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HomeMy WebLinkAboutDevelopment Agreement 04-25-13DEVELOPMENT AGREEMENT This is a Development Agreement ("Agreement") made this day of 2013, between Mahi Shrine Holding Corporation, a Florida not -for -profit corporation, (the "Owner") and the City of Miami, Florida, a municipal corporation and a political subdivision of the State of Florida (the "City"). RECITALS WHEREAS, the Owner is the fee simple owner of the property in Miami -Dade County, Florida, legally described on Exhibit "A", having a street address of 1500 NW North River Drive, Miami, Florida (the "Property"); and WHEREAS, the Owner has entered into a Purchase and Sale Agreement with River Landing Development, LLC, a Florida limited liability company, for the sale of the Property, said sale to be effectuated at some later date; and WHEREAS, on January 18, 2013, the Owner filed an application with the City for approval of a Special Area Plan (the "SAP") in order to develop the Property as a mixed use development with residential units, retail, restaurants, riverwalk, and other amenities (the "Project"); and WHEREAS, as a condition to the approval of the SAP, the Owner must enter into a development agreement pursuant to Section 3.9 of the City's Miami 21 Code (the "Code"). TERMS Now therefore, in consideration of the mutual covenants contained herein, it is hereby understood and agreed: 1. Site Plan. The Property will be developed and used substantially in compliance with a compilation of plans, including, specifically, architectural plans entitled "River Landing", as prepared by ADD Inc., and the Landscape Plans as prepared by Savino Miller. All the foregoing plans are collectively referred to in this Agreement as the "Project" and are described in detail on a log attached as Exhibit "B" to this Agreement. "Substantially in compliance", for purposes of this Agreement, shall be determined by the City Planning Director. 2. Zoning, Permitted Development Uses and Building Intensities. The City has designated the Property as River Landing SAP on the official zoning Atlas of the City, pursuant to the applicable procedures in Miami 21. As part of the SAP process, the Property is being rezoned to T6-24 O. The River Landing Regulating Plan and Design Guidelines are attached as Exhibit "C", and provide for any deviations from the underlying regulations of the Code. In approving the River Landing SAP, the City has determined that the uses, intensities, and densities of development permitted thereunder are consistent with the Comprehensive Plan and the Zoning. The Property's location within the heart of the Health District provides an opportunity to incorporate signage, including the display of art or graphics with or without MIAMI 3498933.2 79670/42063 1 commercial messages, in a fashion that will aesthetically enhance the view corridors along the major County and state arterials bounding the Project site. Signage and deviations to the regulations in the Code are articulated further in the Regulating Plan, signage shall be approved administratively in accordance with these regulations. 3. Future Development. Future development within the SAP shall proceed pursuant to the Regulating Plan and Design Guidelines, attached as Exhibit "C". The criteria to be used in determining whether future development shall be approved are consistency with the Comprehensive Plan, this Agreement and the SAP. The Comprehensive Plan, this Agreement and the SAP shall govern development of the Property for the duration of the Agreement. The City's laws and policies adopted after the Effective Date may be applied to the Property only if the determinations required by Section 163.3233(2), Florida Statutes (2010) have been made after 30 days written notice to Owner and at a public hearing. Pursuant to Section 163.3233(3), Florida Statutes (2010), this prohibition on downzoning supplements, rather than supplants, any rights that may vest to Owner under Florida or Federal law. As a result, Owner may challenge any subsequently adopted changes to land development regulations based on (a) common law principles including, but not limited to, equitable estoppel and vested rights, or (b) statutory rights which may accrue by virtue of Chapter 70, Florida Statutes (2010). 4. Local Development Permits. The Project may require additional permits or approvals from the City, County, State, or Federal government and any division thereof. Subject to required legal process and approvals, the City shall make a good faith effort to take all reasonable steps to cooperate with and facilitate all such approvals, including acting as an applicant. Such approvals include, without limitation, the following approvals and permits and any successor or analogous approvals and permits: (1) Subdivision plat and/or waiver of plat approvals; (2) Covenant or Unity of Title acceptance or the release of existing unities or covenants; (3) Building permits; (4) Certificates of use and/or occupancy; (5) Stormwater Permits; and (7) Any other official action of the City, County, or any other government agency having the effect of permitting development of the Property. In the event that the City substantially modifies its land development regulations regarding site plan approval procedures, authority to approve any site plan for a project on one of the Property shall be vested solely in the City Manager, with the recommendation of the Planning Director. Any such site plan shall be approved if it meets the requirements and criteria of the Zoning, the Comprehensive Plan and the terms of this Agreement. 5. Riverwalk. The Owner, at its sole cost and expense, agrees to make certain improvements at the rear of the Property immediately adjacent to the Miami River (the "Riverwalk"). The Riverwalk shall be built, constructed, installed and maintained substantially MIAMI 3498933.2 79670/42063 2 in compliance with the plans as depicted in Exhibit "A". "Substantially in compliance" shall have the meaning set forth in Section 1 of this Agreement. The Riverwalk will be open to the public and maintained by the Owner. 6. Utilities and Easements. The Owner understands and agrees that the utilities presently serving the Property may be insufficient for the development of the Project. The Owner agrees that it will, at its sole cost and expense, make any and all changes, improvements, alterations and/or enhancement to these facilities necessary or appropriate to provide the highest level of service to the Property without in any manner diminishing the service to other properties within the City. 7. Compliance With Fire/Life Safety Laws. The Owner shall at all times in the development and operation of the Project comply with all applicable laws, ordinances and regulations including life safety codes to insure the safety of all Project and City residents and guests. Specifically and without limitation, the Owner will install and construct all required fire safety equipment and water lines with flow sufficient to contain all possible fire occurrences. 8. Notice. All notices, demands and requests which may or are required to be given hereunder shall, except as otherwise expressly provided, be in writing and delivered by personal service or sent by United States Registered or Certified Mail, return receipt requested, postage prepaid, or by overnight express delivery, such as Federal Express, to the parties at the addresses listed below. Any notice given pursuant to this Agreement shall be deemed given when received. Any actions required to be taken hereunder which fall on Saturday, Sunday, or United States legal holidays shall be deemed to be performed timely when taken on the succeeding day thereafter which shall not be a Saturday, Sunday or legal holiday. To the City: City Manager City of Miami 3500 Pan American Drive Miami, FL 33133 With a copy to: City Attorney Miami Riverside Center 444 S.W. 2nd Ave., 9th Floor Miami, FL 33130 To River Landing: Andrew Hellinger 235 Altara Avenue Coral Gables, FL 33146 With copies to: Bilzin Sumberg Baena Price and Axelrod, LLP Attn: A. Vicky Garcia -Toledo, Esq. 1450 Brickell Avenue, 23rd Floor MIAMI 3498933.2 79670/42063 3 Miami, FL 33131 Any Party to this Agreement may change its notification address(es) by providing written notification to the remaining parties pursuant to the terms and conditions of this section. 9. Multiple Ownership. In the event of multiple ownership subsequent to the approval of the Application, each of the subsequent owners, mortgagees and other successors in interest in and to the Property (or any portion thereof, including condominium unit owners) shall be bound by the terms and provisions of this Agreement as covenants that run with the Property. 10. Common Area Maintenance. The Owner will create prior to the conveyance of any portion of the Property (less than the entire Property), a master association or other entity which shall provide for the maintenance of all common areas, private roadways, cross -easements and other amenities common to the Property. This Agreement shall not preclude the owner(s) of the Property from maintaining their own buildings or common areas not common to the Property outside the control of the master association. The instrument creating the master association or other entity shall be subject to the reasonable approval of the City Attorney. 11. Term of Declaration. The provisions of this Agreement shall become effective upon its recordation in the public records of Miami -Dade County, Florida and shall continue in effect for a period of thirty (30) years after the date of such recordation, after which time it shall be extended automatically for successive periods of ten (10) years, each unless released in writing by the then owners of the Property and the City after a public hearing before the City Council. If the Property is submitted to condominium ownership, then the association or other entity designated to represent all of the condominium ownership interests as to the Property, as may be applicable, shall be the proper party or parties to execute any such release for properties in a condominium form of ownership. 12. Modification. The provisions of this Agreement may be amended, added to, derogated, deleted, modified, or changed from time to time by recorded instrument executed by the then owners of the Property and the City, after public hearing. If the Property is submitted to condominium ownership, then the association or other entity designated to represent all of the condominium interests as to the Property, as may be applicable, shall be the proper party or parties to execute any such instrument described herein for properties in a condominium form of ownership. 13. Enforcement. The City, its successor or assigns, and the Owner shall have the right to enforce the provisions of this Agreement. Enforcement shall be by action at law or in equity against any parties or persons violating or attempting to violate any covenants, either to restrain violation or to recover damages or both. The prevailing party in the action or suit shall be entitled to recover, in addition to costs and disbursements allowed by law, such sum as the court may adjudge to be reasonable for the services of its attorney. 14. Authorization to Withhold Permits and Inspections. In the event the Owner(s) is/are obligated to make payments or improvements under the terms of this Agreement or to take or refrain from taking any other action under this Agreement, and such obligations are not performed as required, in addition to any other remedies available, the City is hereby authorized MIAMI 3498933.2 79670/42063 4 to withhold any further permits for the Property and refuse any inspections or grant any approvals, with regard to any portion of the Property until such time this Agreement is complied with. 15. Exclusive Venue, Choice of Law, Specific Performance. It is mutually understood and agreed by the parties hereto, that this Agreement shall be governed by the laws of the State of Florida, and any applicable federal law, both as to interpretation and performance, and that any action at law, suit in equity or judicial proceedings for the enforcement of this Agreement or any provision hereof shall be instituted only in the courts of the State of Florida or federal courts and venue for any such actions shall lie exclusively in a court of competent jurisdiction in the County. In addition to any other legal rights, the City and Owner shall each have the right to specific performance of this Agreement in court. Each party shall bear its own attorney's fees. Each party waives any defense, whether asserted by motion or pleading, that the aforementioned courts are an improper or inconvenient venue. Moreover, the parties consent to the personal jurisdiction of the aforementioned courts and irrevocably waive any objections to said jurisdiction. The parties irrevocably waive any rights to a jury trial. 16. Severabilitv. Invalidation of any of these covenant, by judgment of court in any action initiated by a third party, in no way shall affect any of the other provisions of this Agreement, which shall remain in full force and effect. 17. Events of Default. (a) A Developer Party shall be in default under this Agreement if any of the following events occur and continue beyond the applicable grace period: a Developer Party fails to perform or breaches any term, covenant, or condition of this Agreement which is not cured within thirty (30) days after receipt of written notice from the City specifying the nature of such breach; provided, however, that if such breach cannot reasonably be cured within thirty (30) days, then a Developer Party shall not be in default if it commences to cure such breach within said thirty (30) day period and diligently prosecutes such cure to completion. (b) The City shall be in default under this Agreement if the City fails to perform or breaches any term, covenant, or condition of this Agreement and such failure is not cured within thirty (30) days after receipt of written notice from a Developer Party specifying the nature of such breach; provided, however, that if such breach cannot reasonably be cured within thirty (30) days, the City shall not be in default if it commences to cure such breach within said thirty (30) day period and diligently prosecutes such cure to completion. (c) It shall not be a default under this Agreement if either party is declared bankrupt by a court of competent jurisdiction. All rights and obligations in this Agreement shall survive such bankruptcy of either party. The parties hereby forfeit any right to terminate this Agreement upon the bankruptcy of the other party. (c) The default of any Developer Party or successor or assignee of any portion of a Developer Party's rights hereunder shall not be deemed a breach by any other MIAMI 3498933.2 79670/42063 5 Developer Party or any other successor or assignee of any portion of the rights of Developer Party hereunder or any other successor or assignee. 18. Remedies Upon Default. (a) Neither party may terminate this Agreement upon the default of the other party, but shall have all of the remedies enumerated herein. (b) Upon the occurrence of a default by a party to this Agreement not cured within the applicable grace period, Owner and the City agree that any party may seek specific performance of this Agreement, and that seeking specific performance shall not waive any right of such party to also seek monetary damages, injunctive relief, or any other relief other than termination of this Agreement. The City hereby acknowledges that any claim for damages under this Agreement is not limited by sovereign immunity or similar limitation of liability. 19. Obligations Surviving Termination Hereof. Notwithstanding and prevailing over any contrary term or provision contained herein, in the event of any lawful termination of this Agreement, the following obligations shall survive such termination and continue in full force and effect until the expiration of a one year term following the earlier of the effective date of such termination or the expiration of the Term: (i) the exclusive venue and choice of law provisions contained herein; (ii) rights of any party arising during or attributable to the period prior to expiration or earlier termination of this Agreement, and (iii) any other term or provision herein which expressly indicates either that it survives the termination or expiration hereof or is or may be applicable or effective beyond the expiration or permitted early termination hereof. 20. Lack of Agency Relationship. Nothing contained herein shall be construed as establishing an agency relationship between the City and Owner and neither Owner nor its employees, agents, contractors, subsidiaries, divisions, affiliates or guests shall be deemed agents, instrumentalities, employees, or contractors of the City for any purpose hereunder, and the City, its contractors, agents, and employees shall not be deemed contractors, agents, or employees of Owner or its subsidiaries, divisions or affiliates. 21. Cooperation; Expedited Permitting and Time is of the Essence. (a) The Parties agree to cooperate with each other to the full extent practicable pursuant to the terms and conditions of this Agreement. The Parties agree that time is of the essence in all aspects of their respective and mutual responsibilities pursuant to this Agreement. The City shall use its best efforts to expedite the permitting and approval process in an effort to assist Owner in achieving its development and construction milestones. The City will accommodate requests from Owner's general contractor and subcontractors for review of phased or multiple permitting packages, such as those for excavation, site work and foundations, building shell, core, and interiors. In addition, the City will designate an individual within the City Manager's office who will have a primary (though not exclusive) duty to serve as the City's point of contact and liaison with Owner in order to facilitate expediting the processing and issuance of all permit and MIAMI 3498933.2 79670/42063 6 license applications and approvals across all of the various departments and offices of the City which have the authority or right to review and approve all applications for such permits and licenses. (b) Notwithstanding the foregoing, the City shall not be obligated to issue development permits to the extent a Developer Party does not comply with the applicable requirements of the Zoning, the Comprehensive Plan, this Agreement and applicable building codes. 22. Recordine. This Agreement shall be recorded in the Public Records of Miami - Dade County, Florida at the Owner's expense and shall inure to the benefit of the City. A copy of the recorded Development Agreement shall be provided to the City Clerk and City Attorney within two weeks of recording. 23. Successor(s), Assigns, and Designees. The covenants and obligations set forth in this Agreement shall extend to the Owner, its successor(s) and/or assigns. Nothing contained herein shall be deemed to be a dedication, conveyance or grant to the public in general nor to any persons or entities except as expressly set forth herein. Should the Purchase and Sale Agreement be completed prior to the final approval of the SAP, only the then current owner will be required to execute this Agreement. 24. Construction of Agreement. The provisions of this Agreement shall be strictly construed against any the Owner. In construing this Agreement, the singular shall be held to include the plural, the plural shall be held to include the singular, and reference to any particular gender shall be held to include every other and all genders. MIAMI 3498933.2 79670/42063 7 IN WITNESS WHEREOF, these presents have been executed this day of , 2013. STATE OF COUNTY OF ) SS MAHI SHRINE HOLDING CORPORATION, a Florida not -for -profit corporation By: By: Its: The foregoing instrument was acknowledged before me this day of , 2013 by of Mahi Shrine Holding Corporation who is ( ) personally known to me or ( ) produced a valid driver's license as identification. Notary Public: Sign Name: Print Name: My Commission Expires: [NOTARIAL SEAL) MIAMI 3498933.2 79670/42063 8