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FROM
CITY OF MiA%11, FLORIDA
INTER -OFFICE MEMORANDUM
Chairman Teele and DATE June 16, 2000 FILE:
Members of the CRA Board
SUBJECT: Marlins Ball Park
Robert L. Tyler- �-T REFERENCES : CRA Board Mtg May 22, 2000
Dir. Of Op., Admin. & Dev' ENCLOSURES:
Resolution and Report
RECOMMENDATION
It is respectfully requested that the Board of Director adopt the attached resolution accepting the report
from the CRA and its consultants regarding alternative sites for location of the proposed Marlins Ball
Park.
BACKGROUND
Resolution of the Board of Directors accepting the report regarding the status of alternative sites for the
Marlins Park without comment or concurrence and directing the Director of Strategic Planning to
forward the report to the City Manager for review and appropriate action.
The Board directed staff at the May 22, 2000 Board meeting to prepare a report of the considerations
given to alternative site locations for the proposed Marlins Ball Park. Consideration was given to
several sites within the Parkwest area including the Miami Arena (OLD) and the proposed site for the
Network Access Point (NAP). Consideration was also given to the proposed Bicentennial Park Site.
o
INTEROFFICE MEMORANDUM
Date: ,tune 15, 2000
moo: The Honorable Chairman Teele and -Honorable Members of the CRA
Board
From:Richard H. Judy
Director of Strate ' Planning
Robert L. Tyler -EL-7-
Director of Operations, Administration, and Development
Subject: Final Draft of Park West Ballpark Site Recommendation
Please find attached the final draft for your comments, the
Recommendation of the CRA Directors and the City of Miami
business development economist regarding (1) the selection of the
Ballpark Site in Park West and related work product of the analysis
that supports the selected site; (2) the findings and reasons why the
available site should not be offered for a major league ballpark and,
(3) a recommendation that the appropriate ball park site in the
downtown area should be located in the bicentennial park subject to
fair and reasonable mitigation conditions as discussed herein.
The attachments of the ballpark layout area referred to in the
attached final draft are available except for the Capital Investment
and Tax Increment Revenue Model for the six (6) block Park West
Ball park site that will be completed tomorrow. The City Business
Developer economist does not have experience developing of an
economic model of the nature we desired.
The City business developer economist is arranging a meeting of the
Economic Development Committee next Wednesday, June 21, 2000
at or around 4:00 pm.
Attachment(s):
RECOMMENDATION MEMORANDUM
To: Chairman Teele and the Board Members of_ the City of Miami
Community RedeveloWDrector
Agency
From: Richard H. Judctor of Strategic Planning
Robert L. Tyle, of Operations, Administration and
Development
Date: June 15, 2000
Subject: CRA Board Requested Park West Ballpark Location Site
Recommendation Memorandum
The City of Miami Community Redevelopment Agency (CRA), by resolution
at its May meeting, instructed the CRA Director of Strategic Planning, the
CRA Director of Operations, Administration and Development and the
General Consultant to the Miami CRA, by a joint memorandum to present
findings and recommendations (the "Recommendation") to the CRA Board,
based on their professional opinion, regarding the potential location of a
proposed major league ballpark site in the Park West sub -section of the
redevelopment area of the CRA. Because of a conflicting interest, the
General Consultant (Bermello, Ajamil and Partners) cannot be
SBOPW/CRA
involved in any recommendation to use or not to use the Park West
ballpark site such as the Bicentennial Park or any alternative site in or
outside of the CRA Area as recommended herein for consideration by the
CRA Board.
This ball park site location recommendation memorandum (the
"Memorandum'), which complies with the instruction of the Board,
recommends that no further efforts be made by the CRA to locate the
proposed Florida Marlins ballpark site in Park West area of the CRA and
that the Bicentennial Park Site, (selected by the Florida Marlins and, after a
series of public hearings by the Downtown Development Authority (the
"DDA') ball park issue subcommittee) be considered for the ballpark site,
subject to agreed upon fair and reasonable mitigation conditions suggested
for consideration by the Downtown Development Authority (DDA) Sub-
committee on Park West Issues and those of the CRA discussed in this
Memorandum for the use of the portion of the Bicentennial Park ballpark
site foot print that will be exclusively used by the Florida Marlins.
The above recommendation is predicated on the attached analysis and
other related work product (the "Attached Analysis"), and to the findings
and recommendations, attached hereto, of the consultants of the
Downtown Development Authority (DDA) Subcommittee on Park West
Issues. This Memorandum and Attached Analysis clearly indicates that
sF,OPWICR,
there is only one feasible location from the standpoint of assembleable
and developable land within the Park West area of the CRA for the
proposed ballpark (the "Park West Ballpark Site" or "Ballpark Site"). The
Ballpark Site, depicted on the attached Site Location Plan, is located north
of N.E. 8th Street between the guide way for the Metro mover (N.E. 2
Avenue) and North Miami Avenue and would extend in part to N.E. 11th
Street.
It is noted that the Attached Analysis specifically indicated that another
Park West potential ballpark site area, referred to as the "Miami Arena
Site", located South of the Ballpark Site Location Plan, could not be
considered for use for a proposed Park West ballpark site due to the variety
of major infrastructure, especially the FEC railway, and environmental
constraints set forth in the findings in of the Attached Analysis.
The factors and findings (including mitigation considerations), that
contribute to the Recommendation herein and that calls for no further effort
being made to locate the Florida Marlins ballpark in the Park West area of
the CRA are as follows:
Conflict with the proposed Technology Center. The potential
location of the Ballpark Site in the Park West area of the CRA
would utilize practically all of the commercial core redevelopment
area of Park West (approximately six (6) blocks) and accordingly
sEo1?W/CRA _ ' �"' . 1mom 3
would eliminate the possibility of providing a technology
infrastructure development environment, especially for the "Miami
NAP Market Place of the Americas" that is currently being planned
_and marketed by the Internet Coa-st--Network Access Point
Committee, City of Miami and the Miami Community
Redevelopment Agency (CRA), along with the private sector (for
profit and not -for -profit) to attract network access point carriers,
world wide internet-related telecommunication infrastructure firms
and firms that serve the ultimate users of the Tier I NAP network
services and other service Tiers. A joint venture between
Terremark, Inc. and the Miami Heat has already announced one
such major telecommunication service project ("The Technology
Center of the Americas") that is also planned to serve NAP
network carriers and other tiers of communication service
providers. The project will require, for their first development
phase, one of the critical property blocks of the Park West Ballpark
Site. See attached Ballpark Site Location Plans. The first phase
will contain 750,000 square feet of air-conditioned space for
computer and telecommunication installations and infrastructure
for various tiers of communication services. Additional developing
phases in the area of the Miami, NAP of the Americas will follow
3EOPWIC A
periods or of two to three years as shown in the attached capital
investment and tax increment revenue model (the "Capital
Investment and Tax Increment Revenue Model"). This model
indicates the economic value of the NAP area of the Park West
Ball Park Site from only the standpoint of tax increment revenue
value. The site of the first telecommunications phase (See
attached Layout Plan) of the Technology Center of the Americas
that will, as previously stated, be an available first home for the
network access point carriers in the Miami NAP of the Americas.
The location layout plan site in the NAP area is defined by N.E. 8th
Street to the south, North Miami Avenue to the west, N.E. 1st
Avenue to the east and N.E. 9th Street to the north. See also
attached layout plans for the detailed sketch and location within
the Ballpark Site that will be the core for the NAP of the Americas
market place as recommended herein.
Impact on Ballpark Project Site Usability: Giving consideration to
data compiled by the City of Miami Department of Real Estate and
Economic Development regarding Park West and Bicentennial
Park land values and the expert opinions of local real estate
brokers and land speculators the current value of the square
footage (approximately six (6) blocks) of the Park West Ball Park
SEOPW I CRA
s
DIJCj:!k5CCj
Site is in the range of not less than $100.00 or approximately
ninety million dollars for six (6) blocks. The value of six (6) blocks
of the Bicentennial Park land would be far greater if zoned for
commercial uses as opposed to a not -for -profit ballpark within a
park use as publicly announced by the Marlins.
The cost associated with assembling the Ballpark Site in Park
West would be prohibitive from the economic perspective of the
cost limits of financing the land, the ballpark stadium, required
parking and the Florida Marlins cost of the operation and payroll of
the major league baseball team and support operations.
Assembling of the approximately seventy-five (75) parcels of land
required for the ball park would involve negotiations with over
thirty-five (35) agreeable property owners and could easily be at
an average cost of not less than $100 million for an equivalent of
six (6) blocks in the core center of Park West, inclusive of the
costs associated with right-of-way and utilities relocation. The
Florida Marlins and a financial consultant to the City of Miami
Downtown Development Authority (DDA), Miami Economic
Associates, Inc., have both concluded that development of the
proposed ballpark on land this costly would not be financially
feasible. We concur with their conclusion, as does the City
SEOPWIG'RA _ C 1 ` 6
economist for business development within the City. It is also the
position of the Director of Strategic Planning, the Director of
Administration, Operations and Development and the City
economist for business development that the using of the land on
the Park West for a Ball Park is not in the current and long-term
economic interest of the City nor the approved Redevelopment
Plan of the Miami _CRA. Such is the case not withstanding the fact
that the best use of the Park West is for the Miami located "NAP
Market Place of the Americas" that will create technology jobs of
all dimensions and related wealth creation, especially within the
downtown and surrounding community of Miami, that will help
drive the growth of the gross product of the City of Miami
downtown area and that of the surrounding region consisting of
Miami -Dade, Broward and Palm Beach Counties known as the
Internet Coast NAP Region of the Americas.
Loss of Existing CRA Revenue: A proposed ballpark in Park West
would, under current law, be exempt from ad valorem taxes to the
extent that the football and basketball arenas are exempt. The
CRA currently derives $242,000 annually in tax increment funds
(TIF) from the site properties that would need to be assembled in
order to locate the proposed ballpark in Park West. Once the
SEOPWICRA
taxable land is acquired for a state tax-exempt purpose, the
increment revenues of the CRA would no longer be available to
the CRA. In this regard, see the tax increment value set forth in
the attached Capital Investment and Tax Increment Revenue
Model for only the six (6) block Park West Ball Park Site if used for
the Miami located NAP Of The Americas and not for a ballpark.
Loss of Gross CRA Tax Increment Revenue: The location of a
major league ballpark in Park West site would severely limit the
potential of the CRA to receive increased tax increment revenues
from private sector development in the Park West, especially in the
six (6) blocks that will no longer be available for private sector tax
paying developers. Illustratively, the Terremark/Miami Heat joint
venture for their announced Technology Center of the Americas
facility, not including the value of the land (one block), is expected
to invest $80 million for the facility, thereby generating $1.0 to $1.2
million annually in new tax increment funding that will be available
annually for the redevelopment plan of the CRA. Please see the
attached Capital Investment and Tax Increment Revenue Model
for the economic value of utilizing the Park West Ballpark Site for
the Miami NAP Market Place of the Americas. Obviously, the
model does not include the wealth that will be created by the
SEOPW/CRA
private sector in the six (6) block NAP core marketplace area or
the surrounding area which will be developed by the private sector
to meet the support needs of the NAP core area technology
activities. The tax increment funds will then be available to the
CRA for funding required infrastructure and other incentives to
attract a host of internet technology and software service providers
and especially all _service tiers that use (directly or indirectly), the
NAP Tier I network services, especially for data access
communication services throughout the world, but especially the
two Americas.
Establishes Northern Boundary of Downtown: When locating a site
for a ballpark and related public infrastructure or similar activity in
a redevelopment area (industrial residential or combination), it is
common practice to place the site in a location that delimits the
neighborhood boundary rather than in a central location within the
area. Ballparks function as a destination, thereby acting as a
natural separator between activities and uses. Also, ballparks are
not active on a daily basis. They are only used for about 80 days
each year. The Location of the proposed ballpark site in the Park
West neighborhood would either serve as a de facto northern limit
to activities associated with Downtown or would divide the Park
SEOI'W/CR,f#
West redevelopment plan into two separate sections. Such a
diversion would therefore also separate the Park West planned
Network Access Point (NAP) Market Place of the Americas in a
manner not acceptable to the development of the NAP Market
Place environment that is essential to the success of any new
developing market place.
Opportunity to Benefit from a Bicentennial Park Location: The
Downtown Development Authority PDA), Park West Issues
Subcommittee recently recommended development of the
proposed ballpark in the Bicentennial Park, (which is also the
Florida Marlins preferred location) for sound reasons that can not
fit into the required economics of the Ballpark Site in Park West
primarily due to the cost of available land and the time that would
be required to assemble the land if made available by the owner at
any price. Given the adjacency of the Bicentennial Park to the
Park West area, the development of the proposed ballpark in the
Bicentennial Park will demand improved traffic control systems for
baseball park events along with adjacent increased pedestrian
walkways that may require right of way acquisitions. It is our belief
that a fair and reasonable share of the cost of these systems
("traffic and pedestrian") be funded, directly or indirectly by the
SF W / CRA „�:, i o
efforts of the Florida Marlins as part of a Mitigation Conditions
Program (that could cover a series of years so as not to be
negative to the required business plan of the Marlins) for the use
of the portion of Bicentennial Ballpark Site forint, that will be
exclusively used by the Marlins and not used by the public in the
off-season of major league baseball.
One of the mitigation conditions of the DDA's recommendation
suggested that the Marlins not undertake any for profit ancillary
commercial activity within the Park. It appears that the Marlins
have agreed to this condition. They have also agreed, pursuant to
another mitigation condition of the DDA's recommendation, to
contribute financially to the redevelopment of those portions of
Bicentennial Park not occupied by the proposed ballpark.
Redevelopment of the portions of Bicentennial Park not occupied
by the proposed ballpark, perhaps in conjunction with filling the
adjacent five (5) to six (6) acre slip, would provide Park West with
an enhance amenity value and, possibly, even more potential
pedestrian and commercial wealth creation activity and job
opportunities of all dimensions.
OpWICRA p 11
Possible Funding for Infrastructure Improvements Beneficial to
Park West. Other mitigation conditions of the DDA's
recommendations to locate the proposed ballpark site in
Bicentennial Park suggest that the City request the Marlins' to
fairly participate in the funding of existing programmed
improvements to Biscayne Boulevard, and additional infrastructure
development within the Park West Area. Such additional
infrastructure improvements, should include, pedestrian walkways
(east and west such as a major 9th Street and 14th Street east and
west mall and a north and south walkway along Biscayne
Boulevard), and electronic vehicle traffic management systems.
Both are essential to manage both vehicle traffic and resulting
pedestrians walking from and to their vehicle or rail service
terminals to and from the sport arenas or the ballpark stadium.
It is recommended that, as a long-term possible mitigation
consideration, for the use of the Bicentennial Park, the Florida
Marlins assist in replacing a portion of the Bicentennial Park
footprint of the Ballpark site to be exclusively used by the Marlins,
by replacing equivalent park land by filling a part of the Biscayne
Bay immediately in the north east area adjacent to the
Bicentennial Park in a manner that does not adversely impact the
_5C- '
SEOPWiCRA : , 12
ship -turning basin. It is understood such a mitigation project is a
complex one, requiring approvals of numerous governing entities,
but it is not more complex than lowering 1-395 through the Park
West area that is a much needed project and can be achieved if
the elected and community leadership of the City and Miami -Dade
County say "Yes" to those that say "No". It would appear that an
equivalent replacement of the Ballpark Site acreage being
exclusively used by the Florida Marlins would greatly help to
negate the opposition of a Ballpark within a Park.
In any event a short term practical mitigation program would be the
replacement of the Bicentennial Ballpark land site of twelve (12) to
thirteen (13) acres by filling the adjacent eight (8) acre slip along
with the six (6) acre slip adjacent to the Margaret Pace Park that
would be made a part of the Margaret Pace park. The location of
the two (2) filled water slips totaling approximately fourteen (14)
acres could then be used for the community -planned museums
and other cultural uses as opposed to the using of the Bicentennial
Park, which is not the best environment for these cultural facilities.
The soil for the filling (if environmentally acceptable) of the two
slips could be from the planned dredging of the Miami River and
perhaps would be at no cost to the Florida Marlins?
5EOPW/CItA �� - 13
Mitigation Negotiation Team for use of the Bicentennial Ballpark
Site:
Not withstanding the mitigation suggestions discussed herein it is
recommended that a Bicentennial Park Ballpark Site Mitigation
Committee be selected by the Downtown development Authority
to negotiate with the Marlins a potential Mitigation Program, for
consideration of the City, after the Committee has first held a
public hearing for public mitigation suggestions that are fair and
reasonable, and consistent with an economical business plan of
the Florida Marlins, as a not -for -profit entity, as previously
discussed herein.
The Benefits of a Downtown Major League Ballpark: The
experiences of cities such as Baltimore, Cleveland and Denver
have demonstrated that development of a new ballpark in a
Downtown area can substantially enhance the level of activity
within the area as well as the viability of downtown businesses and
the ad valorem tax base of the CRA. Accordingly, it is believed that
development of the Marlins' proposed ballpark in Downtown Miami
should be encouraged. However, locating the proposed ballpark
site in the Park West would be detrimental to the redevelopment
potential and related job opportunities discussed herein for the six
(6) block area and its adjacent area. In contrast, location of the
proposed ballpark in Bicentennial Park (as preferred by the
Marlins and recommended by DDA, subject to fair and reasonable
mitigation conditions, agreed by the Florida Marlins, would greatly
benefit the Park West and the City of Miami for the reasons
discussed herein and in general for the recreational and other
cultural needs of our City and the surrounding area.
Attachments
THE END
$ru PWICtA 15
Capital Investment and Tax Increment Revenue Model
An analysis was completed to determine the 15-year tax impact of the development of a professional
all park within a proposed six block area in Park West vs. the development of a technology cluster
within the same area.
The impacts analyzed are fiscal in nature only, and do not compare the relative spin off economic
impacts for each development program.
Impact Consequences — Development of Professional Ball Park
Currently, $242,000 per year is collected in annual tax revenue from properties in the six block area.
Presuming that the ball park would receive 100 percent tax relief, the total lost revenue to the City
over a fifteen year period would be $3.63 million or $2.36 million on a present value basis after
discounting at the US Treasury 30-year Bond rate of 5.93%.
Impact Consequences — Development of Technology Cluster
The analysis of additional positive impact (over the $242,000 currently collected) from the
development of a technology cluster over a fifteen year period was based upon the following
schedule.
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Based upon this schedule, the tax collected over the 15 year period would be $27.68 million or
$24.05 million over and above collections associated with existing development. On a present value
basis (discounted at the US Treasury 30-year bond rate), this translates to $14.47 million in present
income.
Presuming that only 50% percent of the $240 million development program outlined above is built, the
marginal present value of the 15 year income stream from development of the technology cluster
would be $6.1 million over what the existing properties produce. At 25%, the marginal present value
would be an additional $1.85 million.
Summary
On a present value basis, if a professional ball park is developed within the six block area of Park
West and 100% tax relief is provided; the resulting negative fiscal impact to the City and CRA would
be $2.36 million in lost revenue.
Comparatively, the positive fiscal impact from the development of a technology cluster within the
same area may be as high as $14.47 million on a present value basis.
is important to note that the analysis above exclusively deals with the corresponding fiscal impacts
of the ball park vs. the technology cluster and not the spin-off economic impacts. Additionally, further
analysis is underway to confirm that the level of technology development shown above can actually
be achieved.
SE4PW/CRA
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MARLINS BALL PARK
ALTERNATE PARK WEST LOCATION OPTION
Prepared for:
City of Miami Community Redevelopment Agency
(CRA)
April , 2000
Prepared by:
1,
BERMELLO AJAMIL & PARTNERS INC.
Architecture Engineering Planning Landscape Architecture Interior Design
SEOPW/CRt1_
Marlins Ball Park
Alternate Park West Location Option
TABLE OF CONTENTS
April 2000
INTRODUCTION.........................................................
I-1
METHODOLOGY.........................................................
I-1
ANALYSIS AND SITE IDENTIFICATION ...................................
I-2
I. Marlins Ball Park Facility Site Development Requirements ....................
I-2
II. Park West Redevelopment Area Site Development Constraints .................
I-4
Rapid Transit and Rail Access
Major Structures
Principal Street Access
III. Potential Sites Identification
I-7
.............................................
North West Quadrant Site
Miami Arena Site
IV. Park West Site 1-11
.......................................................
Required Property Condemnation
Street Relocation and Infrastructure
Order of Magnitude Development Costs
Bermello, Ajamil and Partners �I� / (+n ,�
SEOP YN ! `ice ri Or I
Marlins Ball Park
Alternate Park West Location Option April 2000
INTRODUCTION
As part of the team effort led by the City of Miami Downtown Development Authority, the
City of Miami Redevelopment Agency (CRA) was assigned the task of identifying a
potential site in the Park West Redevelopment Area for the development of a new Marlins
Ball Park (hereafter referred to as the "Ball Park"). In this regard the CRA employed
Bermello, Ajamil and Partners to assist the CRA in accomplishing this task.
For the purposes of the site identification, the boundaries of the Park West Redevelopment
Sub -area of the CRA are defined by I-395 on the north, Biscayne Boulevard on the east, the
F.E.C. railroad right of way on the west and N. E. 6' Street on the south. The extent of our
analysis was limited to the potential siting of the Ball Park. No associated traffic impacts
were analyzed except those identified by our analysis of Park West's site development
constraints. However, it is the belief of the CRA that the traffic impacts associated with a
Park West site are not different from those of a Bicentennial Park site.
METHODOLOGY
A four step methodology guided our analysis and site identification:
1) Identifying and understanding the Ball Park's site development requirements
including general building/site required relationships and site area requirements;
2) Defining the physical elements that present site assembly development constraints
for a potentially viable Park West site;
3) Defining the required urban street pattern changes to create the site;
4) Defining the land taking impacts of creating such a site which include the number
of land parcels and land area to be condemned, streets rights of way to be abandoned
and/or created, as well as order of magnitude infrastructure improvements costs
associated with creating such a site.
The results of our analysis and the potential site identification are shown in the following
pages.
Bermello, Ajamil and Partners
SEOPW/CRA.
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Marlins Ball Park
Alternate Park West Location Option April 2000
ANALYSIS AND SITE IDENTIFICATION
I. Marlins Ball Park Facility Site Development Requirements
The Marlins Ball Park Facility site development requirements were derived from the
drawings presented and the information provided by the Florida Marlins professional team:
Urban Design Associates and HOK Sports. It is important to clarify that as a general
development constraint it was assumed that the facility could not be raised above ground to
allow street access under the facility, because of the obvious cost penalties associated with
such an undertaking which would put an economically unbearable load on project financing.
From these drawings and our conversations with the Florida Marlins and their consultant
firms we identified the following requirements:
1) Site Area Requirements - The proposed Bicentennial Park Ball Park footprint including
the structured parking was determined at 15.6 acres. An associated 1500 vehicle parking
garage was established by the Florida Marlins as needed for the Ball Park and as indicated
in the original drawings. The 15.6 acres define a general foot print for the facility, the
parking, and a minimal amount of open space surrounding the proposed buildings. A series
of footprints of similar ball parks through out the U.S. were provided by Urban Design
Associates and are included with this report.
2) Facility Associated Open Spaces and Pedestrian Access - Needs such as entrance plaza
and perimeter pedestrian circulation were not included in the calculations for required site
area. As can be observed from the drawings, the open space surrounding the facility at
Bicentennial Park was not included in the calculations for the purposes of identifying Park
West site needs, although site assembly will require condemnation to create such open
spaces.
3) Grandstand View Requirements - The need to create views to the waterfront from the
grandstand and sky box areas, as expressed by the Florida Marlins, was accepted as a
potentially desirable Park West Site attribute by the DDA/CRA evaluation team. In the case
of a Park West site this implies the creation of view corridors to the bay and a relative
proximity to the bay of the site.
Bermello, Ajamil and Partners
1-2
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CITY OF M 0& MARLINS BALL PARK DOWNTOWN SAMPLE BALL PARK DIMENSIONS
PRE11M NARY ALTERNATIVE LOCATIONS EVALUATION Courtesy of Urban Design Associates
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Marlins Ball Park
Alternate Park West Location Option
II. Park West Redevelopment Area Site Development Constraints
April 2000
The figure Development Constraints shows the site development constraints within the Park
West area that we identified. These are:
Rapid Transit and Rail Access
Metrorail - The Metrorail Overtown Station and the Metrorail guide way are located
on the southwestern perimeter of the site and represent a development constraint in
creating a site at the south west end. The Metrorail Overtown Station presents an
opportunity to create a pedestrian link to the Ball Park in Park West.
Metromover Line and Station- Located on the west side N. E. 2"d Avenue, the
Downtown People Mover line and stations represent a development constraint and
an asset. Relocation of this line is not practical and the location of the stations links
Park West to the rest of the Downtown, including the Omni, and the large number
of on surface and structured parking in the area.
Port of Miami Rail road access - The railroad tracks providing service for the Port
of Miami represent a site development constraint. Railroad service is important for
the Port of Miami's cargo operations. The railroad is used to access cargo that,
because of its weight and size, can not be trucked in. Rail operations occur from
midnight to early morning and frequency is limited. Given the bridge access to the
Port of Miami, the location of the railway line going north, the location of historic
building and a developed urban fabric south of 6" Street, the relocation of the rail
road line going into the Port of Miami would present potentially economically
unsurmountable problems for its relocation. As such the location of the existing rail
road line was taken as a given in the process of assembling a potentially viable Park
West Site.
Major Structures
Arena Towers, Bay View Towers Block - The super blocks defined by North Miami
Avenue on the east, N. W. 1" Avenue on the west, N. W. 81 Street on the south and
N. W. 10' Street on the north, contain four large apartment structures with associated
parking, commercial, and recreational uses. These building range from 20 to 30
stories. Their acquisition, and demolition present development constraints to
assembling a site in this area.
Bermello, Ajamil and Partners 1-4
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SEOPW/CRA: ,y, •
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N.W. 8th. St.
N.W. 7th. St.
N.W. 6th. St.
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DEVELOPMENT CONSTRAINTS
N.W. 9th Street Mall Miami Arena
PARK WEST SITE ={ 7
CITY OF MlkW MARLINS BALL PARK DOWNTOWN POTENTIAL ALTERNATE SITES
0 PRELIlVIINARY ALTERNATIVE LOCATIONS EVALUATION SEOPW / CRA,
BERMELLO AJAMIL b PARTNERS INC. �. F.ORM o ioo' 2ao' Jao' eoo' Soo'
Marlins Ball Park
Alternate Park West Location )n
April 2000
Miami Arena - While the Miami Heat has left the Miami Arena and there is talk that
the site could potentially be used to house the Ball Park, we identified the Miami
Arena site as a development constraint. The site area defined by the Arena's
footprint and associated pedestrian access areas is not sufficient to house the Ball
Park'footprint. The MiamiArena's total site area, to the boundary of the rail line
is not sufficient in width and in total area a mere S acres. For there to be
potentially sufficient land area the Ball Park would have to straddle the rail line and
be required to be raised above ground placing a substantial penalty on its
construction. This is further discussed in the following section.
FPL Chiller Plant - A new facility that serves the American Airlines Arena and in
the future other potential large users in the area is another development constraint.
This facility, as indicated in the drawings, is located on the north boundary of the
Park West Re -development Area.
Principal Street Access
Existing street network access constraints were identified in the context of allowing access
and egress from Downtown Miami to I-395 with subsequent connections to Miami
International Airport and the local and inter -state highway system. It was accepted as a
given that channeling traffic into the surrounding urban street grid was an important
attribute of the street system that had to be preserved in as much as possible. The following
street were taken as development constraints in maintaining the permeability to traffic of the
area:
N.E. I' Avenue - An important south to north avenue carries traffic from
the Downtown to I-395 and the northern sectors of the city. Closing this
street would divert traffic to Biscayne Boulevard and create serious turning
movement problems at the intersections of both N. E. 1 l ' Street, and N. E.
13' Street. We determined that keeping N. E. l't Avenue as a viable south -
north street was a development constraint in the Park West Area.
N.E. 2'' Avenue - Carries traffic from I-395 and the north sector of the city
into Downtown Miami. It is paralleled in the Park West Area by the
Metromover line and three stations. Keeping N. E. 2°d Avenue open is a
development constraint in Park West.
N.E. (W.) 8`' Street - An important east -west connector, 8" St. allows
egress and access from I-95 to the Park West Are. N. W. 8`h St. terminates
at N. W. 7" Avenue, an important north south avenue. It is important to
maintain N.8th St. open to allow traffic to flow in the west and. east
directions on a daily basis and during functions.
10 '7; 5
SEOPW/CRA_ '
Bermello, Ajamil and Partners 1-6
Marlins Ball Park
Alternate Park West Location C 7
April 2000
r III. Potential Sites Identification
Given the site area requirements and the development constraints the process of site
identification was carried out. Because of the Ball Park's footprint, no single assembly of
blocks within any the central part of Park West could be developed without impacting the
major streets identified as development constraints.
North West Quadrant Site
The site at the north west quadrant, bordered by N. Miami Ave. on the east, N. W. 10`' St.
on the south, N. W. 1 S' Ave. on the west and I-395 on the north was identified as a potential
site that would not generate major street impacts. Although site area appeared to be
somewhat acceptable, site geometry and adjacent development constraints made this
identified site not feasible for the location of the ball park because of the following reasons:
1) The site did not provide the minimum of 930 to 940 feet in the east west direction
needed for the ball park's footprint. In preserving the original orientation, the
entrance plaza on the west would be over the railroad line creating pedestrian
conflicts with the associated liabilities and costs.
2) Even changing the orientation the ball park, the length of the facility would allow
it fit in the north south direction.
3) Bending N. Miami Avenue was an impossibility because of the bridge structures
under I-395.
4) Locating the Ball Park in so close proximity to Over -town would cause substantial
impacts to the neighborhood, making the land area more valuable as parking than as
low density residential.
5) The site does not provide any of the image creating atributes that were identified
as needed for the proposed ball park. Additionally this site has no potential for
creating any other synergies with adjacent activities.
6) Because of the ball park's required orientation, the entrance plazas to the ball park
would have to be in conflict with the railroad right of way and track.
7) There is no place to contiguously locate the required 1,500 car parking structure
because of conflict with the existing FPL Chiller Plant which can not be relocated..
Additional land area would have to be used outside of the ball park "campus" in to
construct the parking structure.
sEOPW / CRA: • 1
Bermello, Ajamil and Partners 1-7
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Marlins Ball Park
Alternate Park West Location nn April 2000
Miami Arena Site
Our analysis specifically found that the Miami Arena property could not be part of a site for
the proposed ballpark. Demolishing the Miami Arena will not permit the location of the ball
park in this site since it is not possible to assemble a land area of sufficient size in that area
of Park West to accommodate the ballpark due to a variety of constraints. These constraints
are:
1) Arena Towers High rise Structures on North - Recently built residential towers
that presently anchor residential uses in Park West and that would be extremely
costly to acquire and demolish. This will require to obtain additional land towards
6' Street and create a conflict with the railroad access to the Port of Miami.
2) Railroad Access to the Port of Miami - As previously mentioned it would be very
costly and disruptive to relocate the required railway access to the Port of Miami
which delimits the south and west side of the Miami Arena Site. Because of the
turning radiuses required, the need to keep 6' Street as a viable access street east
west to I-95 and the inability to relocat and reconfigure the rail line as it enters the
Port of Miami at Biscayne Boulevard, including thelocation of some major historical
structures such as Freedom Tower, it is impossible to relocate the rail access. This
presents a major constraint to using the Miami Arena site.
3) Only 5 Acres of land Available - Because of the reasons previously explained the
only land available for locating a ball park at the Miami Arena Site would be the ;
original 5 acres that the Arena presently occupies. This land area is insufficient to
house the proposed ball park facility. The site as it is also does not provide the
required dimensions needed to house the ball park.
4). Elevating the ball nark - The only way to create a site using the Miami Arena is
to elevate the facility to allow railway access under it. Early in the site identification
process it was established that elevating the ball park would put a substantial penalty
on construction costs. Additionally, bringing a railroad under the facility would
require that it be elevated even more to allow the minimum 17 feet clear access under
the structure for the rail car.
5) Closing of Miami Avenue - To create a site incorporating the Miami Arena would
require the closing of Miami Avenue. The north south arterials that lead and carry
traffic from the Downtown need to be kept open to allow the adequate flow of traffic.
This places another penalty in creating a site at this location.
6) Additional condemnation would have to be carried out to locate the 1,500 car
parking structure. This parking structure would either be on the other side of N.
E.1 st Ave. or N.E. 8t' St. and would therefore be outside the ball park "campus".
It is our professional opinion that because of the reasons previously stated, the North West Quadrant
Site, or the Miami Arena Site are not viable sites for the location of the Ball Park in Park West.
7 ��s
Bennello, Ajamil and Partners 1-9
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Marlins Ball Park
Alternate Park West Location n April 2000
IV. Park West Site
The drawing Park West Site illustrates the potentially viable Park West Site created in
response to the development constraints previously identified. The bending of N.E. 1st
Avenue is the basis for creating the potential site. Bending N. E. 1st Avenue to the west
creates a sufficiently large land parcel with adequate length in the east west direction for the
ball park's footprint to be accommodated. The 640' width from r.o.w. to r.o.w. in the north
south direction is sufficient for the Ball Park required footprint width.
In order to create a radius of sufficient width the bend on N. E. 1 -It Avenue must begin at the
north edge of the railroad right of way requiring the condemnation of land parcels at N. W.
7th St and N. W. 8tn St. as shown on the drawing Park West Site. N.E. 1st Avenue would then
bend back after N. E. 9' St. to straighten out to its original course back at the intersection of
N. E. 11 to St..
A landscape linear park would separate N. Miami Avenue from a reconfigured N.E. 1st
Avenue. The 9th Street Pedestrian Mall would lead into this linear park, connect to the plaza
fronting the ball park and could potentially be continued to Biscayne Blvd. on the south side
of N.E. 7tn St.
The required 1,500 vehicle parking structure would be located towards the corner of N.E.
11 h St. and N. E. 2"d Ave. It would house approximately 220 vehicles/floor with a total of
7 floors. A pedestrian street to access the parking structure would be constructed in the
present N. E. IOth St. no.w. This pedest_ian street could be opened to limited vehicular
traffic during non event periods.
Required Property Condemnation
The drawing Required Property Condemnation identifies the required property
condemnation needed for assembling the site. Privately held lands totaling 19.12
acres would need to be condemned. Additionally 4.67 acres of public rights of way
would have to be vacated to assemble the site. An optional land acquisition area of
2.31 acres facing on Biscayne Blvd. is identified as optional areas for acquisition on
the map. This is in response to the Florida Marlins expressed need to create a view
corridor to the bay from the facility. The City of Miami Economic Development
Department formulated the costs analysis for both sites. This information is not
included as part of this report.
Site Dimensions and Geometry - Site dimensions are illustrated in the drawing Park
West Site. Proposed site length will be 940' and width 640'. Additional pedestrian
area will be complemented by the 60' r.o.w. to be developed as a pedestrian street
between the ball park and the proposed parking structure. The parking structure could
serve to house the retractable roof of the ball park.
A 150' wide plaza would be developed to allow pedestrian access to the ball park
from the west on N.E. I It Avenue. Dimensions are given to the edge of the right of
way. Additional pedestrian areas could be added to those shown with the inclusion
of the street pedestrian paths (sidewalks).
Bermello, Ajamil and Partners 1-11
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PRELIlI�IlNARY ALTERNATIVE LOCATIONS EVALUATION
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CITY OF MIAMI MARLINS BALL PARK DOWNTOWN
PRELAGNARY ALTERNATIVE LOCATIONS EVALUATION
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CITY OF MIAMI MARLINS BAIL PARK DOWNTOWN
PRELIIKINARY ALTERNATIVE LOCATIONS EVALUATION
PARK WEST SITE
Illustrative Site Plan
Marlins Ball Park +rrr
Alternate Park West Location Option April 2000
Street Relocation and Infrastructure Order of Magnitude Development Costs
Based on the information available regarding the existing infrastructure, B&A's engineering
department developed an order of magnitude cost estimate for the relocation of N.E. 1 It Avenue.
These costs do not include demolition of the existing r.o.w's to be vacated.
CITY OF MIAMI MARLINS BALL PARK
PARK WEST SITE
ORDER OF MAGNITUDE PRELIMINARY COST ESTIMATE*
Relocation of N.E. 13t Avenue (From R.R. Tracks to N.E. 11t'' Street)
t 2400 L. F. @ 4 lanes of pavement @ 70' R/W
D. Roadway (no demolition work included in estimate)
Subgrade preparation
18,700 s.y. @ $5.00 = $ 93,500
1. Base (crushed limerock - 8" thick)
4,174 c.y. @ $15.00 = 62,610
2. Pavement (2" thick)
11,700 s.y.. @ $6.00 = 70,200
3. Curb & Gutter
P"0"k 4400 x $12.00 = 52,800
4. Sidewalks
4400 L.F. x $15.00 = 66,000
5. Striping & signage (L.S.) = 30,000
Subtotal: $ 375,110
Lighting, Landscaping, Traffic Signalization and Drainage
B.
Street Lighting
48 light poles @ $750.00 = $
C.
Landscaping
(Trees, tree grates, etc. L.S.) _
D.
Traffic Light Systems =
E.
Modifications to adjacent &
intersecting streets (L.S.) _
F.
Storm Drainage
18 catch basin @ $4,000 =
24,000 L.F. exfiltration trench @ $100.00
Subtotal: $
36,000
24,000
200,000
250,000
72,000
240,000
822,000 SEOPW/CRA
Bermello, Ajamil and Partners 1-18
Marlins Ball Park
rr:
Alternate Park West Location Option
April 2000
*Developed from conceptual design and from preliminary concept drawings, not based on actual site survey or
,.
detailed design drawings.
Utility Relocations and New Installations
Utility Relocations and New Installations
8" sanitary sewer w/manholes
2400 L.F. @ $250.00 =
$ 600,000
Water Mains
2400 L.F. @ $200.00 =
480,000
Telephone
2400 L.F. @ $100.00 =
240,000
Gas
2400 L.F. @ $150.00 =
360,000
Underground Electric
2400 L.F. @ $300.00 =
720,000
Telecommunications
2400 L.F. @ $100.00 =
240,000
24" Se wer Force Main
1000 L.F. @ $125.00 =
125,000
Subtotal:
$ 2,765,000
Subtotal:
$ 3,962,110
15% - Design & C.A.
$ 594,316
20% - Contingency
911.285
Total Costs:
$ 5,467,711
*Developed from conceptual design and from preliminary concept drawings, not based on actual site survey or
detailed design drawings.
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Bermello, Ajamil and Partners
MEAI
(305) 669-8534 06/17/00 07:44A P.002
MFAIMiami Economic Associates, Inc.
To: Subcommittee on Park West Issues
City of Miami's Downtown Development Authority
From: John Femsler, Wallace Roberts & Todd, LLC
Andrew Dolkart, Miami Economic Associates, Inc
Consultants to the Subcommittee
Date: May 16, 2000
Subject: Recommended Marlins Ballpark Location
On May 2, 2000, the Subcommittee on Park West Issues (the "Subcommittee") of
the City of Miami's Downtown Development Authority (the "DDAI voted to recommend
to the City of Miami Commission that a new baseball park for use by the Florida Marlins
be located in a portion of Bicentennial Park. It is estimated the proposed ballpark in
would occupy approximately 16 acres, or approximately half the land comprising the
park. Construction of the proposed ballpark would require that a formal arrangement be
entered into between the City and an as -yet unidentified governmental or not -for -profit
entity that would actually develop (and own) the ballpark and then lease it to the Marlins.
Any such formal arrangement would need to address specific issues raised by the
Subcommittee in its motion, which are discussed below.
The purpose of this memorandum is to summarize the motion adopted by the
Subcommittee and the conditions thereto. Also provided is a chronology of the
Subcommittee's activities leading to its recommendation and a summary of the
information that the Subcommittee considered.
Recommendation
As stated above, the Subcommittee voted on May 2 to recommend to the City of
Miami Commission that a new baseball park for use by the Florida Marlins be located in
a portion of Bicentennial Park. The Subcommittee made its recommendation by a vote of
2 to 1. Voting for the recommendation were Mr. Jeffrey Bercow, the maker of the motion,
and Mr. Carlos Migoya. Voting against the recommendation was Commissioner Willy
Gort, who chaired the Subcommittee. Subcommittee members not present or voting
were Ms. Loretta Cockrum and Mr. Alvin West.
In making its recommendation, the Subcommittee expressed preference for the
Bicentennial Park location over an alternative site proposed by the Southeast
Overtown/Park West Community Redevelopment Agency (the "CRA") in the Park West
area. Those were the only two sites officially considered by the Subcommittee although
there was discussion on a possible site on the Miami River.
6801 S.W. 89 Terrace • Miami, Florida 33156 6 1305) 669-0229
SEOPWICRA
MEAI (30S) 669-8534 0S117/00 07:44A P.003
Subcommittee on Park West Issues
May 16, 2000
Page 2
It should be stated the Florida Marlins cooperated extensively with the
Subcommittee and its staff in its consideration of possible sites for the proposed ball-
park, reflecting the strong desire of team owner John Henry to see the team located in
the Downtown Miami area. However, the Marlins Kave never expressed any interest in
either the Park West or Miami River locations during the Subcommittee's deliberations.
Team officials independently considered both sites before announcing last fall their
preference for the Bicentennial Park location. Site fit, design and cost issues caused
both them to eliminate both a Park West location and the so-called River site from
consideration. Accordingly, the Marlins believe that the only appropriate site in
Downtown Miami is Bicentennial Park.
During the course of discussion on Mr. Bercow's motion, Chairman Gort stated
that subsequent to formation of the Subcommittee the City Commission formed another
committee that has been tasked with formulating a redevelopment plan for Bicentennial
Paris that might or might not include the construction of a ballpark as an programmatic
option. He further stated that he was not prepared to recommend the location of the
proposed ballpark in Bicentennial Park until that new committee has performed its work.
Mr. Migoya indicated that he would support development of the proposed
ballpark in Bicentennial Park because of his concern about the high cost associated with
acquisition of the Park West site_ He also expressed concern that constructing the
ballpark in Park West could have adverse fiscal impact on the CRA by reducing the
potential for private sector redevelopment of the Park West area. He referenced an
estimate of the City of Miami's Development and Real Estate Department that indicated
that the site in Park West being considered for the ballpark could generate as much as
$10 million in year in ad valorem taxes if redeveloped with other uses. Implicit in these
comments is the assumption that the proposed ballpark would be owned by a
governmental or not for-profid entity, hence exempt or immune from ad valorem taxes.
In making his motion to recommend Bicentennial Park as the location for the
proposed ballpark, Mr. Bercow added the 7 conditions, which are discussed below:
1. That the baywalk be extended around from both the north and from the
south around Bicentennial Park site, as part of the ballpark proiect. During
their presentations before the Subcommittee, the Marlins indicated that they
share this concept and that they have incorporated into their planning of the
ballpark project as one of five "design principals".
2. That pity and DDA staff, together with the Florida Marlins consider what
would be an appropriate fair share contribution to the Biscayne Boulevard
Improvement Program by the ballpark project. During their presentations
before the Subcommittee, the Marlins indicated that the proposed Biscayne
Boulevard improvements would be beneficial to the ballpark project. The
team believes based on discussions with City, County and Florida
Department of Transportation officials that the proposed Boulevard
improvements are incorporated in the current Downtown plan and fully
funded over a period years. Accordingly, they are currently withholding
commitment to financially participating in these improvements until the need
MEAI (30S) 669-8SS4 0St17t00 07:44A P.004
Subcommittee on Park West Issues
May 16, 2000
Page 3
for their participation is made clear. As of this date, information from the City
to this point is not available.
-3 That City DDA and CRA staff, together with the Flon�a Marlins. consider
the concept of a funding source perhaps generated by a tax on tickets, to go
to CRA-area improvements. The Marlins believe that by contributing $80
million to an estimated $400 million project in the Downtown area they would
already be making a major contribution to the revitalization of the Downtown
area inclusive of Park West. They further believe that it is premature to
commit to providing additional funding for the Park West area in the absence
of a specific plan for the area and without knowledge of what would be
expected of others in the area including the Miami Heat and Performing Arts
Center.
4_ That the ballpark project contribute on a fair share basis to implement a
plan for the redevelopment of the portion of Bicentennial Park not occupied
by the ballpark_ During their presentations before the Subcommittee, the
Marlins indicated that the entity that constructs the ballpark would participate
financially in the redevelopment of the balance of Bicentennial Park. They
believe doing so is consistent with their view of the ballpark project as a 'park
within a park."
5. That the no commercial uses similar to those proposed by the Miami Heat
adjacent to American Airlines Arena be undertaken in Bicentennial Park_ The
Marlins have continually stated that they are not interest in undertaking any
such development. The only commercial activity that they anticipate
participating in would be those activities typically contained within a ballpark
itself_ They are, however, open to the concepts of others to have other uses
of a public or cultural nature within the park, in which they would not
participate.
6. That there be an appropriate limitation of the amount of parking
constructed in Bicentennial Park. The plans presented by the Marlins to the
Subcommittee indicate the development of only 1,500 parking spaces in
Bicentennial Park, to be used by players, other team personnel and VIP ticket
holders. It is anticipated that this parking facility could serve other park use
during non -game times. Accordingly, the development of any additional
parking in the park would be dependent on the plans adopted by the City for
redevelopment of the portion of the park not occupied by the ballpark. In this
regard, some special use parking (.e. ADA-required, etc.) may be required.
7.
the basin east of the park. According to City staff, preliminary contractor
studies indicated that filling or partially filling the slip is feasible. The cost to fill
the slip would approximate $5 million. Whether the slip is filled or not would
depend on the plans formulated for redevelopment of the portion of the park
not occupied by the ballpark and/or other City initiatives. Filling in that area or
70
/° f
SEOPW / CRA
MEAI (305) 669-8S34 06/17/00 07:44A P.005
Subcommittee on Park West Issues
May 16, 2000
Page 4
the area east of the Park may need approvals from the Army Corps of
Engineers and other environmental agencies. Whether such approvals could
be obtained can not be predicted at his time. The Marlins have no position
on this issue.
Appendix A to this memorandum contains a letter from the Florida Marlins setting
forth the team's position on the issues discussed above. The letter re -iterates that
Marlins belief that Bicentennial Park is the only feasible site for development of the
proposed ballpark in Downtown Miami.
Subcommittee Activities
The Subcommittee was formed after a joint meeting of the CRA and the DDA on
January 24, 2000, at which it was decided that the DDA was the appropriate agency to
evaluate the issues associated with locating a new ballpark for the Florida Marlins in
Downtown Miami and to make a recommendation to the City Commission regarding the
best location for such a project. The joint meeting was attended by all five City of Miami
Commissioners, who also serve as the Board of the CRA. Commissioner Willy Gort, who
also serves as the Chair of the DDA, chaired the meeting. Other members of the DDA in
attendance included Ms. Loretta Cockrum and Messrs. Jeffrey Bercow and Carlos
Migoya.
During the course of the joint meeting described, the DDA was directed to
consider two or more possible sites in Park West. Throughout the deliberations of the
Subcommittee, CRA Executive Director Richard Judy and Mr. Alfredo Sanchez, a
planning consultant to the CRA from Bermello Ajamil & Partners, indicated that there is
only one site in Park West that can physically accommodate the proposed ballpark in
terms of site fit without closing any vital traffic arteries. Appendix B provides information
describing the Park West site considered. On May 16, 2000, The Miami Heat and
Terremark announced plans to construct a telecom center on one of the block that
comprises the Park West site, which would be one of the largest investments in the CRA
in recent years.
The Subcommittee held an organizational meeting on February 3, 2000.
Thereafter, the Subcommittee held three meetings (February 14, March 13 and March
20) at which it was provided information by the Florida Marlins, City of Miami and CRA
staff regarding the alternative sites. It also listened to evaluations of the Bicentennial
Park and Park West sites by the Subcommittee's consultants, Mr. John Femsler of
Wallace Roberts & Todd, LLC. and Mr. Andrew Dolkart of Miami Economic Associates,
Inc. Mr. Greg Bush of the Urban Environmental League was also invited to make
comments at each meeting regarding the reasons why his organization opposed
placement of the proposed ballpark in Bicentennial Park. Others speaking to the
Subcommittee at its meeting on February 14t" included Nancy Hestand and Tom
Tomlinson on behalf of the Performing Arts Trust and Ruth Greenfield on behalf of the
Urban Environmental League.
On March 29"', March 30"' and April 12#, 2000, the Subcommittee held public
hearings to obtain community input regarding the appropriate location for the proposed
1�. �JGa55co�1
�1;OPWICRA �+ .
MEAI (30S) 669-SS34 0S/17/00 07:44A P.006
Subcommittee on Park West Issues
May 16, 2000
Page 5
ballpark within Downtown Miami. These hearings were conducted at City Hall,
Grapeiand Park (1550 N.W. 3714 Avenue) and Hadley Park (1300 N_W. 50" Street),
respectively. At each of these hearings, the Florida Marlins and the CRA's planning
consultant made presentations regarding th-e—Sicentennial Park and Park West sites. A
representative of the Urban Environmental League was also invited to make a formal
presentation at each meeting. Thereafter, the public was invited to speak, with each
person being allowed up to three minutes. During the course of the three public
hearings, input was received from approximately 75 people_
On April 19"', 2000, the Subcommittee met to formulate its recommendation to
the City of Miami Commission. Due to limited attendance by Subcommittee members at
that time, the item was postponed to May 2, 2000, when action on the recommendation
discussed above was taken.
Issues Considered
In evaluating alternative sites for the proposed ballpark, the Subcommittee
considered the issues in a framework established by the following premises:
• A Downtown ballpark can be a beneficial attraction
13-17 acres would be required
The ballpark would have a retractable roof
• On -site parking limited to 1,500 spaces
• Target opening date: 2003
• Publictnotfor-profit ownership; Martins as prime tenant
• Ballpark immune/exempt from ad valorem taxes
With respect to the premises set forth above, the following points are made*
The Marlins anticipate that the proposed ballpark will attract 2.5 to 3 million
fans annually, a figure consistent with many of the other new ballparks
throughout major league baseball. Assuming attendance of 2.5 million people
annually, the proposed ballpark would attract nearly five times the number of
people that are expected to attend events at the performing arts center
annually and more than three times the number attending Miami Heat games
at the American Airlines Arena annually. No other possible use of
Bicentennial Park can be projected to attract as many people. Based on the
experience of the Camden Yards facility in Baltimore, City staff expects a
substantial percentage of fans will patrons area eating and drinking
establishments before and/or after games. Area hotels would also benefit
providing lodging for visiting teams, press, etc. as well as potentially cruise
MEAL (SOS) 669-SS34 0S117t00 07:44A P.007
Subcommittee on Park West Issues
May 16, 2000
Page 6
ship passengers and other tourists who extend their stay in Miami to take in a
game.
• At the present time, all major sports facilities in th—e-Sfate of Florida, including
Pro Player Stadium, American Airlines Arena, National Rental Car Center,
Raymond James Stadium (Tampa), etc., are exempt/immune from ad
valorem taxes. The Marlins consider tax exempt/immunity status is necessary
if they are to be financially able to field a competitive team, because such
taxes would total $10 to 12 million annually if paid. In order for the ballpark to
be exempt/immune from ad valorem taxes, ownership by a governmental or
not -for -profit entity will be required.
In order for the ballpark to open in 2003, construction needs to begin in 2001.
In light of the failure of the cruise tax proposal during the recently concluded
legislative session in Tallahassee, fts may no longer be possible. However,
the Marlins have further indicated that construction of a new ballpark as soon
as possible is critical if they are to be able to retain the young talent the team
is currently cultivating and become competitive. In this regard, it is noted that
the Marlins current payroll approximates $20 million. No major league
baseball team participating in post -season play in recent years has had
payroll of less than $50 million.
The pertinent issues associated with recommending a site for the proposed
ballpark fall into the following six categories:
• Site Fit
• Costs/Timetable
• Direct Fiscal impacts
• Access/Parking
• Catalytic Benefits/Adverse impacts
• Intangibles
The information considered by the Subcommittee in each of these issue
categories is discussed below_
Site Fit
Table 1, following, summarizes the information provided to the Subcommittee by
the Florida Marlins, City staff and CRA with respect to the Bicentennial Park and Park
West sites. Locating the proposed ballpark in Park West would require the assembly of
72 individual parcels of land through negotiation with 36 different owners. Additionally, it
would require significant relocation of utilities and right-of-way. In contrast, an
SEOPWICRA"
E
Table 1
Ballpark Site Comparison
Site Fit
Park West
Bicentennial Park
* Project requires redevelopment of 23 acres
* Project can be accommodated in portion of park (16 ac.)
* Requires acquisition of 19 acres of privately owned land
* Remainder of park available for park use (18 acres)
-- 72 parcels/32 buildings
-- 36 property owners
* No land assembly required
i
Relocation of ROW and utilities required
* No relocation of ROW or utilities required
* Consistent with Comprehensive Plan
* Consistent with Comprehensive Plan
* Consistent with zoning
* Consistent with zoning
* Would substantially deplete CRA's development rights
* Could be accommodated in Increment 1 of Downtown DRI
-- Not considered preferable
* Could be accommodated in Increment 2 of Downtown DRI
-- Scheduled to be filed 30 2000
* No deed restrictions or other limitations
MEAI (305) 669-8534 05/17/00 07:44A P.009
Subcommittee on Park West Issues
May 16, 2000
Page 7
appropriately sized site could simply be designated by City action within Bicentennial
Park. No major utility or right-of-way location would be required.
Costs/Timetable
Table 2, which was prepared based on information provided by City staff,
indicates that the cost to assemble the proposed Park West site, inclusive of utility and
right-of-way relocations, could exceed $70 million. This figure would escalate to
approximately $100 million if additional land located between the Metromover guideway
and Biscayne Boulevard is acquired to provide the ballpark with a view corridor to the
bay. The time required to assemble the site would like take a minimum of one year.
Relocation of the right-of-way would then need to occur with the result that construction
of the ballpark on the Park West would probably not begin until two or more years after
the site were chosen for ballpark development. The Martins have indicated that both the
cost of the site and the timetable associated with its development are unacceptable. It
should be noted that the announcement on May 16, 2000, of plans to construct a
telecom center on a block comprising the Park West site could further increase the cost
of acquiring the property required for the proposed ballpark.
As discussed above, no significant time would be required to designate a portion
of Bicentennial Park as the location of the proposed ballpark. City staff estimates that the
market value of the land required for the proposed ballpark is $44.2 million. This
estimate is based on a recent appraisal of the new Parrot Jungle site on Watson Island,
which is of similar size to the site required for ballpark development and zoned in a
manner similarly to Bicentennial Park. One of the comparables used by the appraiser
who performed the Parrot Jungle appraisal was the American Airlines Arena property.
During the meetings of the Subcommittee and at the public hearings, the
representatives of the Urban Environmental League and others questioned the estimate
of market value provided by City staff, citing the higher price paid on a per acre basis for
the Miami Circle property. Both Assistant City Manager John Lindsey and the
Subcommittee's economic consultant, Andrew Dolkart of Miami Economic Associates,
Inc., cautioned against using the Miami Circle property transaction as a basis for valuing
Bicentennial Park land. The Miami Circle property was vested with development rights
for high rise office or residential uses; Bicentennial Park is not. Market value is based on
the intensity of the development rights available to a property — hence, its potential to
provide a financial return on investment — not only its size and location. The same note
of caution would apply to using value data from recent transactions on the west side of
Biscayne Boulevard as a basis for valuing land in Bicentennial Park.
Direct Fiscal Impact
Table 3 was prepared based on data compiled by City staff. Development of the
proposed ballpark on a portion of Bicentennial Park would have no direct fiscal impact in
either the City of Miami or the CRA in terms of ad valorem taxes. In contrast,
development of the proposed ballpark on the Park West site would remove property from
the tax rolls that currently generate ad valorem income for both the City of Miami and the
CRA, reducing the ad valorem tax receipts of both by the amounts indicated in Table 3.
l� x.,.s
SEOPW CAAk- E), m .
Table 2
Ballpark Site Comparison
Costs/ Timetable
Park West
Bicentennial Park
• Assessed Value/S.F.: $21
* Assessed Value/S.F.: $ 25.43
• City's Estimated Market Value: $32.3 M ($421S.F.)
* City's Estimated Market Value: $44.2 M ($65/S.F.)
* R.O.W./Utility Relocation: $5.5 million
* Estimated value based on Parrot Jungle (Watson Island
appraisal)
* Potential environmental clean-up cost unknown
* Pre -development costs; $50,000
• City's estimated value/cost does not include:
-- Relocation costs
* Environmental clean-up costs unknown
-- Professional fees and transactional costs
-- Dynamic of a sellers market
* Acquisition timetable based on negotiation process
• Actual cost likely 2+ times City's estimated value
* Use of Quick Take procedures not likely
-- Financial exposure
-- Escrow requirements
* Standard Take: 1 year minimum
* After acquisition, additional time before construction for:
-- Replat of vacated ROW
-- Business relocations
-- Relocation of N.E. 1st Avenue
* Ballpark construction could likely not begin to 2002
Table 3
Ballpark Site Comparison
Fiscal Impact
Park est
Bicentennial Park
* City of Miami Tax Loss: $38,000
* City of Miami Tax Loss: $ 0
* CRA Tax Increment Loss: $242,000
* CRA Tax Increment Loss: $ 0
* Limits future TIF potential
* Consideration for use of ballpark site
* Contribution from Marlins toward redevelopment of
balance of park
MEAI (SOS) EE9-8S34 0S/17/00 07:44A P.012
Subcommittee on Park West Issues
May 16, 2000
Page 8
It would also limit the future ad valorem tax potential of the CRA because it would
preclude the redevelopment of the land occupied by the ballpark by tax -paying uses.
City staff estimates that the loss of future tax revenues could approximate as much as
$10 million annually if full redevelopm t of those properties were to occur.
Access/Parking
Table 4 was prepared based on traffic and parking data provided by City staff
and the Marlins' traffic consultant. Adequate roadway capacity currently exists to permit
the development of the proposed ballpark on either the Park West or Bicentennial Park
site assuming proper scheduling in terms of the time of day events occur and the
juxtaposition with events scheduled at the ballpark, the arena and performing arts
center. It is also noted that major traffic improvements to the area are currently being
discussed to improve truck access to the Port of Miami and to eliminate the blighting
influence of that truck traffic on the Park West area. To the extent that such
improvements are made, the proposed ballpark would benefit regardless of which site it
was located on.
There is an adequate inventory of parking spaces to accommodate the proposed
ballpark's off -site parking requirements although development of the ballpark in Park
West would reduce the existing inventory, making parking less convenient. On the other
hand, the Park West site would enjoy greater proximity to Metrorail.
Catalytic Benefits/Adverse Impacts
Table 6 was prepared by Subcommittee consultant John Femsler of Wallace
Roberts & Todd, who believe that development of the proposed ballpark in Bicentennial
Park could fill the "gap" linking Bayfront Park, Bayside, American Airlines Arena and the
Performing Arts Center. By doing so, it would contribute significantly to making Miami's
waterfront a great "destination". Based on his firm's experience with the Inner Harbor
Baltimore project, he believes that the result would be significantly increased pedestrian
activity both along the waterfront and through Park West that would serve as the basis
for an enhanced level reinvestment.
Placing the ballpark in Park West would also contribute to activity in Downtown
Miami but the area around the "ballpark" may be viewed as a "dead spot" in the fabric of
downtown on the 280 non -game days annually. It is also questionable whether a
ballpark on the Park West site would be a compatible use with the residential
development east of North Miami Avenue. Finally, developing the ballpark in Park West
would require relocating N.E. 1m Avenue to the west, placing its noisy truck traffic at the
entrance to the ballpark and close to the residential units west of North Miami Avenue.
Intangibles
Table 6, which was also prepared by Subcommittee consultant John Fernsler of
Wallace Roberts & Todd, identifies the intangible issues that the Subcommittee
considered. Of the issues shown, the one that was discussed the most during the
meetings of the Subcommittee and at its public hearings related to the value of "lost"
'D;
�z0PW/CRA ,J U r , .
Table 4
Ballpark Site Comparison
Access/ Parking
Park West
Bicentennial Park
Adequate roadway capacity
* Adequate roadway capacity
" Area traffic flow may be improved for port -related reasons
` Area traffic flow may be improved for port -related reasons
" Additional signalization and other traffic management improvements
"Additional signalization and other traffic management improvements
may be needed
may be needed
" Beneficial proximity to both Metrorail & Metromover
Beneficial proximity to Metromover
" Would reduce current inventory of parking in the area
" Improved pedestrian ways to Metrorail required
" Adequate parking in area
Table 5
Ballpark Site Comparison
Catalvtic Benefits/ Adverse Impacts
Park West
Bicentennial Park
Contributes to a "critical mass" of downtown activities/downtown
" Contributes to a "critical mass" of downtown activitiesMaterfront
as a destination
as a destination
• Essentially reduces Park West to west Biscayne frontage
I
" Fiils activity "gap" linking Bayfront Park, Bayside, AA Arena
Performing Arts Center
Creates "dead" space 280 days a year within fabric of downtown
• Enhances Park West redevelopment dynamics
Impedes Park West redevelopment dynamics
Places heavy truck traffic near residential uses (at least In short term)
" Places heavy truck traffic near pedestrian activity at ballpark entrance
" Incompatibllity between ballpark and residential uses
Table 6
Ballpark Site Comparison
Intangibles
Park es
Bicentennial Park
' Need for waterfront open space
' Value of a civic "landmark"
' Value of redeveloped, active waterfront park
' Value of enhanced pedestrian activity along waterfront and in Park
West
MEAI (SOS) 669-8534 0S117100 07:44A P.016
Subcommittee on Park West Issues
May 16, 2000
Page 9
waterfront open space and the use of public land for a private activity. These issues
were continually stressed by Mr. Bush of the Urban League in his presentations to the
Subcommittee. They were also addressed by many of the speakers at the public
hearings.
Maintenance of open space was not, however, a universal objective of those
opposing the use of a portion of Bicentennial Park for the ballpark. Illustratively, many of
them suggested Bicentennial Park as a location for the Museum of Science and/or the
Children's Museum, suggesting that they were not opposed to placing buildings in the
park but rather to the specific building proposed by the Marlins. This group also objected
to the use of the public land for a "private use" although it was unclear why they believed
non-govemmentally owned museums represent any less a private use of public land
than a ballpark, which would serve 2.5 million or more people annually. Apparently, they
believe that if an activity does not make a profit, it is "public" rather than private
regardless of ownership.
At the request of Chairman Gort, City staff prepared the information contained in
Appendix C, which shows that the City of Miami has a total 768 acres of waterfront park
land. Of this amount, approximately 70 acres are located in the Downtown area,
inclusive of Bicentennial Park, Bayfront Park and Margaret Pace Park. Review of the
park assets of in cities with prominent waterfronts, including Baltimore, Boston, Chicago,
Cleveland, San Francisco and San Diego, shows that Miami surpasses all of these cities
in terms both its total amount of waterfront park land and its amount of downtown
waterfront park land. Illustratively, Inner Harbor Baltimore, considered by many the
preeminent downtown waterfront destination in the United States, has only 8 acres of
passive, green open space within it although A accommodates a high level access to
waterfront by virtue of waterfront promenade similar to the baywalk proposed along
Biscayne Bay.
Public Input
By a substantial majority, the speakers at the Subcommittee's public hearings
opposed placing the proposed ballpark in Bicentennial Park. As discussed above, the
objections typically centered on the issues of "lost" open space and "private" use of
public land. No one spoke in favor of the Park West site. In some cases, the opposition
to building a ballpark in Bicentennial Park appeared to be more based on the fact the
proposed facility would be partially financed with public funds than to site -related issues.
In a similar vein, it should be noted that some of those who spoke in favor of the
Bicentennial Park location were more interested in keeping baseball in South Florida
than actually endorsing the site.
As noted above, there was no unanimity of opinion among those opposed to
placing the proposed ballpark in Bicentennial Park regarding the appropriate use for the
park. One of the ideas most frequently mentioned was to use a portion of the park as the
site for a new Museum of Science.
A number of speakers suggested sites outside the downtown area for the
proposed ballpark including the Orange Bowl property and Buena Vista yards. The
SEOPW/ CRA a
MEAI (305) 669-8534 0S/17/00 07:44A P.017
Subcommittee on Park West Issues
May 16, 2000
Page 10
Subcommittee never considered these proposed sites because they are outside the
DDA's oversight area. Further, these sites do not conform to Marlin Owner John Henry's
concept of locating his team in an "urban" environment, hence have never been
consideredpossible locations by team officials_
Since the public hearings, the Greater Miami Chamber of Commerce has passed
a resolution, which it presented to the Subcommittee at the May 2f° meeting, endorsing
use of approximately half of Bicentennial Park as the location for the proposed ballpark.
Summary
The Subcommittee recommended locating the proposed ballpark for the Florida
Marlins in Bicentennial Park based on its review of information provided to it City and
CRA staff and its consultants, Wallace Roberts & Todd LLC and Miami Economic
Associates. The public input provided at three public hearings was also considered. If
the City of Miami Commission decides not to follow the Subcommittee's
recommendation, there is no evidence to indicate that the Marlins will accept the location
of the proposed facility on any other site within the City.
Distribution List:
The Honorable Willy Gort
Jeffrey Bercow
Loretta Cockrum
Carlos Migoya
Alvin West
Patti Allen
SEOPWITRA
MEAI
(905) 669-8594 OS/17/00 07:44A P.018
OS/11/Ob 19:11 $30r' 16 7433 PL XARLINS JAS
rLORIDA MARLINS BASE13AL.L CLUB Appendix
1997 WOULD C"AarF 10M
JoNATNAN D. MARIMe!
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Chow FWANCIAL orr=C11 —
May 11, 20141)
Mr. Andrew Dolkart
Miami Economic Asso"es, Inc.
6861 SW 88iid Terrace
Miami, FL 33156
gear Andy:
I am writing on behalf of The Florida Marlins easoball Club in response to the Downtown
Development Authority Su"ommittoe on Park West laaues reconvnelndations at its Tuesday, May
2, 2000 meeft. In gonerai. we are extremely pleased that the Sub -Committee has voted to
recommend that Bicentennial Park be the preferred site for a new downtown ballpark.
As we have stated before, we have spec an extensive amount of time and mourem exploring
possible sites for a new state-of-tttie-art oallpaiv, Our own research led us to conclude that
Bicentennial Park was the only feasible site for our project In downtown Miami, in light of the
various issues we have discussed before. It is comforting to we that tho Sub -Committee has
reaffirmed what our awn internal research and experts have concluded.
In making the recommendation. the committee proffered seven conditions that may be imposed
upon any ballpark construction in Bicentennial Park. Let me share with you The Florida Marlins'
reaction to each of those seven conditions: .
"That the bay -walk be extended around Bicentennial Park by The Marlins as part of their
construction "
in all of our efforts to dame, each of the renderings we've prepared and shared throughout
the public hearings precess Incorparsted the concept of continuing the lay walk through
Bkx;Mvnnial Paris. We still share that concept and see it as an integral part of maintaining
Bicentennial Park as a place where the public would have year-round access to the park
and the bayfront. in fact, you may recall that during the course of our presentations during
those public hearings, we espoused five design principles, one of which involved the
development of a "continuous bay walk*
In our design priWoles. we note that this "site is
the missing link that can tie together numerous attractions and create a Critical mass of
activities for tourists and residesits." Our project can "connect the disparate waterfront
areas together with a continuous bay walk...'
0002
Pao Plt STAORM • 2267 N.W. 199TM STREET • M^M4 FLORIDA • 33050 • Pb4 Nca (305) S26.7412 • rnx. (905) a2d•7400
..g W W WYLAMARlJNSCON
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05/11/00 19:11 $305, -26 7433 M V"LYNS 3R$
0003
Mr. Andrew Dolkart
Page 2
May 11, 2000
2. "That our staff and The M�mIina consider what would be an appropriate fair share
contribution to the Biscayne Boulevard improvements by The Madins,`
During the course of our discussions with the Florida Depaitrnent of Transportation and
other cry and County officials, we have been tad to Detteve that the 8lvc2yne Blvd.
improvements have aheady been incorporated in the current downtown development plan
and are fully funded_ We understand that the tirneframe for these improvements extend
out several years, but the project in general has been embraced by atete and local
governments. For that mason, we are urwJear why this condition would be warranted. I
would point out that another of the design pftiplee that we espoused during our
presentations Involved our supp►on for emoncion and improvement of Biscayne Blvd. as a
landwnpsd, pedeatrisn-f wndly abet Wending north to the Perfuming Arts Center. We
would oftrwise withhold any further judgement on the need for a'fair share contribution"
until and unress there was some information contrary to what we have been told.
3. That our staff and the Martins consider the concept of some sort of a fur dkV source
generated perhaps through a 1% galas tax an tlakots to ge to SE OvertowrdPsrk WABt
Wnprovements "
The Florida Marlins' decision to select l3kerttennial Park as a preferred site for a new
ballpark was based primarily on the substantial impact we felt this project would have on
revitalzing the Overtown/Park West netghborhoW. As an organization, we have committed
to contribute $80 million towards the development of a new ballpark in this area, In the
absence of any speclficapy defined *SE Overtown/Park West Improvements" and without
knowing whether other neo taors in the wea vwuld be expected to likewise bear meir fair
share (e.g., The Miami Heat, The Performing Arts Center, and other entities owning or
developing projects In the neighborhood), we would consider our current commitment in
resources and actual dorare to be a significan! and sufftci" contribution at this time.
4. "That the Marlins participate In a fair sham contribution to help implement a plan for the
remainder of BleentennAl Park, a plan obviously that would go through tho appropriate City
processes."
We are generally very much In agreement with the concept of the Marlins substantially
participating in the overall design and development of any remaining areas of Bicentennial
Park in conjunction with the City and other interested parties_ We have continuously
desWbed our project as a 'park within a park.' We believe that the success of a new
ballpark project within Bicentennial Park requires that the Marlins work closely with and
participate appropriately in develgft Bkxe nniai Park into a place that will be accessible
to the public throughout the year.
J
MEAI (SOS) 669-SS34 0S/17/00 07:44A P.020
05/11/00 19!12 e3V 626 7433 FL URLINS JRS (4004
Mr. Andrew Dolkart
Pago 3
May 11. 400
5. 'That there be no other mmrnvrcial uses by the Martins in 81eentennial Park, such as the
itirotis of ancillary cornmereial uses that the Heat has impleMnted In American Airlines
Arena.'
All of the site plans that the Florida Martins have shared in its public hearings have
specii`ically and intentionally excluded any ancillary commercial davokwment. However, we
are generally very open to the concept being shared by aUx" ttit of w public faciities be
placed appropriately within remaining sections of the park.
6. - ~That there be an appropriate limitation of parking within Mentennial Park."
One of the advantages of d%oosing an urban site is the availability of existing parking
facilities within a reasonable walking distance and/or within the existing pubUc transit
network. Downtown RMarni offers that advantage such that the provision of a gigrxricant
amount of parking within (centennial Parts will not be a major requirement. Our current site
plans entall parking for Marlins players, staff and premium seat holders. The building
program envisions a limited parking faaiGty that will exist under a retractable roof element
within the required footprint of the ballpark project. In general, this condition is consistent
with our developroent plans as currently contemplated.
i. 'That thera be a oonslderation by 4Ur Staff and The Marlins of whether it is at aH feasible
to add to the park land either by filling or partial filling of the slip or the area east of the park
itself.'
This is an issue on which the Marlins have taker no formal position. We are willing to
discuss further the issues rvlzted to this topic based on a thorough ararysls by the
appropriate entitles and organizations.
once again, we are very pleased that the SutsCommiftee on Paris West has voted in favor of a new
ballpark in l3i;entenniat Park. We very much look forward to working very closely with the
Downtown Development Authority, the City of Miami, and all other appropriate organizations and
entities as necessary to make this projod a reality.
Please feel free to give me a call If you have any gUe9tidf18 regarding our position on any of the
above issues.
Sincerely.
Janathan Morrr►Ar
JDM/bm
;sue t
■11L
Tnut�
MEAI (305) 663-BS34
APr-17-00 C3:31pm From -CITY OF '411 CITY MANAGERS OFFICE
0S117100 07:44A P.022
3054161010 7-518 P.0I/01 F-030
Appendix C
CITY OF MIAMI
PARKS WITH WATERFRONT ACREAGE
Antonio Maceo Park .................3.65 acreage
gaywood .........................1.87
6 ri cke I I .......................... 2.20
Curtis ........................... 27.70
Jose Marti ............. _ .......... 5.60
Kennedy .........................20.89
Legion .......................... 13.70
Martell, E I izabeth ............ . ..... 0.60
Momingside ......................42.38
Myers, Kenneth ...................
Pace, Margaret ............. . . • ...
10-00
12.00
Pallot, Albert ......................
Peacock .........................
Sewell ............. .............
Sterns ...........................
Virginia Key ..................... 486.00
Virrick Gym .......................
3.00
9.40
10,00
5.40
4.46
Wainwright, Alice ..................21.44
Watson Island ....................
51.96
Bicentennial ......................
Miami River Rapids ................
34.75
0.85
TOTAL ACREAGE.,. ,767.65.
BERMELL0-AJAMIL
&PARTNERS-INC
A R C H I T E C T U R E E N G I N E E R I N G P L A N N I N G I N T E R 1 0 R G E S I G N L A N D S C A P E A R C H I T E C T U R E
June 7, 2000
Mr. Bob Tyler
Director of Operations, Administration and Development
Mr. Dick Judy
Director of Strategic Planning
City of Miami Community Redevelopment Agency
300 Biscayne Boulevard Way, Suite 430
Miami, Florida 33131
RE: Conflict of interest disclosure Technology of the Americas Center
Dear Mr. Tyler:
As you are well aware, Bermello, Ajamil & Partners, as general consultant to the CRA, developed
the alternate site location plan for the proposed Marlins Ball Park in the Park West Redevelopment
Area as part of the effort led by the City of Miami Downtown Development Authority (DDA).
Recently the Technology Center of the Americas, a telecommunication switching station facility and
net access point (NAP) center, has been announced for construction in the Park West Redevelopment
Area. This is a joint venture between Terremark Inc. and the Miami Heat. This project has been
deemed as a high priority project by the City of Miami elected officials.
Subsequently, another division of our Firm has been retained to develop the design and construction
documents for the Technology Center of the Americas. Our attorneys feel this presents a conflict
of interest in carrying out site evaluation analysis, since the location of the proposed Technology
Center is within the site which we had previously identified as a viable site for the Marlins Ball Park.
I would like to clarify that while we were identifying the potential alternate Marlins Ball Park site,
we were not aware that this potential joint venture and project could exist.
Given this insurmountable conflict of interest, our attorneys believe that it is best for both the CRA
and our Firm that we remove ourselves from any further involvement in this site selection process
for the Marlins Ball Park in Park West.
2601 SOUTH BAYSHORE DRIVE • IOTH FLOOR • MIAMI FL 33133 • 305 859 2050 • FAX 305 859 9638
www.bamiami.com AAC000 • B0008304
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Mr. Bob Tyler
Re: Marlins Ball Park
June 7, 2000
Page -2-
I want to thank you for the opportunity to serve you and the CRA and look forward to working with
you on other CRA projects.
Sincerely,
�fredoC. Sanchez AIA, AICP
Partner
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