS, the RFQ was issued on November 27, 2000 and amended on December 12,
2000, with an opening date of January 19,2001, which was later extended to February 2, 2001; and
WHEREAS, four hundred and sixty-eight (468) specifications were issued and 86 RFQ
packages were delivered, resulting in the receipt of three (3) responsive proposals on February 2,
2001, from BAP Development; Comerstone/Constructa Team; and the Related Group of Florida;
and
WHEREAS, on March 13, 2001, an Evaluation Committee met for over six (6) hours to
review and discuss the three (3) responsive proposals; and
WHEREAS, the proposals were evaluated based upon the evaluation criteria established
within the RFQ which included the experience and track record of the proposer and their financial
capability and level of financial commitment; and
WHEREAS, of the nine (9) committee members, The Related Group of Florida received the
highest ranking from seven (7) committee members, while the other two (2) committee members
ranked the Comerstone/Constructa Team highest and as a result, the Evaluation Committee
recommended and ranked the proposers as follows: (1) The Related Group of Florida; (2) The
Comerstone/Constructa Team; and (3) BAP Development.
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 herein accept the recommendation of the City Manager pertaining to the ranking of the
proposals received in response to Request for Qualifications (RFQ) No. 5-00/01 for the development
of approximately four (4) acres of City-owned property known as the n72nd Street Siten, located
between Collins and Harding Avenues, from 72nd to 73rd Streets; authorizing the Administration
to enter into negotiations with the most qualified firm, and if unsuccessful in negotiating a contract
with the most qualified firm, authorizing the Administration to negotiate a contract with the second
most qualified firm; and if unsuccessful in negotiating a contract with the second most qualified
firm, authorizing the Administration to negotiate a contract with the third most qualified firm; said
firms having been ranked as follows: (1) the Related Group of Florida; (2) the
Comerstone/Constructa Team; and (3) BAP Development.
PASSED AND ADOPTED this 18th day of April ,2001.
MAYOR 111
ATTEST:
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CITY CLERK
APPAOYEDAl1O
FORM & LANGUAGI
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EXHIBIT 1
72nd Street RFQ 5-00/01
Evaluation Committee Score Results
RAP Development
Cornerstone/
Constructa Team
The Related Group of
Florida
Financial
Capacity
Qualification
Financial
Capacil
Qualification
Financial
Capacity
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Outfine for a North Beach Strategic Plan
Residential Neighborhoods
The primary goal of the North Beach Strategic Plan is to make North Beach the
most desirable residential area in Greater Miami for individuals and families of
diverse Income and cultural backgrounds.
Residential use is the number one economic generator in North Beach - present and
future. The key to economic revitalization of the area is to increase the income level of
the residents. This is possible due to inherent assets of North Beach: location, beaches,
miles of waterfront property, unsurpassed parks system, and existing low scale
neighborhoods with distinguished architectural character.
Strategies:
1. Improve neighborhood infrastructure
. Streetscapes
. Drainage. water and sewer
. Parks
. Youth Center
. Recreation programs
. Library
. Public and private schools
2. Expand and target housing programs & assistance
. Utilize private sources of financing with greater flexibility
. Increase availability of rehab loans
. Increase availability of homeownership loans
. Incentives to increase unit size
. Remove Sec. 8 subsidy from problem landlords
. Historic preservation tax credits
. Enhance residential parking
3. Increase code enforcement
. Eliminate substandard-size units
. Equal maintenance standards for occupied and vacant buildings
. Concentrate enforcement efforts in small areas
4. Elevate household income with training and education
. Develop a "Higher Education Center" housing programs from multiple
institutions
. Offer programs with high-level job skills in technology, media, hospitality and
cultural arts
03/16/01
1
5. Protect neighborhood scale and character
. Adopt architectural districts or historic districts with design guidelines
. Discourage through traffic and speeding on residential streets
. . Analyze feasibility of reducing lanes and/or restoring 2-way traffic on arterial
streets
6. Promote new housing infill on vacant lots
. Develop 2-3 story townhouses on the City-owned blocks 79th to 87th St.
. Permit high-tech home offices to attract a wider market
. Adopt development standards and design guidelines for the Altos Del Mar
historic district
7. Promote neighborhoods on a regional and national level
. Advantages of location
. Affordability
. Emphasize unique MiMo architecture
. Highlight the waterways, canals, parks and beaches
Commercial Districts
The goal of commercial districts In North Beach is to support the needs of the
resident population for goodS and services.
The short term objective is to improve the quality and mix of retail, service and
restaurant activity in North Beach. Strategies are aimed at capturing a greater share of
the secondary market in the adjacent communities of Middle Beach, Surfs ide, Bal
Harbour, etc. In time, changes in the housing market will lead to income and spending
increases by North Beach residents, thereby strengthening the primary market and
accelerating revitalization of the commercial districts.
Strateoies:
8. Develop marketing, retention and recruitment plans to cluster appropriate
businesses in appropriate locations
. Identify a hierarchy of commercial districts and differentiate functions
1) Central Business District (CBD) for North Beach
2) Neighborhood commercial districts
3) Sub-neighborhood convenience stores
. Attract a quality supermarket to anchor the Normandy Isle commercial
district
. Provide a business apprenticeship program to retain viable businesses
whose owners are close to retirement
. Target the facrade improvement program to assist selected types of
businesses and locations
. Sponsor special events targeted to clustered activity
. Organize advertising cooperatives or BID's
03/16/01 2
9. Conduct a parking study for the commercial districts
. Identify existing and future parking needs
. Develop a plan for providing public parking
. Utilize public parking supply as an incentive to private redevelopment of
selected locations
10. Attract and support cultural arts activities to draw additional business to the
commercial areas
. Purchase and renovate the Byron Carlyle Theater for arts organizations
. Provide parking in locations that will promote spillover benefits to nearby
businesses
. Encourage higher education institutions to sponsor arts activities
. Seek additional space for performances, rehearsals, classes and displays
. Improve programming of the bandshell
11. Transform 7181 S1. into a pedestrian-friendly "Main Street" from Collins Ave. to
Indian Creek
. Promote land assembly and redevelopment
. Concentrate redevelopment initially in the eastem blocks; later phases to
the west
. Expand CD zoning to north and south
. Require active commercial use on street frontage
. Develop residential or office use on upper floors
. Create architectural design guidelines
. Promote cultural and educational activity
12. Enhance the role of North Shore Park (including the 7200 Street site) as the
"Town Commons" of North Beach
Visitor Attractions
The goal for visitors in North Beach Is to enhance a famlly-orlented,
affordable environment as an alternative to South Beach.
Visitor attractions (regional visitors and tourists) should be oriented to a market niche
that appeals to families with children. in contrast with South Beach, which is primarily
adult-oriented. Efforts to improve the North Beach environment for visitor families will
complement and reinforce efforts to enhance the community for permanent residents.
Strateaies:
12. Enhance existing assets for family activities
. Improve beactles and parks
. Construct the North Beach Recreational Corridor
. Clean the canals and shoreline of inland waterways
. Provide public access improvements to shoreline all street ends
03/16/01
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13. Develop new child/family-oriented activities and attractions
. Provide boating access to inland waterways-water taxi, rental of canoes,
kayaks, and paddleboats-consider Fire Station 4 site
. Construct interactive waterplay fountains in beachfront parks
. Develop and program a nature center in North Shore Open Space Park
. Science museum, historical museum, or children's museum
14. Conduct a marketing campaign to attract hotel developers and tourists
. Promote unique MiMo architectural districts
. Promote natural assets
. Promote activities and attractions
. Promote cultural arts
. Promote quieter, slower pace than South Beach
03/16/01 4
CITY OF MIAMI BEACH
CITY HALL 1700 CONVENTION CENTER ORIVE MIAMI BEACH, FLORIDA 33139
http:\\ci.miami~beach. fl.us
TO:
FROM:
SUBJECT:
COMMISSION MEMORANDUM NO.2.3G -0 )
Mayor Neisen O. Kasdin and
Members of the City Commission
DATE: April 18, 2001
JorgeM.Gonzalez \ ~
City Manager O' U
A RESOLUTION OF THE MAYOR AND MEMBERS OF THE CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, ACCEPTING
THE RECOMMENDATION OF THE CITY MANAGER PERTAINING TO
THE RANKING OF THE PROPOSALS RECEIVED IN RESPONSE TO
REQUEST FOR QUALIFICATIONS (RFQ) NO. 5-00/01 FOR THE
DEVELOPMENT OF APPROXIMATELY FOUR (4) ACRES OF
CITY-OWNED PROPERTY KNOWN AS THE "72ND STREET SITE",
LOCATED BETWEEN COLLINS AND HARDING AVENUES, FROM 72ND
TO 73 RD STREETS; AUTHORIZING THE ADMINISTRATION TO ENTER
INTO NEGOTIATIONS WITH THE MOST QUALIFIED FIRM, AND IF
UNSUCCESSFUL IN NEGOTIATING A CONTRACT WITH THE MOST
QUALIFIED FIRM, AUTHORIZING THE ADMINISTRATION TO
NEGOTIATE A CONTRACT WITH THE SECOND MOST QUALIFIED
FIRM; AND IF UNSUCCESSFUL IN NEGOTIATING A CONTRACT WITH
THE SECOND MOST QUALIFIED FIRM, AUTHORIZING THE
ADMINISTRATION TO NEGOTIATE A CONTRACT WITH THE THIRD
MOST QUALIFIED FIRM, WHICH HAVE BEEN RANKED AS FOLLOWS:
(1) THE RELATED GROUP OF FLORIDA, (2) THE
CORNERSTONE/CONSTRUCTA TEAM, (3) BAP DEVELOPMENT.
ADMINISTRATION RECOMMENDATION
Adopt the Resolution.
ANALYSIS
On March 28,2001, this item was deferred by the City Commission so that all three qualified and
ranked firms would have an opportunity to make a presentation at the April 18, 2001 City
Commission Meeting.
In May 1999, the City Commission adopted Resolution No. 99-23164 authorizing the issuance of
Request for Proposals (RFP) No. 42-98/99 for development of the nnd Street Site. On February 23,
2000, the City Commission adopted Resolution No. 2000-23816 authorizing the Administration to
enter into negotiations with the Pointe at North Beach, pursuant to the nnd Street Site RFP, subject
to certain conditions, including a project feasibility and compatibility assessment, finalization of a
AGENDA ITEM
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DATE
Commission Memorandum
April 18, 2001
72nd Street RFQ
Page 2
value in use appraisal, and secure commitments from Anchor tenants. The proposed project
consisted of a 51,500 sf. Publix, 81,465 sf. movie theater, 36,500 sf. retail/restaurant area, 906
parking spaces and an optional community theater. On November 8, 2000, the City Commission
adopted Resolution No. 2000-24162 authorizing the Administration to terminate negotiations with
the Pointe at North Beach as a result of the proposer's failure to comply with the aforementioned
conditions.
On November 8, 2000, the City Commission also adopted Resolution No. 2000-24163 authorizing
the Administration to issue a Request for Qualifications (RFQ) to seek qualifications from a
developer so that City can negotiate a preferred development alternative for the nnd Street site.
On March 15,2000, the City Commission approved the selection of the Chesapeake Group to study
and develop a strategic plan for the economic revitalization of the North Beach Area. Public
Workshops with the Community and area residents were held on October 19, 2000 and February 15,
2001. On January 16, 24 and February 20, 2001, the plan was presented to the North Beach
Development Corporation (NBDC) and to the North Beach property owners and on February 21,
2001, a report on the North Beach strategic plan was presented to the City Commission.
Utilizing consultant's market analysis and implementation recommendations and with input from
the community, the City has developed a strategic plan, which is outlined in the attached exhibit.
Utilizing this strategic plan the City, together with the community, will be able to develop a wide
range of development alternatives that will meet the area's needs and serve to enhance the economic
viability of the area.
The RFQ solicited qualified and experienced real estate and development interests to submit their
qualifications and conceptual development proposals for the site. While the RFQ evaluation criteria
was not based on the development concepts submitted, each proposer outlined development concepts
in their responses. The submission of qualifications coincides with the finalization of the
consultant's strategic recommendations which was discussed at the pre-proposal conference
established as part of the RFQ process. The selected developer will work with the City and the
community to jointly conceive a development project for the subject site that capitalizes on and
enhances the area-wide strategic goals and direction.
The RFQ was issued on November 27, 2000 and amended on December 12, 2000, with an opening
date of January 19, 2001, which was later extended to February 2, 2001, at the request of the
majority of the attendees at the pre-proposal conference, who felt the additional time was required
to adequately respond to the RFQ. The RFQ notices were sent to all recipients of the previously
authorized RFP that had been advertised in the Wall Street Journal, Urban Land Institute, New York
Times, South Florida Business Journal, Miami Today, and Miami Herald and was additionally
advertised in the following publications:
- Daily Business Review
- Small Business Administration web site
- Internet
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Commission Memorandum
April 18, 2001
72nd Street RFQ
Page 3
Four hundred and sixty-eight (468) specifications were issued and 86 RFQ packages were delivered,
resulting in the receipt ofthree (3) responsive proposals on February 2, 2001, from the following
firms:
. BAP Development
. Comerstone/Constructa Team
. Related Group of Florida
A fourth proposal was submitted by Equity One/Zyscovich but was deemed non-responsive due to
an untimely submission of their proposal.
On March 13, 200 I, an Evaluation Committee composed ofthe following persons met for more than
six (6) hours to review and discuss the three (3) responsive proposals:
. Jerry Libbin, North Beach Resident, Committee Chairman
. Jaime Canaves, F.A.LA., Associate Dean, School of Architecture, Florida Int'l University
. Bill Farkas, Miami Beach Resident
. Jorge Gomez, Director of Planning Department
. Larry Herrup, Chairman, BAC and G.O. Bond Oversight Committee member
. Donald Kahn, North Beach Business and Property Owner
. Aileen Ugalde, Miami Beach Resident and Assistant to the President Elect, University of
Miami
. Patricia Walker, Finance Director
. Deede Weithom, BAC Member and North Beach Resident
The proposals were evaluated based on the evaluation criteria established within the RFQ. The
Evaluation Committee evaluated all proposals based upon the experience and track record of the
proposer and their financial capability and level of financial commitment. In summary, the
Evaluation Committee deemed that all three developers demonstrated the adequate experience and
track record and reflected the financial wherewithal to develop the Site. Extensive discussions
followed regarding each ofthe developers' ability to develop a project that is compatible with and
that would serve to revitalize the area. The Evaluation Committee felt the selected proposer must
develop the site in a manner that will complement the adjacent commercial areas and that will serve
to link 71 st Street to 73'd Street; and will act as a catalyst for the surrounding areas.
The Evaluation Committee evaluated the three firms on the following criteria: Financial Capacity
(25 points) and Experience and Track Record (75 points).
Financial Capacity (25 points)
The Evaluation Committee felt that all three firms are capable of securing financing for the eventual
project to be developed. During the course of the presentations, all three proposers estimated that
the final project cost could be in the $50 million range. The Related Group received the highest
possible ranking in this Category unanimously by the committee members. The other two proposers
similarly received high marks but were ranked below the Related Group of Florida. All three
proposers are rated as low risk by Dun and Bradstreet, with The Related Group of Florida ranked
at the lowest possible risk factor (1) when compared to the other two proposers.
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Commission Memollf!lffltlltJm
April 18, 2001
72nd Street RFQ
Page 4
Experience and Track Record (75 points)
The Evaluation Committee felt that all three teams had excellent professional qualifications and a
desire to work with the community to develop a concept for the site and to ensure that the
development creates the appropriate linkages to other key areas in North Beach. Due to possible
factors outside of the control of the developer, the Evaluation Committee felt that none of the
proposers had an advantage over the other regarding the timelines and construction schedule that
would apply to developing the project. All three proposers presented previous developments,
however, the Selection Committee felt that the Related Group had the greatest experience in
mixed-use developments which is a desirable concept for the site_ The combination of comparable
projects with Related's excellent professional qualifications and creative vision elevated their
proposal above the others.
Of the nine committee members, The Related Group of Florida received the highest ranking from
seven (7) committee members while the other two (2) committee members ranked the
Comerstone/Constructa Team highest and The Related Group of Florida second highest. In
aggregate, of a possible 900 points in total, The Related Group of Florida received 875 points, The
Comerstone/Constructa Team received 844 points and BAP Development received 842 points.
(Refer to Exhibit 1)_ As a result, the Evaluation Committee recommended and ranked the proposers
as follows: (1) The Related Group of Florida, (2) The Comerstone/Constructa Team, (3) BAP
Development.
In accordance with the terms of the RFQ, the Administration has reviewed the Evaluation
Committee's recommendation and concurs with its recommendation. Therefore, it is recommended
that the Mayor and City Commission accept the recommendation of the City Manager pertaining
to the ranking of the proposals received in response to the RFQ No. 5-00/01 for the development of
approximately four (4) acres of city-owned property known as the "nnd Street Site"; authorizing
the Administration to enter into negotiations with the most qualified firm, and if unsuccessful in
negotiating a contract with the most qualified firm authorizing the Administration to negotiate a
contract with the second most qualified firm, and if unsuccessful in negotiating a contract with the
second most qualified firm, authorizing the Administration to negotiate a contract with the third most
qualified firm, which have been ranked as follows: (1) The Related Group of Florida, (2) The
Comerstone/Constructa Team, (3) BAP Development.
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