HomeMy WebLinkAboutCRA-R-24-0046 ProposalMatthew Kuscher
Miami, Florida 33127
matt@kushhospitality.com
July 12, 2024
Isiaa Jones, Executive Director
Omni Community Redevelopment Agency
1401 N Miami Avenue
Miami, FL 33136
Dear Ms. Jones,
I am pleased to submit a proposal for the full redevelopment of the property at 2003 N Miami
Avenue (Folio: 01-3125-000-0110 & 01-3125-000-0120) into a mixed -use, low-income
affordable housing project tailored to the needs of restaurant workers. This project presents a
significant opportunity to address critical housing shortages and uplift our community while
redeveloping.
Kush has been a local institution for over a decade, serving award -winning food and cool
refreshments to neighborhood residents as well as visitors making the long trek from Downtown
to VVynwood on foot. The unfortunate temporary closure of the kitchen to make structural
repairs has left a void in the neighborhood that we aim to fill when we reopen.
Although originally built and used as a residential building, the upstairs apartments fell into
disrepair over time, and eventually lost their certificate of use. Currently they are vacant. During
the past decade that VVynwood has seen an explosion of new restaurants, affordable housing
nearby has become harder and harder to find, with restaurant staff living in precarious situations
or making long commutes. The redevelopment proposed is designed with the specific needs of
restaurant workers in mind. The plan includes the creation of 11 modern, energy -efficient units
that offer safe and comfortable living spaces for residents of lower income levels.
VVe also intend to fully renovate the vacant downstairs retail bays, increasing the activity and life
on the street, increasing tax revenue, and providing an anchor for the southeastern corner of
VVynwood and a bridge to Downtown and the Omni and Overtown neighborhoods.
VVe are eager to collaborate with the Omni Community Redevelopment Agency to bring this
vision to life. VVe are committed to maintaining transparent communication and ensuring the
highest standards of quality throughout the project.
Thank you for considering our proposal. VVe look forward to the possibility of working together to
revitalize this historic building in the CRA.
Sincerely,
Matt Kuscher
Proposal to Omni CRA for
Kush Mixed -Use Building
2003 N. Miami Avenue
Project Introduction
This proposal outlines the full redevelopment of 2003 N Miami Avenue, a severely dilapidated
structure, into a mixed -use, low-income affordable housing project designed for restaurant
workers. The project aims to address critical housing shortages and contribute to community
upliftment through a complete gut rehabilitation.
The building's current state is extremely deteriorated, necessitating extensive structural repairs.
The project will involve a comprehensive overhaul, including new plumbing, electrical, and
mechanical systems throughout.
The building is a one hundred -year old historical icon on a busy corner of an ever changing set
of neighborhoods. The building, originally owned by Murray Dubbin, a former Florida House of
Representatives member who played an instrumental role in creating Florida International
University, has a rich and colorful past. It was the residence of infamous gangster Whitey Bulger
in its upstairs apartments, while he was on the lam, and for 30 years, it was home to the
notorious brothel known as Dolly's Cafe. Today, it is the location of the iconic Miami restaurant,
Kush, adding another layer to its storied history.
Kush, a local culinary institution for over a decade, has temporarily closed its kitchen due to the
building's structural issues. This closure has created a neighborhood void that will be filled upon
reopening. The upstairs apartments, originally residential, have been vacant for years and lost
their certificate of use due to severe disrepair.
VVynwood's restaurant boom over the past decade has led to a scarcity of nearby affordable
housing, forcing restaurant staff into precarious living situations or long commutes. The
proposed redevelopment specifically targets the needs of restaurant workers, featuring 11
modern, energy -efficient units designed for lower -income residents.
The plan also includes renovating the vacant downstairs retail bays, which will enhance
street -level activity, increase tax revenue, and serve as an important revenue generator in this
southern portion of VVynwood.
We seek collaboration with the Omni Community Redevelopment Agency to realize this vision,
committing to transparent communication and high -quality standards throughout the project.
This initiative presents an opportunity to revitalize a historic, though currently unsafe, building
within the CRA while addressing pressing community needs.
Development Team
Matthew Kuscher - Owner Developer Operator
Matthew Kuscher, raised in the restaurant business, graduated from Florida
International University with a degree in Hospitality Management, is currently a
professor at the hospitality school at FIU and a third -generation restaurateur.
In 2011, Kuscher and his wife Priscilla opened LoKal in Coconut Grove, known for
its sustainable practices and local sourcing. This success led to the creation of
KUSH Hospitality Group (KHG), which expanded to include several unique
concepts. These include KUSH in Wynwood (2014), Kush by Spillover in Coconut
Grove (2016), Victoria's Vermuteria, a vermouth bar (2023), Stephen's Delicatessen, a revived historic
Jewish Style -deli in Hialeah (2019), La Cocina Cocteleria, a cocktail bar within Stephen's, Kush's
Tobacco Road, a tribute to the iconic Miami venue, and Kush at Clevelander, a sports bar in South Beach
(2022).
Kuscher is known for preserving Miami's culinary history and culture through his restaurants. He
incorporates local art, memorabilia, and unique design elements in each concept. Outside of his
restaurants, Kuscher teaches a masters class called restaurant development at FIU and is involved with
several charities including Pace Center for Girls, supporting troubled female youth in Allapattah and
Sebastian Strong supporting pediatric cancer research.
FOR Architecture & Design
Since 1982, R.E.Chisholm Architects have provided services in Architecture, Planning, Interior Design,
and Urban Design, executed and delivered with the highest technology. Chisholm Architects has
extensive experience in a variety of project types over the last 42 years. Among the firm's clients are
corporate, municipal, state, and federal agencies, private clients, public and private institutions. The firm
has had extensive experience in the planning, development, design, and construction of governmental,
institutional, corporate, educational, transportation, commercial and housing projects.
MASS Construction Corporation
MASS is a Miami -based general contracting company providing construction management and owner
representation services to South Florida developers and property owners. MASS prides themselves on
supporting client projects through constant communication, collaboration, quality assurance, on -site
safety, and managing time and budgets responsibly. Shared values on and off the work site is critical to
our team's success. That's why we've spent years working, and developing relationships, with South
Florida's most dedicated subcontractors, trade and crafts -people. So your work gets done right and on
time. They are proud to have a diverse roster of local and national clients including East End Capital, PLC
Investments, Kush Hospitality Group, Lyft, Ralte and Cain International. With MASS, your project will be
attentively managed by our most seasoned team members. No bureaucratic layers to navigate or fear of
your project being handed off to a junior team member here.
Neighborhood Need
VVynwood is witnessing a construction and entertainment boom, exhibiting extreme growth and
development. Yet, with the good it brings to the city, this expansion masks a deeper, more
pervasive issue: the city is grappling with a severe housing affordability crisis. High housing
costs coupled with relatively low wages have placed Miami among the cities with the most
severe housing affordability issues in the nation. This crisis is particularly acute in
neighborhoods like Overtown and VVynwood, where the impacts of gentrification and the
shortage of affordable housing are felt most strongly.
Naturally Occurring Affordable Housing (NOAH) refers to privately owned residential properties
that are lower in cost because they are older and usually subject to deferred maintenance.
Many NOAH properties are desirable for tenants because of the location within neighborhoods
that are convenient to places of work, worship, transportation hubs, and because the rent is
affordable. Miami's expensive and highly competitive real estate market coupled with low wages
has led to a housing affordability crisis that prevents workers from living near to their place of
employment, forcing them to spend valuable hours commuting.
In the amended Redevelopment Plan on pages 4-32 and 5-56, the CRA emphasizes the
importance of housing affordability as a pivotal initiative:
"To Assist For -Profit Housing Providers in the CRA could:
2) Pay some portion of development costs such as impact or permit fees
3) Provide a direct cash subsidy in the form of a rebate equal to a percentage of the
increases in taxes paid over a defined period of time after completion if affordable units
are provided"
6) Housing Affordability - The CRA should fund established and creative new ways to
increase the stock of workforce and lower income affordable housing within the district.
GOALS:
a) Create project -specific developer incentives to ensure that new or significantly
redeveloped residential projects in the CRA contain a sufficient number of units that are
affordable to the target populations."
This Project seeks financial support from the CRA to underwrite the development of both
commercial retail units and residential units, specifically for low-income and workforce
households, and asks the CRA to provide the Applicant with a project -specific incentive.
This initiative seeks financial backing from the CRA to support the repair of the unused
commercial spaces and restaurant on the first floor of the Miami Avenue frontage creating a
more vibrant entryway between the neighborhoods in three directions, Omni, VVynwood, and
Overtown. The CRA funding will also allow the creation of new small housing units targeted at
low-income individuals at rents affordable to those in the hospitality industry which our city
thrives on. The request entails granting the applicant special incentives tailored to the project,
underscoring the CRA's commitment to making affordable housing more accessible and
supporting the development of inclusive, thriving communities.
Efforts to address the housing crisis by the Omni CRA must include a focus on neighborhoods
like Wynwood as well as Overtown. Both neighborhoods face an acute lack of housing
affordability. The CRA initiatives to develop affordable housing are crucial for the economic
vitality and sustainability of such communities. By supporting projects that include affordable
units and offering financial incentives for developers, there is potential to mitigate the impacts of
gentrification and ensure that workers of different incomes have the opportunity to live near
where they work and have access to affordable, quality housing. This approach not only
addresses immediate needs but also contributes to the broader goal of fostering a more
equitable and inclusive Miami.
Proposed Schedule of Values
For detailed budget see attached
Training Certifications
In an effort to give back to the City, the owner is offering to participate in a training program for
residents who currently work or want to start a career in the restaurant industry.
This is a week-long restaurant internship which includes one week of kitchen training in every
position from dishwasher, expeditor, saute, pantry, assembler, prep cook and grill cook. They will
also obtain a Safe -Serve Certificate to prove they have been trained on how to properly work in
a sanitized environment and have permission to work in a kitchen. At the end of their training
they will receive a certificate from save serve and from Kush to indicate they have satisfied all
training needs.
We suggest starting this program with the students at Pace Center for Girls in Allapattah in
collaboration with their director Sherry Giordano. From there we will grow the program to include
Miami -Dade and FIU students, as well as other youth -focused nonprofits and educational
institutions.
Financing Plan & CRA Request
This project is self -funded by Matthew Kuscher himself, who has continually reinvested the
proceeds of each restaurant into opening new businesses in the City and employing more
residents at great jobs, giving the community solid local restaurant options in a time where
many local businesses are struggling.
These sources still leave a gap in the high costs of construction and financing in Miami today.
To offset the high cost of construction and lending, we ask the Omni CRA to support
maintaining and revitalizing housing affordable to Overtown residents, preventing
displacement of residents as well as the loss of small independent residential ownership in the
community and contribute a forgivable loan of $3,100,000 for a portion of the interior and
exterior development of both existing kitchen and commercial units as well as the residential
units, as listed above.
Affordability Plan
Many food & beverage operations have experienced difficulty in finding talent that lives close
to the site. Restaurant workers have been considered "Front Line" workers, but still face
escalating housing costs. Some choose long and arduous commutes at early hours from less
expensive neighborhoods; others are forced to live with multiple roommates per room, or in
unsafe housing conditions. Wynwood and Edgewater have seen an explosion in employment in
this sector, but rent prices are out of reach for many kitchen workers.
The Kush building has no residential units currently rented, and the recorded use is not
residential, but in the past it has had at least 10 residential units. This proposal anticipates the
redevelopment of 11 units approximating the original layout, but now classified as "microunits".
The City code allows this in the Wynwood NRD, due to the variety of neighborhood amenities,
proximity to transit, and the need for affordable units serving younger low-income people in
this arts district. 9 of the units will be restricted to "affordable" rents for residents earning 80%
of Area Median Income for a term of 30 years. 2 units will be restricted to "workforce" level
rents for residents making 100% or below of the Area Median Income.
EXHIBIT A
Proof of Ownership
Prepared by and return to:
Andrew H. Dinnerstein
Gibraltar Title, Inc.
12 SE 7th Street, Suite 820
Fort Lauderdale, FL 33301
Tel: (954) 771-7601
File Number: 9001-0351
Return to:
David R Hendler, P.A.
1650 NW 87a' Avenue, 2"d Floor
Miami, FL 33172
Tel: (305) 747-1324
[Space Above This Line For Recording Data]
Warranty Deed
This Warranty Deed made this 24th day of March, 2022 between Michael Lilov, a single man, Individually and
as Trustee of the Crest Trust u/a/d December 22, 2021 whose post office address is 2362 Prairie Avenue,
Miami Beach, FL 33140, grantor, and Kush Property LLC, a Florida Limited Liability Company whose post
office address is 2911 Grand Ave., Ste. 400D, Miami, FL 33133, grantee:
(Whenever used herein the terms "grantor" and "grantee" include all the parties to this instrument and the heirs,
legal representatives, and assigns of individuals, and the successors and assigns of corporations, trusts and trustees)
Witnesseth, that said grantor, for and in consideration of the sum of TEN AND NO/100 DOLLARS ($10.00) and
other good and valuable considerations to said grantor in hand paid by said grantee, the receipt whereof is hereby
acknowledged, has granted, bargained, and sold to the said grantee, and grantee's heirs and assigns forever, the
following described land, situate, lying and being in Miami -Dade, Florida to -wit:
Beginning 285 feet South of the Northwest corner of the South 1/2 of the South 1/2 of the Southeast
1/4 of the Southeast 1/4 of Section 25, Township 53 South, Range 41 East, thence East 20 feet as a
point of Beginning; thence run North 100 feet; thence run East to the West boundary of the right-of-
way of the Florida East Coast Railway; thence along the West boundary of said right-of-way in the
Southwesterly direction to a point due East of the Point of Beginning; thence West parallel with the
North boundary line to the Point of Beginning; less the West 15 feet thereof, conveyed for street
and/or sidewalk purposes, lying and being in Miami -Dade County, Florida.
Parcel Identification Number: 01-3125-000-0110
Together with all the tenements, hereditaments and appurtenances thereto belonging or in anywise appertaining.
To Have and to Hold, the same in fee simple forever.
And the grantor hereby covenants with said grantee that the grantor is lawfully seized of said land in fee simple; that
the grantor has good right and lawful authority to sell and convey said land; that the grantor hereby fully warrants
the title to said land and will defend the same against the lawful claims of all persons whomsoever; and that said
land is free of all encumbrances, except taxes accruing subsequent to December 31, 2021.
EXHIBIT B
Legal Description
Folio: 01-3125-000-0110 & Folio: 01-3125-000-0120
BEGINNING 285 FEET SOUTH OF THE NORTHWEST CORNER OF THE SOUTH 1/2 OF THE
SOUTH 1/2 OF THE SOUTHEAST 1/4 OF THE SOUTHEAST 1/4 OF SECTION 25, TOWNSHIP 53
SOUTH, RANGE 41 EAST, THENCE EAST 20 FEET AS A POINT OF BEGINNING; THENCE RUN
NORTH 100 FEET; THENCE RUN EAST TO THE WEST BOUNDARY OF THE RIGHT-OF-WAY
OF THE FLORIDA EAST COAST RAILWAY; THENCE ALONG THE WEST BOUNDARY OF SAID
RIGHT-OF-WAY IN THE SOUTHWESTERLY DIRECTION TO A POINT DUE EAST OF THE POINT
OF BEGINNING; THENCE WEST PARALLEL WITH THE NORTH BOUNDARY LINE TO THE
POINT OF BEGINNING; LESS THE WEST 15 FEET THEREOF, CONVEYED FOR STREET
AND/OR SIDEWALK PURPOSES, LYING AND BEING IN MIAMI-DADE COUNTY, FLORIDA.
Pro -Forma
2003 N. Miami Avenue Tenant AMI CAM Per Month 1_1Y ear 1 [ Year 2 Year 3 Year 4 Year 5
i rojected Income
(ush Restaurant $1,250.00 $15,000.00 $180,000.00 $185,400.00 $190,962.00 $196,690.86 $202,591.59
Retail #1 Candy Store $430.83 $5,600.00 $67,200.00 $69,216.00 $71,292.48 $73,431.25 $75,634.19
Retail #2 Market $526.67 $6,846.00 $82,152.00 $84,616.56 $87,155.06 $89,769.71 $92,462.80
3rass Area Coffee Truck $ - $2,500.00 $30,000.00 $30,900.00 $31,827.00 $32,781.81 $33,765.26
CAM $2,207.50 $26,490.00 $26,490.00 $26,490.00 $26,490.00 $26,490.00
4partment#1 Apartment 80% $ $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment #2 Apartment 80% $ - $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment #3 Apartment 80% $ - $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment #4 Apartment 80% $ - $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment #5 Apartment 80% $ - $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment # 6 Apartment 80% $ - $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment #7 Apartment 80% $ - $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment #8 Apartment 80% $ - $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment#9 Apartment 80% $ $1,590.00 $19,080.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
4partment#10 Apartment 100% $ $1,988.00 $23,856.00 $19,652.40 $20,241.97 $20,849.23 $21,474.71
partment # 11 (Downstairs) Apartment 100% $ $1,988.00 $23,856.00 $24,565.50 $25,302.47 $26,061.54 $26,843.39
rotal Gross Income N $50,439.50 $605,274.00 $617,712.06 $635,448.71 $653,717.47 $672,534.33
:osts
Building Insurance
Real Estate Taxes
lst Mortgage $2.6M
3onstruction Costs (Financing) $1.2M
construction Costs (Financing) $1.2M
3onstruction Costs (Financing) $2M
Repairs & Maintenance
rotal Costs
$1,666.00
SH,uuJ..c
$14,752.0
$10,000.0
$6,000.0
$12,000.0
$5,000.0
$53,421.2
$19,992.00
$48,039.36
$177,024.00
$120,000.00
$72,000.00
$144,000.00
$60,000.00
$22,000.00
$49,480.54
$177,024.00
$120,000.00
$72,000.00
$144,000.00
$60,000.00
$24,000.00
$50,964.96
$177,024.00
$120,000.00
$72,000.00
$144,000.00
$6O,000AO
$26,000.00
$52,493.91
$177,024.00
$120,000.00
$72,000.00
$144,000.00
$60,000.00
$28,000.00
$54,068.72
$177,024,00
$120,000.00
$72,000.00
$144,000.00
$60,000.00
$641,055.36 $644,504.54 $647,988.96 $651,517.91 $655,092.72
nsurancelTaxes paid by retail $3,267.31 $39,207.74 $41,792.22 $44,385.98 $46,997.56 $49,627.49
rotal costs -retail NNN
Vet Revenue
$50,153.97 $601,847.62 $602,712.32 $603,602.98 $604,520.35 $605,465.23
$285.53 $3,426.38 $14,999.74 $31,845.73 $49,197.13 $67,069.10
MASS
EXHIBIT D
Bid for Construction
1200 Brlckell Avenue Suite 800 Miami, FL 33131MA
• •
CONCEPTUAL ESTIMATE
July 12, 2024
KUSH RENOVATION
2003 N Miami Ave
MIAMI, FL 33127
BLDG: 7,700 SF
SITE: 0-03 ACRES
CAPTAIN: ZM
PHASE WORK PACKAGE LABOR MAT'L SUB TOTAL $ / 5F 96
01-300 PROJECT STAFF
01-400 GENERAL REQUIREMENTS
141,600
9,800 42,960
141,600 $ 18.39
3.16%
4,000 56,760 $ 7.37 1.27%
02-100 DEMOLITION
184,651
184,651 $ 23.98 4.13%
02-200 SITE PREPARATION
53,000
53,000 $ 6.88 1.18%
02-300 EARTHWORK
7,000 7,000 $ 0.91 0.16%
02-700 PAVING, CURBS & WALKS
02-900 LANDSCAPING & IRRIGATION
22,500
22,500 $ 2.92
- $
0.50%
0.00%
03-100 CONCRETE SHELL
1,115, 000
1,115,000 $ 144.81 24.92%
04-001 MASONRY
25,000
25,000 $ 3.25 0.56%
05-120 STRUCTURAL STEEL
30,000
30,000 $ 3.90 0.67%
05-500 MISCELLANEOUS METALS
32,000
32,000 $ 4.16 0.72%
06-100 ROUGH CARPENTRY
3,500 3,500 $ 0.45 0.08%
06-200 FINISH CARPENTRY
161,000
161,000 $ 20.91 3.60%
07-100 CAULKING&WATER PROOFING
07-500 ROOFING
15,000
148,834
15,000 $ 1.95 0.34%
148,834 $ 19.33 3.33%
08-101 DOORS, FRAMES & HARDWARE
08-800 ALUMINUM, GLASS &GLAZING
61,600
145,000
61,600 $ 8.00 1.38%
145,000 $ 18.83 3.24%
09-220 STUCCO
282,000
282,000 $ 36.62 6.30%
09-250 DRYWALL
177,000
177,000 $ 22.99 3.96%
09-300 FLOORING
220,000
220,000 $ 28.57 4.92%
09-310 COUNTERTOPS
80,000
80,000 $ 10.39 1.79%
09-510 CEILINGS
7,627 7,627 $ 0.99 0.17%
09-900 PAINTING
10-001 BUILDING SPECIALTIES
10-800 TOILET PARTITIONS &ACCESSORIES
68,000
3,100
4,000
68,000 $ 8.83
3,100 $ 0A0
4,000 $ 0.52
1.52%
0.07%
0.09%
11-001 EQUIPMENT
15-300 FIRE PROTECTION
15-400 PLUMBING
80,400
50,000
209,000
80,400 $ 10A4
50,000 $ 6A9
209,000 $ 27.14
1.80%
1.12%
4.67%
15-700 HVAC - - 291,000
291,000 $ 37.79 6.50%
16-001 ELECTRICAL
18-117 DESIGN AND PERMITTING FEES
SUB TOTALS#1
375,000 375,000 $ 48.70 8.38%
4,800 4,800 $ 0.62 0.11%
151,400 42,960 3,860,012 $ 4,054,372 $ 526.54 90.61%
19-100
19-200
OVERHEAD
PROFIT
5.00% 202,719 $ 26.33 4.53%
4.00% 162,175 $ 21.06 3.62%
SUB T OTALS #2
$ 4,419,265 $ 573.93 98.77%
18-250 OWNER CONTINGENCY
18-251 MCC CONTING ENCY
18-253 CO N CU R R EN CY & IMPACT FEES
18-300 PERMITTING & C.O. FEE ALLOWANCE
18-302 THRESHOLD & SPECIAL INSPECTIONS
18-303 MCC PERFORMANCE & PAYMENT BOND
18-305 BUILDERS RISK PREMIUMS & DEDUCTIBLES
18-306 GENERAL LIABILITY INSURANCE
0.00% $ -
0.00% $ BY OWNER $
BY OWNER $ BY OWNER $ -
0.90% EXCLUDED $ BY OWNER $ -
1.25% 55,241 $ 7.17
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
0.00%
1.23%
TOTAL ESTIMATED CONSTRUCTION COST $ 4,474,506 $ 581.10 100.00%
EXHIBIT E
Proposed Budget
Soft Costs
Architect
$160,000
Design
$15,000
Engineers
$120,000
Private Provider
$90,000
Expeditor
$35,000
Legal
$120,000
Construction Liability Insurance
$95,000
Derm Impact Fees
$200,000
Wasa Impact fees
$400,000
Parking Waivers-Wynwood BID
$175,000
City Impact Fees
$80,000
Permit Fees
$650,000
Project Manager
$80,000
Contingency
$100,000
Payment and Performance Bond
$39,773
Sub Total
$2,359,773
Hard Costs
Construction Project Staff
$141,600
General Requirements
$56,760
Demolition &Trenching
$184,651
Site Work
$53,000
Earthwork
$7,000
Paving, Curbs & Walks
$22,500
Concrete Shell
$1,115,000
Masonry
$25,000
Structural Steel
$30,000
Roofing
$148,834
Misc Metals
$32,000
Rough Carpentry
$3,500
Finish Carpentry
$161,000
Countertops $80, 000
Ceilings $7,672
Waterproofing
$15,000
Drywall
$177,000
Plumbing
$209,000
HVAC
$291,000
Electrical
$375,000
Doors and Hardware
$61,600
Window, Glass, Glazing
$145,000
Flooring, (Tiling, wood, subflooring)
$220,000
Sprinklers/ Fire suppression system
$50,000
Painting
$68,000
Bathroom partitions & Accessories
$4,000
Appliances/Furnishings/toilets/sinks
$300,000
Equipment
$80,000
GC Overhead 5%
$202,719
GC Profit 4%
$162,175
Misc:
Landscaping/Arborist
$65,000
Mural
$50,000
Exterior branding/signage
$15,000
Kush Kitchen Equipment (Ansul, hood, grease trap, walk-in, etc)
$100,000
Commercial Lighting
$85,000
Subtotal
$4,744,011
Total Project Buildout Costs
$7,103,784
###
EXHIBIT F
Historic & Existing Condition Photos
Interior and Exterior photos
of the existing conditions of
the building showing the
extensive damage, and
repairs necessitated.
EXHIBIT G
Whitey Bulger Arrested in Miami Beach in 1955 Article
Whitey Bulger Arrested in
Miami Beach in 1955
James "Whitey" Bulger mug shot.
The
featured
photo is
a mug
shot of
James
"Whitey
" Bulger
after
being
https://miami-history.com/photos/whitey-bulger-arrested-in-miami-beach-in-1955/ 6/17/24, 2:51 PM
Page 1 of 4
arrested
in Miami Beach on December 2, 1955. Years later,
Bulger became the boss of the Winter Hill Gang in
Boston until he went into hiding in December of
1994. He remained at large for sixteen years until he
was found and arrested in Santa Monica, California
on June 22, 2011.
More than a decade prior to Bulger's arrest in
Miami Beach, he lived in a rooming house on North
Miami Avenue in Miami. Starting at a very young
age, James was constantly in trouble. In 1944, at the
age of fifteen, Bulger left Boston for Miami. Given
his troubles in Boston, he probably left for a change
of scenery and a fresh start.
Johnnie & Mack Auto Body
He lived
in
Miami
for two
years
and
worked
painting
cars at
Johnnie
& Mack
Auto Body Shop. The shop was well known in Miami
with the slogan "Johnnie & Mack down by the
track". It was located at 74 NE 20t11 Street, which was
just east of the FEC Railroad tracks on 20t11 Street,
which is where it got its catch phrase.
While his actual address wasn't known during his
time in Miami, Bulger may have resided at the
Dubbins Apartments. The apartment building was
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located at the corner of North Miami Avenue and
20th Street.
The Dubbins Apartment building was operating as a
rooming house during the mid-1940s. It was located
a short distance from where Bulger worked. The
1924 building still rents apartments today, and it
also is the location of the popular Kush restaurant
located on the ground level.
Bulger returned to Boston in 1946 and was arrested
and sentenced to juvenile reformatory in 1947. He
was seventeen at the time of his arrest for unarmed
robbery. James was released from the reformatory
in 1948 and joined, served and was discharged from
the Air Force prior to returning to Miami in 1955.
Jewel Trial
Is Delayed
Trial of a young couple, picked
up for queationing about a Boe.
ton jewel robbery, on charges of
vagrancy has 'aeon postponed tin.
ill Wednesday.
Judge Albert Separateln of Mi.
amt Beach municipal court grant.
ed the delay Monday on the re•
quest of police officials, who
n r e awaiting information from
Boston police on whether t h e
couple is wanted.
James Bulger and Jacqueline
McAuliffe, both 28, were pinked
up and jailed last week at the
Beach after they allegedly
stashed, then removed a pouch
of Jewels in a safety deposit box,
The pouch hasn't been located,
The pair is out on bond.
Article in Miami Herald on
December 6, 1955
Although the Miami
Herald article on Bulger's
1955 arrest indicated he
was detained for robbing
a jewelry store, he
clarified the story.
According to
correspondence with
author Avi Bash, Bulger
stated that he was
followed for suspicion of
possessing stolen jewels.
A bank employee, who
watched Bulger open a
safe deposit box, reported
that he had a bag full of
diamonds fall onto the floor. She told the police
that he was suspicious. James believed she
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concocted the story to give police probable cause.
Bulger did possess stolen cash, but the police could
not find any stolen diamonds. They ended up
detaining him and his girlfriend on vagrancy
charges. He was bailed out of jail and appeared
before a judge a few days later. The judge dismissed
the charges on the condition that the couple leave
town immediately.
Although Bulger did return to South Florida on a
number of occasions later, he did comply with the
judge's orders and left town after gathering his
belongings.
Read more information at "Organized Crime in
Miami" by Avi Bash. Special thanks to Avi for
providing additional background and permission to
use the featured photo.
Images:
■ Cover: Mug shot of James Bulger in 1955.
Courtesy of Avi Bash.
■ Figure 1: Johnnie & Mack Auto Body at 72 NE
20th Street. Courtesy of Miami Memory Lane.
■ Figure 2: Article in the Miami Herald on
December 6, 1955. Courtesy of Miami Herald.
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