Byron Carlyle Theater RFP – Mixed-Use Redevelopment Proposal

RFP 2019-100-KB Option 2

Developer: Pacific Star Capital, LLC

June 2019
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Table of Contents

• TAB 1: Cover Letter, Proposal Certification & Organizational Information PAGE 3

• TAB 2: Minimum Requirements and Required Forms PAGE 5
• TAB 3: Proposer & Team’s Qualifications PAGE 6
• TAB 4: Financial Return to the City PAGE 12
• TAB 5: Cultural Component & Public Benefits PAGE 12
• TAB 6: Design & Resiliency PAGE 13
• TAB 7: Programming & Consistency with North Beach Master Plan PAGE 15
• TAB 8: Agreements (SEE SEPARATE ENVELOPE)
• TAB 9: Financial Capabilities (SEE SEPARATE ENVELOPE)

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TAB 1
1.1 Cover Letter

Cover Letter
Pacific Star Capital, LLC (“PSC”) is pleased to present its Byron Carlyle RFP – Option 2 submittal to
the City of Miami Beach. We are proposing a comprehensive redevelopment of the Byron Carlyle Theater,
City Lot P85 and City Lot P80. Our plan is to implement the vision of Plan NoBe and to transform the area
from an underutilized theater and parking lots into a vibrant pedestrian-oriented town center for the
surrounding community. Our Byron Carlyle RFP redevelopment program includes:

• Byron Carlyle & City Lot P85 Site:

o 23,220 Square Feet of City of Miami Beach Theater/Cultural Component
o 11,430 Square Feet of Ground Level Retail Shops & Bar/Restaurants
o 73,560 Square Feet of Hotel
• City Lot P80 Site:
o 10,920 Square Feet of Retail Shops & Bar/Restaurants
The redevelopment will expand off the local Art Deco architectural heritage and create a
surrounding atmosphere like Purdy Avenue in Sunset Harbour, where retail activity is driven by smaller,
human-scale spaces. North Beach needs additional retail options and is lacking national hotel brand. The
combination of these large and small businesses will generate a lively shopping and gathering space in the
Town Center. Incorporation of the City-owned parking lots will provide enough room to fully realize this
vision of a neighborhood gathering place. Failure to include these unsightly and underutilized surface lots
in the project would disrupt the continuity of pedestrian-oriented commercial activity along 71st Street
and retail redevelopment that the NoBe Master Plan encourages for this area.
In sum, this is an exciting and unique opportunity for PSC to comprehensively redevelop a
significant portion of 71st Street in the North Beach Town Center area under one cohesive plan. The
Project will address and follow many of the recommendations in the NoBe Master Plan, to make the Town
Center a true center of activity for North Beach. In addition to removing underutilized and economically
stagnant parking lots for better quality development, the project will celebrate the architectural heritage
of the area and create new opportunities for the entire neighborhood to enjoy.
For all the aforementioned reasons, we look forward to working with the City to bring the project
to the North Beach community.
Contact:

Prime Proposer: Aria Mehrabi, CEO & Co-Founder, Pacific Star Capital

Office Line: 310-444-7770

Email: Aria@pacificstarcapital.com

1.2 Proposal Certification, Questionnaire & Requirements Affidavit

See Appendix A attached.

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1.3 Organizational Chart

Developer:
Pacific Star Capital, LLC

Landscape General Contractor: Engineer: Retail Leasing:

Architect: Hotel Operator:
Architect: Coastal Universal Avenue Real Estate
Kobi Karp National Brand
Kimley Horn Construciton Engineering Partners

PSC’s dedicated in-house development team will be the main point of contact with the City of Miami
Beach. PSC will be coordinating between the qualified third-parties’ listed above to successfully execute
the Byron Carlyle Mixed-Use Redevelopment Project. PSC intends to comply with the requirements of the
RFP and the overall North Beach Master Plan. The following pages outline the plan for the redevelopment
of the Byron Carlyle Theater.

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TAB 2
2.1 Minimum Qualifications Requirements

PSC’s Byron Carlyle Theater RFP proposal, detailed herein, is compliant with and exceeds the minimum
requirements & specifications detailed in Appendix C.

See Kobi Karp Mixed-Use Development Proposal Schematic Design plans attached.

2.2 Required Forms

See Appendix D – Part A & B attached.

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TAB 3
3.1 Developer Company Information

Pacific Star Capital (PSC) was founded by Aria Mehrabi and David Walker in June 2003 with the goal of
identifying real estate investment opportunities across the United States that would provide their
investors with attractive risk-adjusted high yield returns and capital appreciation. PSC's success is due to
the strengths of its founders who have extensive experience in structured finance, real estate
development and operations; and because of the team’s ability to identify high value investment
opportunities, design optimal development and financial structures, and deliver results.

Since its inception in June 2003, PSC and partners have developed and acquired a portfolio totaling in
excess of $700 Million. PSC has seasoned personnel in several states fulfilling a variety of acquisition,
development and construction, investment sales, asset and property management roles.

Dr. Mehrabi is a thoughtful leader in innovative development who serves as a Governor of the Urban Land
Institute and is on the advisory board of the Lusk Center at the University of Southern California, one of
the country's premier graduate real estate development programs.

PSC currently has offices in Santa Monica, CA and Miami Beach, FL, with a seasoned team of veterans who
handle acquisitions, asset management, construction management, leasing, and dispositions. PSC’s focus
is urban, mixed-use development.

3.2 Developer’s Relevant Experience

Recent major projects PSC has successfully completed nationwide include:

1. Rehabilitation of an 1,100 unit apartment complex in Houston

a. Village at Piney Point, 30 acres of land, 2601 Lazy Hollow Dr, Houston, TX 77063
b. Architect: HVA – Design Development & Construction Drawings
c. Completed 2015-2016
d. Owner/Developer
e. See Tab 3.5: PSC Key Personnel
f. Project Development Cost: $76M
g. PSC’s Equity & Third-Party Debt
h. N/A
2. Renovation of a 265,000 square foot regional shopping center in Chicago
a. Yards Plaza, 22 acres of land, 4620 S Damen Ave, Chicago, IL 60609
b. Architect: HVA – Design Development & Construction Drawings
c. Completed 2014
d. Owner/Developer
e. See Tab 3.5: PSC Key Personnel
f. Project Development Cost: $39M
g. PSC’s Equity Capital & Third-Party Debt
h. N/A

3. Redevelopment of a high-street retail store in Beverly Hills

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a. COS Store, 10,756 square foot building, 357 N Beverly Dr, Beverly Hills, CA 90210
b. Architect: Cosimo Pizzulli – Exterior façade renovations
c. Completed 2015
d. Owner/Developer
e. See Tab 3.5: PSC Key Personnel
f. Project Development Cost: $41M
g. PSC’s Equity Capital & Third-Party Debt
h. Historically Sensitive Building

4. Development of 55,000 square foot urban site for Whole Foods in Los Angeles
a. Whole Foods Market, 2.89 acres of land, 14311 Ventura Blvd, Sherman Oaks, CA 91423
b. DLR Group – Design Development & Construction Drawings. HVA Architects – Schematic
Design
c. Under Construction
d. Owner/Developer
e. See Tab 3.5: PSC Key Personnel
f. Total Project Budget: $68M
g. PSC’s Equity Capital & Third-Party Debt
h. Vacation and dedication of a new alley to the City & a new dog park for the community
i. CIT National Bank, Lender.

5. Redevelopment of a 44,000 square foot Whole Foods anchored shopping center in North Miami
a. Whole Foods Market, 3.35 acres of land, 12150 Biscayne Blvd, North Miami, FL 33181
b. Architect: HVA – Whole Foods Shell Design & Construction. Chris Middleton – Verizon
Outparcel Design & Construction
c. Completed 2013
d. Owner/Developer
e. See Tab 3.5: PSC Key Personnel
f. Total Value: $26M
g. PSC’s Equity Capital & Third-Party Debt
h. N/A

3.3 Design Team Company Information

For over two decades, Kobi Karp Architecture and Interior Design has been providing unique, creative and
innovative design solutions to renowned clients internationally and domestically in Hospitality, Retail and
high-rise Residential developments. To date, Kobi Karp Architecture and Interior Design has designed over
36 billion in mixed-use Commercial, Residential and Multifamily properties worldwide from the
Caribbean, to the Far East, to the Black Sea region, and throughout the Gulf and the Middle East.

Kobi Karp Architecture and Interior Design’s clients have relied on the firm for their Architecture Design
and Planning. Kobi Karp, the firm’s founding principal, is an award-winning member of the American
Institute of Architects, and American Society of Interior Design. Kobi Karp Architecture and Interior Design
is an award-winning company and member of the American Institute of Architects (AIA) and the American
Society of Interior Designs (ASID).

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Kobi Karp Architecture and Interior Design’s studios are headquartered in Miami, with branch studios in
the Middle East. The firm is the recipient of many awards, including AIA Awards for Outstanding Young
Architect of the Year Award, AIA Outstanding Service Award, AIA Award of Merit, American Resort
Development Association (ARDA) Gold Award for Hotel Conversion, The Network of the Hospitality
(NEWH) Excellence in Design Award, Miami Design Preservation League Merit Awards, and Dade Heritage
Trust Historic Preservation Awards.

Kobi Karp Architecture and Interior Design has been recognized in various publications such as The Wall
Street Journal, The New York Times, Miami Herald, Ocean Drive Magazine, Haute Magazine, El Nuevo
Herald, Architectural Digest, Forbes Magazine, Newsweek, Fisher Island Magazine and Hospitality Design
Magazine. Kobi Karp Architecture and Interior Design has also been featured on CBS, NBC, CNN and 1 TV
Russia.

For additional information on Kobi Karp Architecture and Interior Design, including recent projects
completed in Miami Beach, visit their website: https://www.kobikarp.com/featured-projects/

3.4 Design Team Relevant Experience

Refer to the Kobi Karp Design Experience attachment.

3.5 Key Personnel

Pacific Star Capital Executive Biographies

ARIA MEHRABI, PH.D. - CO-FOUNDER/PRINCIPAL

Aria Mehrabi is a principal of Pacific Star Capital with over 20 years of operating experience in real estate.
Aria began his career in commercial real estate, as Vice President of Acquisitions for an opportunity fund,
RPD Catalyst, where he conducted acquisitions in commercial real estate deals, including stabilized and
value added office and industrial projects in 20 different markets across the United States. Prior to RPD,
Dr. Mehrabi worked privately in the residential multi-family sector and developed and sold multiple
housing tracts and a portfolio of condominium projects in Southern California. Prior to joining the real
estate industry, Aria worked as a risk consultant to the RAND Corporation and also lectured on
international economics at Georgetown University. His op-eds and articles have appeared in the
International Herald Tribune and other major publications. An advocate for women’s empowerment and
security, he has been an annual contributor to the Protection Project of Johns Hopkins, an organization
devoted to halting the practice of female trafficking across the world.

Aria received his Ph.D. from Johns Hopkins University, School of Advanced International Studies (SAIS),
with a focus in economics, studying international monetary theory. He received his Master’s in Real Estate
Development from The University of Southern California (USC), and his BA degree from The University of
California, Berkeley. He is a member of the Urban Land Institute, serves on the Executive Board of the
Lusk Center for Real Estate at USC, and is a member of the Advisory Board of the Johns Hopkins University
(SAIS). Dr. Mehrabi also holds the designation of Chartered Financial Analyst (CFA).

DAVID WALKER - CO-FOUNDER/PRINCIPAL

David Walker is a principal of Pacific Star Capital began his real estate career in 1990 in the structured
finance side of the business. In 1994, David joined Nomura Securities in New York and subsequently

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moved to Los Angeles to co-head the Western Region loan origination effort where he went on to
originate in excess of $5 billion in debt and equity investments over a 5-year period. David went on to
establish the Los Angeles office of CDC Mortgage Capital where he helped to position CDC as an innovator
in the CMBS market. In 2002, after 3 years at CDC, David moved to Bear Stearns in Los Angeles where he
became Managing Director and group head for large loan originations of the Los Angeles office,
responsible for originating over $1 billion in debt per year for 2 consecutive years. In 2003, David co-
founded Pacific Star Capital with Aria Mehrabi with the objective of identifying real estate investment
opportunities across the United States. David briefly stepped away from the day-to-day operation of
Pacific Star in 2007 to become president of JRK Birchmont Advisors and its $203 million private equity
fund, Birchmont Capital Partners I. In his capacity as president of the fund division, David was responsible
for leading a team that invested in 13 separate real estate investments ranging from multifamily to office
properties, worth an estimated $1 billion. David returned to Pacific Star to rejoin with co-founder Aria
Mehrabi to focus on operational oversight of the firm as well as capital markets activities for the firms
investments.

PATRICK WEIBEL - EXECUTIVE VICE PRESIDENT

Patrick Weibel is an Executive Vice President of Pacific Star Capital, with 14 years of experience in real
estate. Prior to joining Pacific Star, Weibel was a Senior Director with Thor Equities, a real estate
development, leasing and management firm, with headquarters in New York City, London and Mexico
City. In this role, Weibel was the founding member of Thor’s Chicago office and was charged with
overseeing the growth of their platform for the western United States.

While at Thor, Weibel led the acquisition of high-street retail and mixed use assets with a total
capitalization of $750 million. Pat began his career in commercial real estate as an investment sales broker
at a prominent, national brokerage firm, where he specialized in the disposition of urban and high- street
retail properties, with a focus on Los Angeles, Chicago, New York and Miami. In this capacity, Pat closed
investment transactions in excess of $1.75 billion. Weibel’s clientele included prominent Institutions,
developers, family offices, private equity firms, and opportunistic funds. Pat is a graduate of the University
of Michigan, with a focus on economics, international politics, game theory –with supplemental studies
in urban planning. He was also part of the GSAL Program at the University of Chicago Booth School of
Business. He is a member of the International Council of Shopping Centers, the Urban Land Institute, and
the University of Michigan Alumni Association.

BRETT WOOD - EXECUTIVE VICE PRESIDENT

Brett Wood joined Pacific Star Capital in 2007 and leads the management team responsible for asset and
property management and day-to-day operations of the company’s real estate holdings. Prior to joining
Pacific Star Capital, Brett was with Robertson Properties Group (“RPG”) for sixteen years. Primarily, Brett
was responsible for leasing and property management for RPG’s extensive commercial portfolio consisting
of approximately five million square feet of gross leasable area across eight states. The portfolio included
office buildings, grocery anchored centers, big box anchored and lifestyle centers. Prior to RPG, Brett was
with Decurion Corporation for 11 years. Brett is a member of Building Owners and Management
Association, Urban Land Institute, Institute of Real Estate Management, and International Council of
Shopping Centers. He has served on the Board of Directors of the Hollywood Entertainment District and
on the Board of Directors of the Central Hollywood Coalition. A native of Los Angeles, Brett graduated
from UCLA with a B.A. in History.

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BEN STIGLER - PROJECT MANAGER

Ben Stigler joined Pacific Star Capital in 2018 after 15 years as a design engineer and construction
manager. Ben began his career in construction as a lead civil engineer in Milwaukee, Wisconsin, for the
firm Jahnke and Jahnke Associates, where he assisted on the design of many of southeastern Wisconsin
most picturesque and successful residential developments. Ben moved to Miami in 2009, joining a
prestigious engineering firm where he worked on a range of projects from high-rises that have shaped the
Miami skyline, to large scale suburban retail and commercial developments. His role as Director of New
Business at this firm saw growth year after year and rose to one of Miami’s most reliable engineering
firms. The experience and knowledge learned throughout his career allowed Ben to transition to Pacific
Star Capital where he has assisted on commercial developments from Miami to Los Angeles. Ben studied
Civil Engineering at the University of Wisconsin at Milwaukee. He is also a member of the American Society
of Civil Engineers.

OLIVER O’DONNELL - ANALYST

Oliver O’Donnell joined Pacific Star Capital in 2017 and is responsible for all aspects of the development
and acquisition process. He assists the team with pre-development, construction and operations. Oliver
interned for Rialto Capital Management, where he had acquisition, asset management and disposition
responsibilities for $50 million worth of commercial real estate; The O’Donnell Group, where he acquired
and disposed of $15.5 million worth of industrial properties; and Lennar Corporation, where he analyzed
various land acquisition opportunities and entitled 75 residential home sites. Oliver graduated from the
University of Miami with a BBA in Finance and Legal Studies.

3.6 Other Key Team Members

General Contractor – Coastal Construction

Award-winning Coastal Construction Group and the Murphy family have been building projects
throughout Florida for more than five decades and have earned a reputation as one of the leading
contractors in the state and the Southeast. Coastal currently has operations in Miami, Palm Beach, Naples,
Tampa, Orlando, and the Florida Keys, and has significant experience in commercial, hospitality, single
and multi-family residential, educational, government-related facilities and disaster recovery projects.
Coastal has built more than 50 hotels and resorts in Florida, including the Ocean Reef Club, Boca Grande,
Fisher Island Club, St. Regis Resort & Residences Bal Harbour, the Miami Beach Edition, The Ritz Carlton
South Beach, SLS South Beach, Four Seasons, Faena Hotel, and the West Palm Beach Hilton as well as
numerous South Florida condominiums, office buildings and retail projects, such as the Mansions at
Acqualina, Porsche Design Tower, Residences by Armani Casa, Mystique, the residences on Fisher Island
and the BacardiWorld Headquarters. Coastal is ranked in the top 100 construction management
companies in the country.

Structural & Geotechnical Engineer – Universal Engineering Sciences

54 years ago, Seymour “Sy” Israel embarked on a one-man venture to start an engineering business that
would eventually become Universal Engineering Sciences. Today, Universal has grown into a +750-
employee, 18-branch, $60 million a year operation. Although operations are primarily in the Southeast
United States, Universal has been named a National Top 500 Design Firm by Engineering News-Record
every year since 1985. Universal was founded in 1964 in Merritt Island, Florida. Sy, the company’s founder,

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is still actively involved in the company as CEO and his son, Mark C. Israel, PE, serves as president. The
firm’s distinguished history and family-oriented work environment are only two of the many factors that
contribute to the long-term employment of many of the most experienced personnel in the industry. The
result is highly-qualified, loyal professional and technical personnel who are dedicated to excellence in
their fields. Universal Engineering Sciences is headquartered in Orlando, Florida and operates 18 office
locations throughout Florida and Georgia, with services provided throughout the United States and
abroad. Universal has become a reliable, cost-effective resource for clients nationwide looking to enhance
the consistency of the plans review, inspection and code compliance responsibilities. Its staff provides
geotechnical engineering, environmental services, construction materials testing, and building code
compliance solutions for both county and municipal governments, builder groups and developers.
Projects range from on-call, task work order-based assignments to total turnkey management and
staffing. This diversity and customization provides the best service Universal’s clients’ needs and sets it
apart from its competitors.

Retail Leasing – Avenue Real Estate Partners

Avenue Real Estate Partners is an innovative commercial retail brokerage company based in Miami Beach,
FL. Founded in 2010, Avenue has provided exceptional real estate services and expertise to national and
regional tenants as well as institutional landlords & developers, publicly traded companies and high-
profile family offices. Avenue’s principals have over a combined 25 years of experience in South Florida
commercial real estate and have been involved in over one billion dollars in South Florida real estate
transactions. Avenue is the exclusive leasing broker for some of Miami’s most iconic high street retail
developments including properties on Lincoln Road, along Sunset Harbour and throughout South Beach.

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TAB 4
4.1 Lease Payments and/or Remuneration to the City

• A one-time ground lease payment of $8,797,088 for a 99-year term for the Byron Carlyle Theater
& City Lot P85, as follows:
o $500,000 on the Possession Date.
o $8,297,088 on the Delay Date.
• In addition, we are offering to purchase the City Lot P80 for $3,000,000 with the intent to
redevelop the surface parking lot as retail.

TAB 5
5.1 Cultural Component Space
& 5.2 Maximizing Cultural Component & Public Benefit
The proposed redevelopment provides a total of 23,220 square foot to the City of Miami Beach. The
Cultural Component includes approximately:

• 7,800 square foot Theater Component

• 9,000 square foot Cultural Center
• 2,640 square foot Outdoor Terrace
• 3,780 square foot Theater Lobby

PSC intends to deliver the above-mentioned space as a shell with base mechanical, electrical and plumbing
systems.

Please reference the site plan attached to this submittal for more detailed information. This represents
more than double what was required as part of the Byron Carlyle RFP submittal.

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TAB 6
6.1 Site Plan and Zoning

The proposed development will conform to the TC-C zoning guidelines. A summary development
program is below. Refer to the Kobi Karp plans for the full site Data Table Sheet A1.00.

Byron Carlyle Theater + P85 P80

Levels Use Hotel Rooms Use
LEVEL 11 Roof Deck
LEVEL 10 Hotel Portion 20
LEVEL 9 Hotel Portion 20
LEVEL 8 Hotel Portion 20
LEVEL 7 Hotel Portion 20
LEVEL 6 Hotel Portion 20
LEVEL 5 Hotel Portion 20
LEVEL 4 Hotel Portion 20
LEVEL 3 Hotel Portion 20
LEVEL 2 City of Miami Beach Theater/Cultural Component Bar & Terrace
GROUND LEVEL Retail Shops & Theater/Hotel Entrance Retail Shops & Restaurant
Total 160

Building 1: Byron Carlyle Theater & City Lot P85 Building 2: City Lot P80

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6.2 Resiliency Requirements

Refer to Kobi Karp Plans Sheet A5.01.

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TAB 7
7.1 Program

Refer to Kobi Karp Plans Sheet A1.00.

7.2 Consistency with Master Plan

Refer to Kobi Karp Plans Sheets A2.00-A2.03.

7.3 Schedule

See below estimated redevelopment timeline & Gantt Chart:

Byron Carlyle Theater Redevelopment Timeline Duration Start Finish

Overall Development 761 days 7/1/2019 7/31/2021
Entitlements 85 days 7/1/2019 9/24/2019
Design 91 days 9/15/2019 12/15/2019
Shell Construction 455 days 12/1/2019 2/28/2021
Shell Completion 29 days 11/1/2020 11/30/2020
Possession Date 27 days 2/1/2021 2/28/2021
Grand Opening 30 days 7/1/2021 7/31/2021

TAB 8
See redlined ground lease agreement in the separate envelope.

TAB 9
See financial capabilities in the separate envelope.

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ST. TROPEZ ON THE BAY Located along the main entry into the City of Sunny Isles Beach, St. Tropez is
SUNNY ISLES BEACH, FLORIDA comprized of a trio of contemporary towers gently placed atop a four-story
pedestal consisting of 33,000 SF retail lined with loggias and promenades. Street
level finds an incredible village like setting, complete with quaint shops and
Contact: J. Milton & Associates cafes for the use of residents, as well as outside patrons.
T: 305.978.8370

Concealed behind the retail spaces is a 4-story parking structure that provides
450+ parking spaces for the residents of the three towers as well as for the

Commencement date: 08/2005 commercial patrons. The pedestal also houses a number of luxury amenities
Completion date: 06/2009 including a multi-story lobby, residential townhouses, pool deck, sun deck,
Fees Awarded: $ 400,000
Construction cost: &160,000,000 fitness center and full service spa.
Scope of work: Conceptual and Schematic Design,
Construction Documents and Admin
The pedestrian is led through the loggias between the realm of the street and
Project manager: Carlos Aquayo
Consultants: Franyie Engineers Inc. the promenades of the intercostal. Consequently the elevation of the parking
pedestal correlates to the existing urban scale established by the pedestrian
and vehicular traffic of the boulevard directly to the north of the project site. The
elevation is also a response to the adjacent structures that continuously line the
western end of Sunny Isles Boulevard.

RFP NO. 2016-204-KB

DUO CONDOMINIUM Creating an urban enclave, the DUO Condominium development consists of
HALLANDALE BEACH, FL two residential towers, 6 – level pre-cast concrete open-air ventilated parking
garage and amenity deck on the 7th level with 2 – tennis courts, jogging
track, sports court, covered pavilion, bathrooms and rock landscape gardens.
Reference Contact: David Schultz The development connects to the surrounding areas via wide pedestrian
Triad Housing walkways and vehicular routes as well as major public transportation hubs.
954-472-3050

The parking structure was designed to blend seamlessly with the neighboring
Diplomat Mall retail center as the main entrance to the development is
Commencement date: 04/2004 accessed through the retail center. The stand-alone structure, housing 729
Completion date: 04/2007
parking spaces (714 – standard and 15 – handicap stalls), is wedged between
Fees Awarded: $ 400,000
Construction cost: $ 120,000,000 the residential towers and Diplomat Mall retail center in order to allow
Scope of work: Conceptual and Schematic Design, unobstructed views to the world-class Diplomat Golf Course.
Construction Documents and Admin
Project manager: Carlos Aguayo
Consultants: Franyie Engineers Inc.

RFP NO. 2016-204-KB

NOBE BAY GARAGE Contributing to the redevelopment of the North Beach area, the
NORTH MIAMI BEACH, FL 6-story NoBe Garage is located along Indian Creek Drive, one block
away from the pristine waters of Biscayne Bay and Atlantic beaches. A
14,000 sf retail component on the ground level of the structure serves
to enhance the pedestrian experience by employing floor-to-ceiling
Contact: Homer Murelo
Merco Group glass façades, concrete eyebrows and covered walkways along the
305-775-9081 existing traffic patterns.

The 179,000 sf parking garage is a Type I construction structure boasting
Commencement date: 12/2008 over 450 parking spaces that is used by the neighboring residential
Completion date: 12/2012 developments as well as visitors.
Fees Awarded: $225,000
Construction cost: $ 28,000,000
Scope of work: Conceptual & Schematic Design,

Project manager: Jennifer McConney, Leo Guedes

Consultants: Franyie Engineers Inc.

RFP NO. 2016-204-KB

PALAU CONDOMINIUMS Uniquely situated on the water, Palau Sunset Harbour is an exclusive, boutique
MIAMI BEACH, FL condominium building located in South Beach overlooking Sunset Islands III and
IV and Biscayne Bay. Palau sits at the juncture of two neighborhoods, the formerly
industrial Sunset Harbour, which is becoming a mixed-use urban enclave on the
northern periphery of South Beach, and to the north the Sunset Islands, where large
homes line meandering canals. Facing the city, Palau rises to five stories, while the
Reference Contact: SMG Management
height is reduced to four along the canal which lines its northern and longest side..
The building’s commercial space is also kept to the southern and western sides,
away from the single family homes to the north.

Palau Sunset Harbour is in many ways a very traditionally planned mid-rise, infill city
block of residential units above ground floor retail spaces planned with neighbor-
Commencement date: 02/2012 hood retailers and services in mind. The parking is wrapped and concealed from
Completion date: 10/2016 the surrounding streets by a habitable liner building on one side and architecturally
Fees Awarded: $400,000 screened on the rest. The parking garage is integrated with the other components,
Construction cost: $30,000,000 thereby reducing the size and impact of the parking structure.
Scope of work: Conceptual and Schematic Design,
Construction Documents and Admin The project is designed around a sheltered ‘secret garden’ at the center of the
Project manager: Carlos Aguayo site, a common area which evolved from Miami’s archetypal courtyards, breeze-
Consultants: Franyie Engineers Inc. ways, and other indoor/outdoor living spaces. Under a thin concrete canopy
adorned with hanging plants, and behind a mixture of apartments and town-
houses, the ‘secret garden’ is a new variation on that archetypal Floridian living
space.

RFP NO. 2016-204-KB

THE PLAZA AT THE LYRIC Located in the Overtown neighborhood of Miami, The Plaza at the Lyric
MIAM, FL is a mixed-use apartment tower that has 158 affordable rental units
along with 8,000 SF ground floor retail. The development also benefits
from on site adjacent 5-story Public parking Garage. This Essential
Contact: Gatehouse Group Element of the Lyric is compromised of na approximately 300 spaces
David Canepari from which 250 are available for use by the public. Retail parking is on-
T:508.337.2500
grade including the ground floor of the Public Parking Garage.

Commencement date: 06/2014
Completion date: 06/2016
Fees Awarded: $400,000
Construction cost: $45,000,000
Scope of work: Conceptual and Schematic Design,
Construction Documents and Admin
Project manager: Jennifer McConney, Chris Zaney
Consultants: Franyie Engineers Inc.
DDA Engineers

RFP NO. 2016-204-KB

AC HOTEL That new edifice is a two-story building facing the ocean on the 2900 block
MIAMI BEACH, FL of well-known Collins Ave. The hotel represents the only new-build in the area,
and one of the last remaining vacant lots. The location enables the company
to project the property into Collins Ave. with the two-story glass cube, which
is nestled with horizontal terraces that bow out to the center line of the street,
Reference Contact: Robert Finvarb Companies, LLC creating a strong geometrical repeating pattern. This projection embodies
T: 305.866.7555 the AC Hotels phi­losophy of immersing travelers into the city and en­couraging
1065 Kane Course, Suite 201 exploration beyond the hotel itself
Bay Harbor Islands, FL 33154

The long façade of the AC, spanning an entire city block, zigzags to capture
views of both the ‘putting green’ and ocean to the east and the Indian Creek
Commencement date: 2011 waterway to the west. This is a classic midcentury architectural move, examples
Completion date: 09/2015 of which can also be seen in the Delano, Sherry Frontenac, and other hotels
Fees Awarded: $ up and down Miami Beach. Meanwhile, the rooftop pool, another element
Construction cost: $ 28,000,000 inherited from the midcentury era, has expansive views in both directions.
Scope of work: Conceptual and Schematic Design,
Construction Documents and Admin
Project manager: Jennifer McConney, Carlos Aquayo
Consultants: Franyie Engineers Inc.
Hector De Los Ryes

RFP NO. 2016-204-KB

 APPENDIX A

________________________________________________________________________

Proposal Certification,
Questionnaire &
Requirements Affidavit
________________________________________________________________________

2019-100-KB
FOR THE DEVELOPMENT OF A MIXED-USE
PROJECT WITH CULTURAL COMPONENT

PROCUREMENT DEPARTMENT
1755 Meridian Avenue, 3rd Floor
Miami Beach, Florida 33139

RFP 2019-100-KB 21
 Solicitation No: Solicitation Title:
2019-100-KB FOR THE DEVELOPMENT OF A MIXED-USE PROJECT WITH CULTURAL
COMPONENT
Procurement Contact: Tel: Email:
Kristy Bada 305-673-7490 kristybada@miamibeachfl.gov

PROPOSAL CERTIFICATION, QUESTIONNAIRE & REQUIREMENTS AFFIDAVIT

Purpose: The purpose of this Proposal Certification, Questionnaire and Requirements Affidavit Form is to inform
prospective Proposers of certain solicitation and contractual requirements, and to collect necessary information from
Proposers in order that certain portions of responsiveness, responsibility and other determining factors and compliance with
requirements may be evaluated. This Proposal Certification, Questionnaire and Requirements Affidavit Form is a
REQUIRED FORM that must be submitted fully completed and executed.

1. General Proposer Information.

FIRM NAME:
Pacific Star Capital, LLC
NO. OF YEARS IN BUSINESS: NO. OF YEARS IN BUSINESS LOCALLY: NO. OF EMPLOYEES:
16 10 10
OTHER NAME(S) PROPOSER HAS OPERATED UNDER IN THE LAST 10 YEARS:

FIRM PRIMARY ADDRESS (HEADQUARTERS):

1318 Broadway, 2nd Floor
CITY:
Santa Monica
STATE: ZIP CODE:
CA 90404
TELEPHONE NO.:
310-444-7770
TOLL FREE NO.:
310-444-7770
FAX NO.:
310-444-0180
FIRM LOCAL ADDRESS:
20533 Biscayne Blvd, #372
CITY:
Miami
STATE: ZIP CODE:
FL 33180
PRIMARY ACCOUNT REPRESENTATIVE FOR THIS ENGAGEMENT:
Aria Mehrabi
ACCOUNT REP TELEPHONE NO.:
310-444-7770
ACCOUNT REP TOLL FREE NO.:
310-444-7770
ACCOUNT REP EMAIL:
aria@pacificstarcapital.com
FEDERAL TAX IDENTIFICATION NO.: 72-1581227

The City reserves the right to seek additional information from Proposer or other source(s), including but not limited to: any firm or principal
information, applicable licensure, resumes of relevant individuals, client information, financial information, or any information the City deems
necessary to evaluate the capacity of the Proposer to perform in accordance with contract requirements.

RFP 2019-100-KB 22
1. Veteran Owned Business. Is Proposer claiming a veteran owned business status?
YES NO

SUBMITTAL REQUIREMENT: Proposers claiming veteran owned business status shall submit a documentation proving that firm is
certified as a veteran-owned business or a service-disabled veteran owned business by the State of Florida or United States federal
government, as required pursuant to ordinance 2011-3748.

2. Conflict of Interest. All Proposers must disclose, in their Proposal, the name(s) of any officer, director, agent, or immediate family
member (spouse, parent, sibling, and child) who is also an employee of the City of Miami Beach. Further, all Proposers must disclose the
name of any City employee who owns, either directly or indirectly, an interest of ten (10%) percent or more in the Proposer entity or any of
its affiliates.

SUBMITTAL REQUIREMENT: Proposers must disclose the name(s) of any officer, director, agent, or immediate family member (spouse,
parent, sibling, and child) who is also an employee of the City of Miami Beach. Proposers must also disclose the name of any City
employee who owns, either directly or indirectly, an interest of ten (10%) percent or more in the Proposer entity or any of its affiliates

3. References & Past Performance. Proposer shall submit at least three (3) references for whom the Proposer has completed work similar
in size and nature as the work referenced in solicitation.

SUBMITTAL REQUIREMENT: For each reference submitted, the following information is required: 1) Firm Name, 2) Contact Individual
Name & Title, 3) Address, 4) Telephone, 5) Contact’s Email and 6) Narrative on Scope of Services Provided.

4. Suspension, Debarment or Contract Cancellation. Has Proposer ever been debarred, suspended or other legal violation, or had a
contract cancelled due to non-performance by any public sector agency?
YES NO

SUBMITTAL REQUIREMENT: If answer to above is “YES,” Proposer shall submit a statement detailing the reasons that led to action(s).

5. Vendor Campaign Contributions. Proposers are expected to be or become familiar with, the City’s Campaign Finance Reform laws, as
codified in Sections 2-487 through 2-490 of the City Code. Proposers shall be solely responsible for ensuring that all applicable provisions
of the City’s Campaign Finance Reform laws are complied with, and shall be subject to any and all sanctions, as prescribed therein,
including disqualification of their Proposals, in the event of such non-compliance.

SUBMITTAL REQUIREMENT: Submit the names of all individuals or entities (including your sub-consultants) with a controlling financial
interest as defined in solicitation. For each individual or entity with a controlling financial interest indicate whether or not each individual or
entity has contributed to the campaign either directly or indirectly, of a candidate who has been elected to the office of Mayor or City
Commissioner for the City of Miami Beach.

6. Code of Business Ethics. Pursuant to City Resolution No.2000-37379, each person or entity that seeks to do business with the City shall
adopt a Code of Business Ethics ("Code") and submit that Code to the Procurement Department with its proposal/response or within five
(5) days upon receipt of request. The Code shall, at a minimum, require the Proposer, to comply with all applicable governmental rules and
regulations including, among others, the conflict of interest, lobbying and ethics provision of the City of Miami Beach and Miami Dade
County.

SUBMITTAL REQUIREMENT: Proposer shall submit firm’s Code of Business Ethics. In lieu of submitting Code of Business Ethics,
Proposer may submit a statement indicating that it will adopt, as required in the ordinance, the City of Miami Beach Code of Ethics,
available at http://www.miamibeachfl.gov/city-hall/procurement/procurement-related-ordinance-and-procedures/

RFP 2019-100-KB 23
7. NOT USED.
8. Equal Benefits for Employees with Spouses and Employees with Domestic Partners. When awarding competitively solicited
contracts valued at over $100,000 whose contractors maintain 51 or more full time employees on their payrolls during 20 or more calendar
work weeks, the Equal Benefits for Domestic Partners Ordinance 2005-3494 requires certain contractors doing business with the City of
Miami Beach, who are awarded a contract pursuant to competitive proposals, to provide “Equal Benefits” to their employees with domestic
partners, as they provide to employees with spouses. The Ordinance applies to all employees of a Contractor who work within the City
limits of the City of Miami Beach, Florida; and the Contractor’s employees located in the United States, but outside of the City of Miami
Beach limits, who are directly performing work on the contract within the City of Miami Beach.
A. Does your company provide or offer access to any benefits to employees with spouses or to spouses of employees?
YES NO
B. Does your company provide or offer access to any benefits to employees with (same or opposite sex) domestic partners* or to
domestic partners of employees?
YES NO
C. Please check all benefits that apply to your answers above and list in the “other” section any additional benefits not already specified. Note:
some benefits are provided to employees because they have a spouse or domestic partner, such as bereavement leave; other benefits are
provided directly to the spouse or domestic partner, such as medical insurance.
BENEFIT Firm Provides for Firm Provides for Firm does not
Employees with Employees with Provide Benefit
Spouses Domestic Partners
Health
Sick Leave
Family Medical Leave
Bereavement Leave
If Proposer cannot offer a benefit to domestic partners because of reasons outside your control, (e.g., there are no insurance providers in
your area willing to offer domestic partner coverage) you may be eligible for Reasonable Measures compliance. To comply on this basis,
you must agree to pay a cash equivalent and submit a completed Reasonable Measures Application (attached) with all necessary
documentation. Your Reasonable Measures Application will be reviewed for consideration by the City Manager, or his designee. Approval
is not guaranteed and the City Manager’s decision is final. Further information on the Equal Benefits requirement is available at
http://www.miamibeachfl.gov/city-hall/procurement/procurement-related-ordinance-and-procedures/

. Public Entity Crimes. Section 287.133(2)(a), Florida Statutes, as currently enacted or as amended from time to time, states that a person
or affiliate who has been placed on the convicted vendor list following a conviction for a public entity crime may not submit a proposal,
proposal, or reply on a contract to provide any goods or services to a public entity; may not submit a proposal, proposal, or reply on a
contract with a public entity for the construction or repair of a public building or public work; may not submit proposals, proposals, or replies
on leases of real property to a public entity; may not be awarded or perform work as a contractor, supplier, subcontractor, or consultant
under a contract with any public entity; and may not transact business with any public entity in excess of the threshold amount provided in
s. 287.017 for CATEGORY TWO for a period of 36 months following the date of being placed on the convicted vendor list.

SUBMITTAL REQUIREMENT: No additional submittal is required. By virtue of executing this affidavit document, Proposer agrees with the
requirements of Section 287.133, Florida Statutes, and certifies it has not been placed on convicted vendor list.

10. Non-Discrimination. Pursuant to City Ordinance No.2016-3990, the City shall not enter into a contract with a business unless the
business represents that it does not and will not engage in a boycott as defined in Section 2-375(a) of the City Code, including the
blacklisting, divesting from, or otherwise refusing to deal with a person or entity when such action is based on race, color, national origin,
religion, sex, intersexuality, gender identity, sexual orientation, marital or familial status, age or disability.

SUBMITTAL REQUIREMENT: No additional submittal is required. By virtue of executing this affidavit document, Proposer agrees it is and
shall remain in full compliance with Section 2-375 of the City of Miami Beach City Code.

11. Moratorium on Travel to and the Purchase of Goods or Services from North Carolina and Mississippi. Pursuant to Resolution 2016-
29375, the City of Miami Beach, Florida, prohibits official City travel to the states of North Carolina and Mississippi, as well as the purchase
of goods or services sourced in North Carolina and Mississippi. Proposer shall agree that no travel shall occur on behalf of the City to
North Carolina or Mississippi, nor shall any product or services it provides to the City be sourced from these states.

SUBMITTAL REQUIREMENT: No additional submittal is required. By virtue of executing this affidavit document, Proposer agrees it is and
shall remain in full compliance with Resolution 2016-29375.

RFP 2019-100-KB 24
12. Fair Chance Requirement. Pursuant to Section 2-376 of the City Code, the City shall not enter into any contract resulting from a
competitive solicitation, unless the proposer certifies in writing that the business has adopted and employs written policies, practices, and
standards that are consistent with the City's Fair Chance Ordinance, set forth in Article V of Chapter 62 of the City Code (“Fair Chance
Ordinance”), and which, among other things, (i) prohibits City contractors, as an employer, from inquiring about an applicant’s criminal
history until the applicant is given a conditional offer of employment; (ii) prohibits advertising of employment positions with a statement that
an individual with a criminal record may not apply for the position, and (iii) prohibits placing a statement on an employment application that
a person with a criminal record may not apply for the position.
SUBMITTAL REQUIREMENT: No additional submittal is required at this time. By virtue of executing this affidavit, Proposer certifies that it
has adopted policies, practices and standards consistent with the City’s Fair Chance Ordinance. Proposer agrees to provide the City with
supporting documentation evidencing its compliance upon request. Proposer further agrees that any breach of the representations made
herein shall constitute a material breach of contract, and shall entitle the City to the immediate termination for cause of the agreement, in
addition to any damages that may be available at law and in equity.

13. Acknowledgement of Addendum. After issuance of solicitation, the City may release one or more addendum to the solicitation which
may provide additional information to Proposers or alter solicitation requirements. The City will strive to reach every Proposer having
received solicitation through the City’s e-procurement system, PublicPurchase.com. However, Proposers are solely responsible for
assuring they have received any and all addendum issued pursuant to solicitation. This Acknowledgement of Addendum section certifies
that the Proposer has received all addendum released by the City pursuant to this solicitation. Failure to obtain and acknowledge receipt of
all addenda may result in proposal disqualification.
Initial to Confirm Initial to Confirm Initial to Confirm
Receipt Receipt Receipt
Addendum 1 Addendum 6 Addendum 11
Addendum 2 Addendum 7 Addendum 12
Addendum 3 Addendum 8 Addendum 13
Addendum 4 Addendum 9 Addendum 14
Addendum 5 Addendum 10 Addendum 15
If additional confirmation of addendum is required, submit under separate cover.

RFP 2019-100-KB 25
 DISCLOSURE AND DISCLAIMER SECTION
The solicitation referenced herein is being furnished to the recipient by the City of Miami Beach (the "City") for the recipient's convenience. Any
action taken by the City in response to Proposals made pursuant to this solicitation, or in making any award, or in failing or refusing to make any
award pursuant to such Proposals, or in cancelling awards, or in withdrawing or cancelling this solicitation, either before or after issuance of an
award, shall be without any liability or obligation on the part of the City.
In its sole discretion, the City may withdraw the solicitation either before or after receiving proposals, may accept or reject proposals, and may accept
proposals which deviate from the solicitation, as it deems appropriate and in its best interest. In its sole discretion, the City may determine the
qualifications and acceptability of any party or parties submitting Proposals in response to this solicitation.
Following submission of a Bid or Proposal, the applicant agrees to deliver such further details, information and assurances, including financial and
disclosure data, relating to the Proposal and the applicant including, without limitation, the applicant's affiliates, officers, directors, shareholders,
partners and employees, as requested by the City in its discretion.
The information contained herein is provided solely for the convenience of prospective Proposers. It is the responsibility of the recipient to assure
itself that information contained herein is accurate and complete. The City does not provide any assurances as to the accuracy of any information in
this solicitation.
Any reliance on these contents, or on any permitted communications with City officials, shall be at the Proposer’s own risk. Proposers should rely
exclusively on their own investigations, interpretations, and analyses. The solicitation is being provided by the City without any warranty or
representation, express or implied, as to its content, its accuracy, or its completeness. No warranty or representation is made by the City or its
agents that any Proposal conforming to these requirements will be selected for consideration, negotiation, or approval, and further, no warranty or
representation is made by the City or its agents with respect to the timing for such approvals, if any.
The City shall have no obligation or liability with respect to this solicitation, the selection and the award process, or whether any award will be made,
or with respect to the timing for the requisite approvals, if any award is made. Any recipient of this solicitation who responds hereto fully
acknowledges all the provisions of this Disclosure and Disclaimer, is totally relying on this Disclosure and Disclaimer, and agrees to be bound by the
terms hereof. Any Proposals submitted to the City pursuant to this solicitation are submitted at the sole risk and responsibility of the party submitting
such Proposal.
This solicitation is made subject to correction of errors, omissions, or withdrawal from the market without notice. Information is for guidance only, and
does not constitute all or any part of an agreement.
The City and all Proposers will be bound only as, if and when a Proposal (or Proposals), as same may be modified, and the applicable definitive
agreements pertaining thereto, are approved and executed by the parties, and then only pursuant to the terms of the definitive agreements executed
among the parties. Any response to this solicitation may be accepted or rejected by the City for any reason, or for no reason, without any resultant
liability to the City.
The City is governed by the Government-in-the-Sunshine Law, and all Proposals and supporting documents shall be subject to disclosure as
required by such law. All Proposals shall be submitted in sealed proposal form and shall remain confidential to the extent permitted by Florida
Statutes, until the date and time selected for opening the responses. At that time, all documents received by the City shall become public records.
Proposers are expected to make all disclosures and declarations as requested in this solicitation. By submission of a Proposal, the Proposer
acknowledges and agrees that the City has the right to make any inquiry or investigation it deems appropriate to substantiate or supplement
information contained in the Proposal, and authorizes the release to the City of any and all information sought in such inquiry or investigation. Each
Proposer certifies that the information contained in the Proposal is true, accurate and complete, to the best of its knowledge, information, and belief.
Notwithstanding the foregoing or anything contained in the solicitation, all Proposers agree that in the event of a final unappealable judgment by a
court of competent jurisdiction which imposes on the City any liability arising out of this solicitation, or any response thereto, or any action or inaction
by the City with respect thereto, such liability shall be limited to $10,000.00 as agreed-upon and liquidated damages. The previous sentence,
however, shall not be construed to circumvent any of the other provisions of this Disclosure and Disclaimer which imposes no liability on the City.
In the event of any differences in language between this Disclosure and Disclaimer and the balance of the solicitation, it is understood that the
provisions of this Disclosure and Disclaimer shall always govern. The solicitation and any disputes arising from the solicitation shall be governed by
and construed in accordance with the laws of the State of Florida.

RFP 2019-100-KB 26
 LOCAL WORKFORCE PARTICIPATION PROGRAM
Responsible Contractor Affidavit Form
Part A – Commitment to Promote Local Workforce Participation

In accordance with Article III, Section 31-40 of the Miami Beach Code, all contractors and subcontractors of any tier performing on a city
contract valued in excess of $1,000,000 for (i) the construction, demolition, alteration and/or repair of city buildings or city public works projects,
or (ii) a contract valued in excess of $1,000,000 which provides for privately-funded construction, demolition, alteration and/or repair of
buildings or improvements located on city-owned land, and which are subject to Section 31-40 of the Miami Beach Code shall comply with the
requirements of the Local Workforce Participation Program.

The undersigned Contractor affirms that, should it be awarded the contract pursuant to this solicitation, it shall
comply with the following:

i. The contractor will make its best reasonable efforts to promote employment opportunities for local Miami-
Dade County residents and seek to achieve a project goal of having thirty percent (30%) of all construction
labor hours performed by Miami-Dade County residents.

ii. The contractor will also make its best reasonable efforts to promote employment opportunities for Miami
Beach residents. To verify workers’ residency, contractor(s) shall provide the residence address of each
worker.

_________________________ _______________________ _____________________

Print Name of Affiant Print Title of Affiant Signature of Affiant

____________________________________ ________________________
Name of Firm Date

__________________________________ _________________ _______________

Address of Firm State Zip Code

Notary Public Information

Notary Public – State of ________________________________ County of _______________________

Subscribed and sworn to (or affirmed) before me this ________ day of, ____________________20____.

by _______________________ He or she is personally known to me  or has produced identification 

Type of identification produced ___________________________________________________________

______________________________ _______________________________
Signature of Notary Public Serial Number

______________________________ ___________________ _______________________

Print or Stamp of Notary Public Expiration Date Notary Public Seal

RFP 2019-100-KB 39
 LOCAL WORKFORCE PARTICIPATION PROGRAM
Responsible Contractor Affidavit Form
Part B – Commitment to Promote Local Workforce Participation
SECTION 1 – REQUIRED POSITIONS. Specify the total number of positions that will be used by the Contractor (and by all subcontractors) to perform all of the
construction trades and labor work of the contract, broken down by trade and labor category, minimum qualifications for each category, and the number of
persons to be utilized in each category.

Name of Contractor/Subcontractor:

C D E
A B
1 No. of Positions Required No. of Positions Currently No. of Positions to be
Trade / Category Minimum Qualification(s)
for the Work Staffed Hired

Total:

SECION 2 – CURRENT EMPLOYEES. For those positions currently staffed by the contractor or subcontractor (Column D), identify each individual by name, address
and trade category of all persons proposed to perform work under the contract currently on the contractor's or subcontractor's payroll who reside in Miami Beach
and Miami-Dade County.

Employee Name Address Trade/Category Performing

I certify that the representations contained in this Construction Workforce Plan are to the best of my knowledge true and accurate.

____________________________ _________________________ _______________________ _____________________

Signature of Affiant Print Name Print Title Date

RFP 2019-100-KB