HomeMy WebLinkAbout19143 BackupSIXTH STREET
M IAM I PARTNERS LLC
March 24, 2026
Chairwoman Christine King
Southeast Overtown Park West Community Redevelopment Agency
401 N Miami Ave, 2nd Floor
Miami, FL 33136
Re: Proposal Request for SEOPW CRA Funding for the Freedom Center at Gale Miami Hotel
— Developer Terms and Community Benefits
Dear Chairwoman King:
This proposal is respectfully submitted on behalf of Sixth Street Miami Partners LLC for the
buildout and development of a Conference and Exhibition Center referred to as the " Freedom Center
at Gale Miami Hotel" (the "Project"), to be located at 159 NE 6th Street Miami, FL 33132 ("Property")
within the boundaries of the Southeast Overtown/Park West Community Redevelopment Agency
("CRA").
The Project is intended to serve as a regional economic anchor —enhancing Miami's capacity
to attract conventions, trade shows, professional conferences, cultural exhibitions, and large-scale
tourism activations. It is projected to generate significant public benefits, including job creation,
increased tax revenue, and meaningful neighborhood revitalization. At this time, we respectfully
request an initial grant award of Three Million Five Hundred Thousand Dollars ($3,500,000.00)
from the CRA to underwrite a portion of the cost for the buildout of the space.
The Freedom Center development plans align with the proposed buildout, site location, and
key community benefits outlined in the attached term sheet. All commitments follow Interlocal
Agreement requirements related to labor participation, wage standards, and workforce reporting.
Planned community benefits include hosting ten community events each year, supporting the annual
Christmas Giving initiative, prioritizing local hiring and vendor participation, partnering with
reentry -focused organizations such as Transition Inc. or Circle of Brotherhood, and expanding
workforce development opportunities for residents of the SEOPW CRA District.
The development team remains committed to upholding both the letter and spirit of the
SEOPW CRA's mission —including the promotion of job creation, economic mobility, and the activation
of community -serving spaces. We appreciate the CRA's continued collaboration and look forward to
advancing this transformative opportunity. We stand ready to provide any additional information that
may assist in your review.
Thank you for your partnership and thoughtful consideration.
Respectfully submitted,
Jefferson Brackin
Manager / Authorized Representative
2200 Biscayne Blvd., Miami, Florida 33137
SIXTH STREET
M IAM I PARTNERS LLC
March 24, 2026
Mr. James McQueen
Executive Director
Southeast Overtown Park West
Community Redevelopment Agency
819 NW 2nd Avenue, Miami, FL 33136
Re: Proposal Request for SEOPW CRA Funding for the Freedom Center at Gale Miami Hotel
— Developer Terms and Community Benefits
Dear Mr. James McQueen:
This proposal is respectfully submitted on behalf of Sixth Street Miami Partners LLC for the
buildout and development of a Conference and Exhibition Center referred to as the " Freedom Center
at Gale Miami Hotel" (the "Project"), to be located at 159 NE 6th Street Miami, FL 33132 ("Property")
within the boundaries of the Southeast Overtown/Park West Community Redevelopment Agency
("CRA").
The Project is intended to serve as a regional economic anchor —enhancing Miami's capacity
to attract conventions, trade shows, professional conferences, cultural exhibitions, and large-scale
tourism activations. It is projected to generate significant public benefits, including job creation,
increased tax revenue, and meaningful neighborhood revitalization. At this time, we respectfully
request an initial grant award of Three Million Five Hundred Thousand Dollars ($3,500,000.00)
from the CRA to underwrite a portion of the cost for the buildout of the space.
The Freedom Center development plans align with the proposed buildout, site location, and
key community benefits outlined in the attached term sheet. All commitments follow Interlocal
Agreement requirements related to labor participation, wage standards, and workforce reporting.
Planned community benefits include hosting ten community events each year, supporting the annual
Christmas Giving initiative, prioritizing local hiring and vendor participation, partnering with
reentry -focused organizations such as Transition Inc. or Circle of Brotherhood, and expanding
workforce development opportunities for residents of the SEOPW CRA District.
The development team remains committed to upholding both the letter and spirit of the
SEOPW CRA's mission —including the promotion of job creation, economic mobility, and the activation
of community -serving spaces. We appreciate the CRA's continued collaboration and look forward to
advancing this transformative opportunity. We stand ready to provide any additional information that
may assist in your review.
Thank you for your partnership and thoughtful consideration.
Respectfully submitted,
Jefferson Brackin
Manager / Authorized Representative
2200 Biscayne Blvd., Miami, Florida 33137
Freedom Center at Gale IV iami Hotel
Economic and Fiscal Benefits
Floor 7 42,000 SF Overtown/Park West CRA March 2026
Prepared for Sixth Street Miami Partners
March 2026
BUSINESS
FLARE®
Freedom Center at Gale Miami Hotel BusinessFlare®
Table of Contents
Executive Summary 3
1. Introduction and Project Overview 4
2. Market Context: Miami -Dade Tourism Economy 5
3. Strategic Market Timing: Miami Riverbridge Analysis 6
4. Methodology and Data Sources 7
5. Economic Impact Analysis 8
6. Fiscal Impact Analysis 9
7. Build -Out Cost Projections 10
8. Pro Forma Financial Projections 11
9. Sensitivity Analysis 12
10. Community Redevelopment Agency Benefits 13
11. Qualitative Benefits 17
12. Conclusions and Recommendations 18
Appendix A: Data Sources and References 19
Appendix B: TIF Revenue Projections 20
2
Freedom Center at Gale Miami Hotel
BusinessFlare®
Executive Summary
The Freedom Center at Gale Miami Hotel represents a strategic opportunity to establish a 42,000 square foot
convention and exhibition facility on the seventh floor of Downtown Miami's newest landmark tower. This
economic impact study quantifies the facility's projected contribution to Miami -Dade County's economy using
industry -standard input-output modeling and locally -calibrated multipliers from Lightcast.
Key Findings
Metric Value
Project Scope
42,000 SF - Floor 7, Gale Miami Hotel
Direct Visitor Spending (Annual, Stabilized)
$11.8M — $30.7M
Total Economic Output (Annual)
$24.1M — $62.7M
Jobs Supported (Annual)
118 — 308 FTE
Labor Income Generated (Annual)
$6.8M — $17.7M
Annual Incremental Tax Revenue (All Jurisdictions) $0.85M — $1.8M
Total Build -Out Investment
$7.5M
CRA Grant Contribution (Overtown/Park West) $3.5M
Developer Contribution (Sixth Street Miami Partners)
$4.0M
Total Project Cost $7.5M
16-Year Cumulative TIF (Scenario A: Cost Escalation Only) $1.65M
16-Year Cumulative TIF (Scenario B: Conservative Base) $1.98M
16-Year Cumulative TIF (Scenario C: Stabilized Performance) $2.9M
Strategic Market Timing
The Freedom Center enters the market at a uniquely advantageous moment. The Miami Riverbridge development
agreement initiates a multi -year redevelopment of the James L. Knight Convention Center, creating a 5-7 year
period during which Downtown Miami's primary convention facility will be offline. The Freedom Center serves a
critical market stewardship role:
• Market Continuity: Maintains convention and exhibition business in Downtown Miami during the Knight Center
construction period, preventing market atrophy and loss of business to competing destinations.
• Demand Cultivation: Establishes and validates the downtown Worldcenter location for events, building client
relationships and repeat business that will benefit the entire market.
• Focused Positioning: At 42,000 SF on a single floor, the Freedom Center serves the mid -market segment with a
nimble, hotel -integrated operating model ideally suited to trade shows, expos, and civic gatherings.
• Rising Tide Effect: When Miami Riverbridge opens, expected in the early 2030s, it will inherit a stronger, more
established downtown meetings market.
Community Redevelopment Agency Benefits
Located within the Overtown/Park West CRA, the Freedom Center advances agency objectives including job
creation, space activation, and tax base expansion. Under the conservative base case (Scenario B), the project
generates $1.98 million in cumulative TIF revenue over 16 years; under stabilized performance assumptions
(Scenario C), TIF increases to $2.89 million. With 189 FTE jobs supported annually in the regional economy,
concentrated first within the Overtown/Park West CRA boundary and radiating outward through Downtown
3
Freedom Center at Gale Miami Hotel BusinessFlare®
Miami, and total annual incremental tax impact of $1.1 million across all jurisdictions, a CRA grant contribution of
$3 million is well -supported by the evidence.
The project's capital structure is straightforward: $3.5 million from the Overtown/Park West CRA and $4.0
million from Sixth Street Miami Partners fund the complete $7.5 million build -out. The developer is additionally
funding infrastructure improvements on adjacent floors, bringing total private commitment to approximately
$5.0 to $5.7 million.
1. Introduction and Project Overview
1.1 Project Description
The Freedom Center at Gale Miami Hotel & Residences is a 42,000 square foot convention and exhibition
venue occupying the seventh floor of a 51-story landmark tower in the heart of Downtown Miami, adjacent to
Miami Worldcenter and centrally located near all major transit stations. The facility is purpose-built to serve trade
shows, expos, large civic gatherings, and mid -sized corporate and association events, with state-of-the-art
audio, visual, climate control, and logistics infrastructure. The project is owned and developed by Sixth Street
Miami Partners, doing business as the Freedom Center.
Freedom Center Specifications
Detail
Total Exhibition Space
42,000 SF (Floor 7)
Floor Configuration
Single floor, 42,000 SF
Ceiling Height
14-foot exposed ceilings
Floor Finish
Polished concrete floors
Views / Outdoor Space
Sweeping balconies, panoramic skyline/bay views
Maximum Capacity
Up to 1,000 standing (single floor)
Building Infrastructure
Advanced smart -building, dedicated office lobby
Access / Security
Three exclusive elevators, 24-hour secured access
1.2 Gale Miami Hotel & Residences Context
The Freedom Center is integrated within Gale Miami Hotel & Residences, a 51-story landmark tower blending
luxury hospitality with modern residential living. The property features 688 residences (337 in the hotel program),
multiple dining venues, rooftop amenities, and 24-hour valet parking. The hotel's on -site conference facilities (a
separate 20,000 SF Gale Conference Center with up to 13 partitionable rooms) complement the Freedom
Center's seventh -floor exhibition space, enabling the combined property to serve events from boardroom
meetings to large-scale convention gatherings.
2. Market Context: Miami -Dade Tourism Economy
2.1 Tourism Industry Overview
Miami -Dade County's tourism industry achieved record performance in 2024, establishing the economic
foundation that supports convention and exhibition activity. According to the Greater Miami Convention &
Visitors Bureau's 2024 Visitor Industry Overview, the destination welcomed 28.2 million visitors who generated
$22.0 billion in direct spending, a 4% increase over 2023 and 23% above pre -pandemic 2019 levels.
4
Freedom Center at Gale Miami Hotel
BusinessFlare®
Metric 2024 2023 YoY
Total Visitors
28.2 million
27.2 million
+4%
Overnight Visitors
20.1 million
19.3 million
+4%
Total Visitor Spending
$22.0 billion
$21.1 billion
+4%
Total Economic Impact
$31.1 billion $29.6 billion
+5%
Jobs Supported
209,000+
+10%
Total Tax Revenue $5.2 billion
Source: GMCVB Visitor Industry Overview 2024
2.2 Visitor Spending Patterns
Convention and exhibition attendees demonstrate spending patterns aligned with international overnight visitors.
This analysis uses the international visitor benchmark ($473 per visit) as the basis for daily attendee spending,
reflecting business travel characteristics: hotel stays rather than staying with friends/family, business expense
accounts, and destination -focused itineraries.
Category
Domestic
Int'I FL Resident
Average
Lodging
$423
$473
$181
$359
Food & Beverage
$199
$214
$72
$163
Transportation
$89
$162
$66
$99
Entertainment $56
$64
$46
$55
Shopping
$85 $167 $90 $105
Total Per Visit
$852 $1,080 $455 $780
Source: GMCVB Visitor Industry Overview 2024
2.3 Hotel Market Performance
The Downtown Miami/Brickell hotel submarket achieved 73.7% occupancy with an Average Daily Rate of
$241.59 through October 2025 YTD. Miami -Dade County ranks #4 nationally in both ADR ($222.04) and RevPAR
($163.79) among the Top 25 U.S. hotel markets, providing a strong lodging infrastructure to support Freedom
Center event attendees.
5
Freedom Center at Gale Miami Hotel
BusinessFlare®
3. Strategic Market Timing: Miami Riverbridge Analysis
3.1 Miami Riverbridge Development Overview
On June 12, 2023, the Miami City Commission approved Resolution 13923, authorizing a 99-year ground lease
for the comprehensive redevelopment of the James L. Knight Convention Center into the $1.7 billion Miami
Riverbridge project. This creates a 5-7+ year gap in Downtown Miami's convention capacity, a window the
Freedom Center is uniquely positioned to fill.
Milestone
Base Deadline
Extension Available
Commencement Conditions
30 months from Effective
Date
Up to 18 months
Demolition Completion
12 months after start
Up to 12 months
Substantial Completion
4 years after construction
Up to 24 months
Event planners book 18-36 months in advance. Clients displaced by the Knight Center closure are making venue
decisions now for their 2027 and 2028 events. Without viable downtown convention space, those decisions will
default to Fort Lauderdale, Orlando, and Miami Beach; and once established elsewhere, event organizers have
little incentive to return.
4. Methodology and Data Sources
4.1 Input -Output Modeling Framework
This analysis employs regional input-output modeling using Miami -Dade Lightcast 2024 multipliers, separating
effects into Direct Effects (initial attendee spending), Indirect Effects (business -to -business supplier spending), and
Induced Effects (consumer spending by workers whose incomes derive from direct and indirect activity).
Industry (NAICS) Type I Type II Direct
Indirect Induced
Hotels & Motels (721110)
1.316
2.002
1.000
0.316
0.686
Full -Service Restaurants (722511) 1 1.397 12.021
1.000
0.397
0.624
Event Venues (711310)
1.590 2.239
1.000 0.590 0.649
Weighted Average 1.367 2.040
Source: Lightcast 2024 Regional Multipliers, Miami -Dade County, FL
4.2 Key Assumptions
1.000 0.367
0.673
Parameter
Assumption
Facility Scope
42,000 SF (Floor 7)
Average Daily Attendee Spending
$473 (GMCVB Intl Visitor benchmark)
Average Length of Stay
2.5 nights (industry standard)
Average Event Attendance
500 attendees per event
Total Output Multiplier
2.04 (Lightcast weighted)
Hotel ADR (Downtown Miami)
$241.59 (GMCVB/STR, Oct 2025 YTD)
6
Freedom Center at Gale Miami Hotel
BusinessFlare®
5. Economic Impact Analysis
5.1 Operating Scenarios
The Moderate scenario of 60 event days represents the most likely stabilized performance for a 42,000 SF single -
floor facility, translating to approximately 24 events annually with an average duration of 2.5 days. This utilization
rate is appropriately conservative for a facility in its early operational years in a competitive urban market and
allows meaningful upside as the Freedom Center establishes itself as Downtown Miami's premier mid -market
event venue.
Scenario Event Days
Events/Year
Total Attendance Utilization
Conservative
40
20
25,000
11%
Moderate
60
24
40,000
16%
Strong
80
32
55,000
22%
Optimistic
95 38 65,000 26%
5.2 Direct Visitor Spending
At the Moderate scenario, 40,000 annual attendees will inject $18.9 million in new spending into the Miami -Dade
economy. The concentration of spending on lodging (46%) and food and beverage (21%) directly benefits
Downtown Miami's hospitality sector, with the Gale Miami Hotel well -positioned to capture a significant share of
on -site lodging and dining revenue.
Category
Conservative Moderate
Strong
Optimistic
Lodging (46%)
$5.4M
$8.7M
$12.0M
$14.1M
Food & Beverage (21%) $2.5M
$4.0M
$5.5M
$6.5M
Transportation (13%)
$1.5M
$2.5M
$3.4M
$4.0M
Shopping (13%)
$1.5M $2.5M
$3.4M $4.0M
Entertainment (7%)
$0.8M $1.3M $1.8M $2.1M
Total Direct Spending
$11.8M $18.9M
$26.0M $30.7M
5.3 Total Economic Output
The Lightcast weighted 2.04 total output multiplier means every dollar of direct visitor spending generates an
additional $1.04 in economic activity circulating through the local economy. At the Moderate scenario, $18.9
million in direct spending grows to $38.6 million in total economic output.
Effect Type
Conservative Moderate
Strong
Optimistic
Direct Effects
$11.8M
$18.9M
$26.0M
$30.7M
Indirect Effects
$4.3M
$6.9M
$9.5M
$11.3M
Induced Effects
$7.8M
$12.7M
$17.5M
$20.7M
Total Economic Output
$24.1M $38.6M $53.1M $62.7M
7
Freedom Center at Gale Miami Hotel
BusinessFlare®
5.4 Employment Impact
Employment Category
Conservative Moderate
Strong
Optimistic
Di rect j obs
65
87
119
141
Indirect Jobs
18
24
33
39
Induced Jobs
35
78
108
128
Total jobs Supported 118
5.5 Labor Income
189
260
308
Income Category
Conservative Moderate
Strong
Optimistic
Direct Labor Income
$3.8M
$5.1M
$7.0M
$8.3M
Indirect Labor Income
$1.4M
$1.8M
$2.6M
$3.1M
Induced Labor Income
$1.6M
$4.0M
$5.4M
$6.3M
Total Labor Income
6. Fiscal Impact Analysis
6.1 Tax Structure Overview
$6.8M $10.9M $15.0M $17.7M
Tax
Rate Base
Collector
Convention Development Tax
3%
Hotel room rentals
Miami -Dade County
Tourist Development Tax
2% Hotel room rentals
Miami -Dade County
Professional Sports Tax
1%
Hotel room rentals Miami -Dade County
Florida State Sales Tax
6% All taxable
goods/services
State of Florida
Miami -Dade Surtax
1%
All taxable Miami -Dade County
goods/services
6.2 Projected Incremental Tax Revenue
Tax revenue projections reflect only the incremental contribution from out-of-town visitors whose hotel stays and
spending represent new activity to Miami -Dade County. The Gale Hotel's existing room inventory is already
operating and generating bed tax revenue; this analysis captures only the Freedom Center -attributable increment.
Using a conservative assumption that 60% of Freedom Center attendees are out-of-town visitors (24,000 at the
Moderate scenario), incremental direct spending is $11.35 million at the Moderate scenario. Bed taxes (CDT,
TDT, Professional Sports) are applied to the lodging share of incremental spending only; state and county sales
taxes are applied to total incremental spending.
Tax Category
Conservative Moderate
Strong
Optimistic
Convention Dev. Tax (3%)
$94K
$157K
$204K
$242K
Tourist Dev. Tax (2%)
$63K
$104K
$136K
$161K
State Sales Tax (6%)
$567K
$681K
$938K
$1,108K
County Surtax (1%)
$94K $114K $156K $185K
Total Incremental Tax Revenue $0.85M $1.1M
$1.53M $1.8M
8
Freedom Center at Gale Miami Hotel BusinessFlare®
Note: Total attendee economic activity ($18.9M direct spending, Moderate scenario) is reported in Section 5 as a measure of
total economic impact. The incremental tax figures above are the more conservative and technically correct basis for fiscal
contribution analysis, given the Gale Hotel's existing operations. Over a 10-year stabilized operating period, cumulative
incremental tax generation under the Moderate scenario reaches $11.1 million.
7. Build -Out Cost Projections
The $7.5 million build -out cost represents the full investment required to convert 42,000 SF of Floor 7 into a
Class A convention and exhibition facility, at a rate of $179 per square foot. The $3.5 million CRA grant and $4
million developer contribution together fund the complete build -out with no additional private capital required.
In addition, Sixth Street Miami Partners is independently funding HVAC distribution, electrical upgrades,
additional bathrooms, and a connecting staircase on adjacent floors — estimated at $500,000 to $1.2 million —
bringing total developer investment to approximately $5.0 to $5.7 million.
Component
Floor 7 Core Constructio
MEP & Infrastructure
FF&E and Technology
Amount Notes
Soft Costs & Contingency
& Fit -Out
$5,040,000
$1,100,000
$900,000
—$120/SF x 42,000 SF
Electrical, HVAC, plumbing distribution
AV, lighting, furniture, event
infrastructure
$460,000 Design, permitting, contingency
Total Build -Out Investment
$7,500,000 $179/SF blended rate
Estimates based on South Florida convention center construction costs, 012026. Floor 7 only. Construction cost estimates are
being finalized and will be provided prior to board presentation.
The build -out investment generates a one-time construction -period economic stimulus. The estimated $35-37
million in total construction -period output can support 73-80 temporary construction job -years, injecting $9.4-
10.3 million in labor income into the local economy prior to opening.
8. Pro Forma Financial Projections
8.1 Revenue Projections
Projected annual revenue of $1.71-$4.65 million positions the Freedom Center competitively within the mid -
market convention facility segment. The 42,000 SF single -floor configuration supports efficient operations scaled
to the facility's footprint, while maintaining capacity to serve events from corporate meetings to large-scale trade
shows.
Revenue Category
Facility Rental
Food & Beverage (net)
AV & Technology Services
Other Revenue
Conservative (40 days) Moderate (60 days) % Mix
$855,000
$428,000
$1,400,000
$700,000
50%
25%
$257,000
$171,000
$420,000
$ 280, 000
15%
10%
Total Revenue
$1,711,000
$2,800,000 100%
9
Freedom Center at Gale Miami Hotel
BusinessFlare®
Revenue projections based on industry benchmarks for Class A exhibition facilities in hotel -integrated environments, scaled to
42,000 SF.
8.2 Operating Expenses and NOI
A 63% operating expense ratio reflects the labor-intensive nature of convention facility management. The 37%
NOI margin ($0.63M—$1.72M annually, across scenarios) demonstrates operational viability and confirms that
CRA participation addresses a one-time capital gap, not an ongoing operating subsidy.
Category Conservative Moderate % Rev
Labor & Benefits
Utilities & Maintenance
Sales & Marketing
Insurance & Admin
F&B Cost of Goods
Other Operating
Total Operating Expenses
Net Operating Income
9. Sensitivity Analysis
$513,000
$137,000
$103,000
$86,000
$171,000
$69,000
$1,079,000
$632,000
9.1 Comprehensive Scenario Comparison
$840,000
$ 224, 000
$168,000
$140,000
$280,000
$112,000
$1,764,000
$1,036,000
30%
8%
6%
5%
10%
4%
63%
37%
Metric Conservative
Moderate
Strong Optimistic
Annual Event Days
Total Attendance
Direct Spending
Total Economic Output
Jobs Supported
Incremental Tax Revenue (60%
out-of-town)
Net Operating Income
40
25,000
$11.8M
$24.1M
118
$0.85M
60
40,000
$18.9M
$38.6M
189
$1.1M
$0.63M $1.04M
80
55,000
$26.0M
$53.1M
260
$1.53M
95
65,000
$30.7M
$62.7M
308
$1.8M
$1.45M $1.72M
9.2 Key Variable Sensitivity
• Each additional 20 event days generates approximately $3.15M in additional direct spending and $6.4M in
additional total economic output.
• A 10% increase in average event attendance increases all economic metrics proportionally.
• The analysis uses international visitor spending ($473/day). A domestic -only mix would reduce per -person
spending to approximately $341/day, reducing Moderate scenario direct spending to—$13.6M.
10
Freedom Center at Gale Miami Hotel BusinessFlare®
10. Community Redevelopment Agency Benefits
The CRA's primary public benefit mandate is job creation accessible to Overtown/Park West residents. The
Freedom Center delivers on that mandate at a scale and depth that few single projects can match. The 189 FTE
supported annually under the Moderate scenario represents direct, indirect, and induced employment - but the
character of those jobs, who holds them, and how they connect to the surrounding community requires more
than a headline number.
10.1 Occupational Composition of Direct Employment
Of the approximately 87 direct FTE at the Freedom Center, Food and Beverage operations represent the largest
category at roughly 20 to 25 positions, including the Executive Catering Chef, sous chefs, line cooks, banquet
servers, and bartenders. Event Operations accounts for approximately 12 positions across event directors,
coordinators, and setup crews. Security and Guest Services adds 14 FTE including licensed security officers and
front -of -house staff. Facilities and Maintenance accounts for 10 FTE. AV and Technology contributes 6 skilled -trade
positions. Management and Administration rounds out the remaining 8 to 9 permanent leadership and finance
roles.
This distribution matters for the CRA because the largest single occupation at the facility - banquet server,
approximately 12 to 16 FTE equivalent - is both the most accessible entry point for Overtown/Park West residents
and one of the better -compensated hourly hospitality positions available in Miami -Dade. Unlike restaurant tipped
workers, convention banquet servers operate under mandatory service charge structures (typically 22 to 24
percent added to food and beverage billings), which distributes guaranteed income rather than discretionary
gratuities. A full-time equivalent banquet server working a stabilized 24-event calendar earns meaningfully more
per hour than their counterpart in a restaurant setting - a distinction that is economically significant for households
in a neighborhood where median income runs approximately $28,000 to $35,000.
10.2 Career Pathway Structure
The Freedom Center creates a four -tier employment ladder, each rung accessible from the one below through
performance and incremental training rather than credential barriers:
Entry -tier positions ($26,000—$38,000) include custodial and housekeeping staff, banquet servers, line cooks,
food prep workers, security officers, valet attendants, and guest services. The primary hiring barriers for these
roles are reliability and basic certifications - ServSafe food handler certification costs approximately $15 to $25 and
can be obtained online; the Florida Class D security license requires 40 hours of training and approximately $150
in fees. These 28 to 34 positions are the facility's deepest connection to the Overtown/Park West labor pool and
are accessible to individuals with limited formal education, including returning citizens.
Skilled and experienced positions ($38,000—$58,000) include AV technicians, maintenance technicians, sous
chefs, banquet captains, event coordinators, sales coordinators, security supervisors, and administrative staff.
These positions typically require one to three years of experience in an adjacent role, plus specific certifications:
Certified Technology Specialist (CTS) through AVIXA for AV roles; EPA 608 certification for maintenance workers
doing HVAC work; Food Handler Manager designation for kitchen supervisors. Critically, most of these positions
can be filled by promoting Tier 1 workers who demonstrate performance over 12 to 24 months. A community
hiring agreement that includes an explicit internal -promotion preference before external recruitment for this tier
would meaningfully expand the career ceiling for CRA-area residents who enter at the bottom of the ladder.
Professional and management positions ($52,000—$92,000) include the F&B Director, AV Director/Technical
Director, event managers, senior sales managers, facilities manager, controller, and assistant general manager -
approximately 12 positions in total. This tier requires hospitality management experience or a relevant degree,
with FIU's Chaplin School of Hospitality and Tourism Management (nationally ranked top 10) and Miami Dade
College as the primary local pipelines.
Senior leadership ($72,000—$105,000) covers the General Manager, Director of Sales, and Executive Catering
Chef- three to four positions recruited from Miami-Dade's broader convention and hospitality market.
11
Freedom Center at Gale Miami Hotel BusinessFlare®
10.3 Industry Validation of Staffing Projection
The 87 FTE direct employment figure is independently validated by standard convention industry benchmarks.
The IAEE and PCMA convention management benchmarks indicate one direct FTE per $43,000 to $48,000 in
annual facility revenue. Applied to the Freedom Center's Moderate scenario revenue of $2.80 million, this
implies approximately 58-65 core direct FTE - consistent with the model's 87 direct FTE when event -day
equivalent staffing is included. This revenue -per -employee benchmark provides independent confirmation that
the staffing projection is internally consistent with industry operating norms, not an inflated number constructed
to support the investment case.
At 2.07 direct FTE per 1,000 square feet, the Freedom Center falls at the higher end of the documented range for
mid -size convention and conference facilities (1.0 to 2.2 FTE per 1,000 SF), reflecting the hotel -integrated model
where food, beverage, and event services are more intensive per square foot than standalone convention halls.
10.4 Event -Day Labor Activation
The 189 FTE annual figure represents stabilized employment equivalent - the workforce required to operate the
facility across a full calendar year. On any individual event day, the labor activation is substantially larger. A single
major event serving 500 to 1,000 attendees will activate 30 to 50 Freedom Center staff, 10 to 20 third -party
vendor personnel (AV, decor, entertainment), and 15 to 30 exhibitor or sponsor staff from the booking
organizations.
Across the Moderate scenario's 60 event days per year, this represents approximately 1,800 to 3,000 individual
worker -event engagements annually— positions concentrated in server, setup, AV support, security, and
registration roles directly accessible to Overtown/Park West residents. This figure is additive to the 189 FTE count
and represents a labor market activation benefit not captured in the primary impact model.
10.5 Geographic Distribution
The geographic distribution of jobs across the four tiers reflects realistic hiring patterns for a convention facility at
this location. Overtown/Park West CRA residents, with proximity to the Worldcenter site and concentration in the
entry-level and service workforce, stand to capture 35 to 42 percent of direct FTE positions without a formal hiring
agreement, and 40 to 55 percent with one - translating to approximately 35 to 48 directjobs for CRA-area
residents. The facility also activates the supplier ecosystem in Miami-Dade's event services economy: AV and
equipment rental companies concentrated in the Wynwood and Design District corridors, food and beverage
distributors operating out of Doral and Airport West, and professional services firms throughout Downtown,
collectively accounting for the 24 indirect FTE in the model.
Geographic Zone
Zone Definition
Est. jobs
(Moderate)
Cumulative
Tier 1: Overtown/Park West CRA
Tier 2: Inner Downtown Core
Tier 3: Greater Downtown
Miami
Tier 4: Miami -Dade County
(Broader)
CRA boundary (-0-0.5 mi)
Downtown/Brickell/Wynwood
(0.5-1.0 mi)
Little
Havana/Edgewater/upper
Brickell (1-2 mi)
Indirect/induced effects
county -wide (2+ mi)
-35-48 FTE
-50-65 FTE
-35-48 FTE
-85-113 FTE
-35-45 FTE-120-158 FTE
-31-69 FTE 189 FTE (Total)
* Approximately 40-55% of
directjobs align with workforce
skills prevalent in
Overtown/Park West. Local
hiring commitments should
target Tier 1 and Tier 2 residents.
12
Freedom Center at Gale Miami Hotel
BusinessFlare®
10.6 Capital Structure and Financing
Source
Type
Amount %of Total
Overtown/Park West CRA
Grant / Contribution
$4,000,000
53%
Sixth Street Miami Partners
Total Build -Out
Private Equity Contribution $3,500,000 47%
$7,500,000 100%
Capital structure note: The $3.5 million CRA grant and $4 million developer contribution (Sixth Street Miami
Partners) together fund the complete $7.5 million build -out of Floor 7. The developer's additional infrastructure
investments on adjacent floors bring total private commitment to approximately $5.0 to $5.7 million; equaling or
exceeding the CRA grant amount.
10.7 Community Hiring Cascade
The Freedom Center's position within the Overtown/Park West CRA creates both the obligation and the
opportunity to implement a structured community hiring preference. As a condition of the $3 million CRA grant,
the developer and operator commit to a best-efforts hiring cascade that prioritizes local residents in the following
order:
Priority 1- Overtown/Park West CRA Residents. The first and primary hiring preference applies to residents living
within the Overtown/Park West CRA boundary, generally bounded by 1-395 to the north, the Miami River to the
south, 1-95 to the west, and Biscayne Boulevard to the east. This population has the most direct claim on the
public investment and the most to gain from employment access at a facility of this scale and permanence.
Priority 2 - City of Miami Residents in Adjacent ZIP Codes. Where CRA-boundary residents cannot be identified
or qualified for a given position, hiring preference extends to City of Miami residents in the immediately adjacent
ZIP codes - principally 33127 (Wynwood/Edgewater), 33130 (Little Havana/Riverside), 33132
(Downtown/Biscayne), and 33136 (Health District/Allapattah).
Priority 3 - City of Miami Residents Countywide. The third tier extends the preference to all remaining City of
Miami residents before the search broadens to the wider county labor market.
Priority 4 - Miami -Dade County Residents. Only after exhausting best-efforts outreach through the first three tiers
does hiring proceed on an unrestricted county -wide basis.
This cascade applies to all direct employment positions and, where contractually enforceable, to the hiring
practices of primary contractors and vendors providing services at the facility.
Implementation Mechanisms. Best-efforts compliance is most effective when tied to specific process
requirements rather than numeric targets, which are difficult to enforce and create legal exposure. Recommended
mechanisms include: posting all open positions with the Miami -Dade CareerSource network and SEOPW CRA job
board for a minimum of 10 business days before external advertising; participating in at least two CRA-area job
fairs per year; partnering with Miami -Dade College, FIU, and Miami Dade County Public Schools' career and
technical education programs for entry-level pipeline development; and submitting an annual workforce report to
the CRA documenting the residential distribution of hires by tier.
Promotion Preference. The hiring cascade should also extend to internal promotion decisions. Before recruiting
externally for Tier 2 skilled and experienced positions, the operator should demonstrate best-efforts consideration
of current employees who entered at Tier 1 - converting what would otherwise be a static entry-level workforce
into a genuine career mobility pathway for Overtown/Park West residents.
10.8 TIF Revenue Projections
The build -out generates new taxable value flowing to the CRA through the TIF mechanism. The combined City of
Miami (7.1364 mills) and Miami -Dade County (4.574 mills) millage captured at 95% yields an effective rate of
11.1295 mills on incremental taxable value.
13
Freedom Center at Gale Miami Hotel
BusinessFlare®
Scenario A: Cost Escalation Only. The cost -based taxable value grows at 5.5% annually throughout the full 16-year
period, reflecting property value appreciation without any assumption about income -based revaluation. This is the
most conservative possible floor. The project generates $1.65 million in cumulative TIF revenue over 16 years.
Scenario 8: Conservative Base Case. Years 1 and 2 use cost -based valuation derived from the build -out
investment. Beginning Year 3, the model transitions to income approach valuation using Moderate NOI ($1.04M)
at a 7% capitalization rate. The project generates $1.98 million in cumulative TIF revenue over 16 years.
Scenario C: Stabilized Performance Case. Conservative performance in Years 1 and 2, Moderate in Years 3
through 5, and Strong performance from Year 6 forward with cap rate compression from 7% to 6%. The project
generates $2.89 million in cumulative TIF revenue over 16 years.
10.9 Return on CRA Investment
Return Metric Value
Annual Direct Spending Generated (Moderate)
Annual Incremental Tax Revenue (Out -of -Town Visitors)
Annual Jobs Supported (Moderate)
Annual Labor Income (Moderate)
10-Year Cumulative Economic Output
16-Year Cumulative TIF (Scenario A: Cost Escalation Only)
16-Year Cumulative TIF (Scenario B: Conservative Base)
16-Year Cumulative TIF (Scenario C: Stabilized Performance)
$18.9M
$1.1M
189 FTE
$10.9M
$386M
$1.65M
$1.98M
$2.89M
Total Build -Out Investment
$7.5M
CRA Grant as % of 10-Year Economic Output
Cost per Permanent Job (189 FTE)
1.0%
$15,873 perjob
The $3 million CRA grant translates to $15,873 perjob created — below the approximately $24,000 combined
public investment perjob authorized under Florida's Qualified Target Industry (QTI) program and consistent
with comparable economic development incentive programs statewide. Cost -per -job is one measure of
investment efficiency. The full case rests on the combination of TIF recovery ($1.6M to $2.9M over 16 years
depending on scenario), $1.1 million in annual incremental tax revenue, $38.6 million in total annual economic
output, 189 permanent jobs concentrated in and around the CRA, and the market continuity value of preserving
Downtown Miami's convention industry during the Knight Center transition period.
10.10 Capital Gap, Not Operating Subsidy
The Freedom Center will operate profitably once constructed. CRA participation addresses a capital gap for
accelerated build -out, not an ongoing operating deficit. CRA investment is a one-time grant that unlocks a self-
sustaining operation generating returns for decades.
10.11 Market Timing and Accelerated Build -Out
The Knight Center closure creates a narrow window during which Downtown Miami risks losing convention
market share. CRA capital participation enables accelerated construction timelines that conventional private
14
Freedom Center at Gale Miami Hotel BusinessFlare®
financing cannot match. The difference between a 2027 opening and a 2028 opening may determine whether
Downtown Miami maintains market continuity or cedes ground to Fort Lauderdale, Orlando, and Miami Beach.
10.12 Justification for $3 Million CRA Grant Contribution
• Proportional to Economic Return: $386M in cumulative 10-year economic output. A $3.5M CRA grant represents
1.0%of that return.
• Proportional to TIF Return: Under the Conservative Base Case (Scenario B), TIF reaches $1.98M over 16 years. Under
the Stabilized Performance Case (Scenario C), TIF reaches $2.9M. The primary investment case rests on $1.1M in
annual incremental tax revenue across all jurisdictions, totaling $11.1M over 10 years.
• Proportional to Job Creation: $15,873 per job created —below the QTI benchmark of —$24,000 combined public
investment per job.
• Market Risk Mitigation: CRA investment directly mitigates the quantifiable risk of Downtown Miami losing
convention market share during the Knight Center transition. Each year of delay allows competing destinations to
capture client relationships that may not return.
• Operational Viability: Positive NOI at stabilized occupancy confirms CRA participation is a one-time grant to
complete the build -out, not a recurring subsidy.
A $3.5 million CRA grant unlocks $38.6 million in annual economic output, 189 permanent jobs
concentrated in and around the Overtown/Park West CRA, $1.65 to $2.89 million in direct TIF over 16 years
depending on operational performance, $1.1 million in annual incremental tax revenue, and the preservation
of Downtown Miami's convention market during its most vulnerable transition period.
11. Qualitative Benefits
11.1 Market Stewardship and Continuity
Without mid -sized convention capacity in Downtown Miami during the Knight Center redevelopment, the
destination risks client relationship atrophy, market perception damage, and competitive displacement. The
Freedom Center directly addresses this risk.
11.2 Destination Enhancement
Live -Work -Play Integration: Seamless access to accommodations, dining, and events within a single 51-story mixed -
use tower.
Connectivity Hub: Proximity to Brightline, Metromover, Miami Worldcenter, and PortMiami.
Complementary to Miami Riverbridge: Events that start at the Freedom Center may grow over time into larger
conventions served by the future Miami Riverbridge facility.
11.3 Community and Cultural Benefits
• Art and Cultural Fairs: Gallery -style configurations support art fairs, cultural exhibitions, and community celebrations.
• Educational Programming: Academic summits and professional development conferences support lifelong learning
and workforce development.
• Civic Engagement: Space for community forums and public engagement events.
15
Freedom Center at Gale Miami Hotel BusinessFlare®
12. Conclusions and Recommendations
12.1 Summary of Findings
The Freedom Center at Gale Miami Hotel (Floor 7, 42,000 SF) will generate substantial economic benefits at
stabilized operations under the Moderate scenario: $18.9 million in annual direct visitor spending; $38.6 million
in total annual economic output; 189 FTE jobs supported annually; $10.9 million in annual labor income; $1.1
million in annual incremental tax revenue; and $1.6 to $2.9 million in cumulative TIF over 16 years depending
on operational performance. The complete $7.5 million build -out is funded by a one-time $3.5 million CRA
grant and $4 million from Sixth Street Miami Partners, with no additional private capital required.
12.2 Recommendations
• Approve the $3.5 million CRA grant contribution to fund the build -out of Floor 7.
• Negotiate community hiring commitments targeting Tier 1 (Overtown/Park West CRA) and Tier 2 (Inner Downtown
Core) residents for direct employment.
• Target stabilized operations at the Moderate scenario (60 event days) as the planning baseline, with infrastructure
supporting the Strong scenario.
• Coordinate with the GMCVB for destination marketing support and client referrals from displaced Knight Center
business.
16
Freedom Center at Gale Miami Hotel BusinessFlare®
Appendix A: Data Sources and References
1. Sixth Street Miami Partners / Freedom Center. Project Description and Facility Specifications. Floor plans,
capacity data, and build -out scope provided by developer.
2. GMCVB. Visitor Industry Overview 2024. Prepared with data from Integrated Insight Inc., STR, and IMPLAN.
3. GMCVB. Miami -Dade Occupancy by Region, October 2025. Data from STR.
4. GMCVB. Analysis of Miami -Dade Tourist Taxes, Fiscal Year 2023/24.
5. Lightcast. 2024 Regional Multipliers, Miami -Dade County, FL.
6. City of Miami. Resolution 13923 and Ground Lease Agreement. Approved June 12, 2023.
Limitations
This analysis relies on the following key assumptions: (1) Attendee spending patterns align with GMCVB
international visitor benchmarks, consistent with convention industry practice; (2) Average event attendance of
500 with 2.5-day average duration, based on facility capacity analysis; (3) Multiplier effects remain stable over the
projection period; (4) No material changes to the Miami -Dade tax structure. Attendance and utilization
projections are order -of -magnitude estimates appropriate for feasibility analysis. Actual results may vary based on
market conditions, operator execution, and facility positioning. The Gale Conference Center (20,000 SF, 13
rooms) is a separate facility and is not included in this analysis.
17
Freedom Center at Gale Miami Hotel
BusinessFlare®
Appendix B: TIF Revenue Projections
Modeling Assumptions
Parameter
Value / Source
City of Miami Millage
Miami -Dade County Millage
CRA TIF Capture Rate
Effective TIF Rate
Taxable Share of Improvements
7.1364 mills (FY2025 adopted rate)
4.574 mills (FY2025 adopted rate)
95% (Overtown/Park West CRA)
11.1295 mills (combined x 95%)
80% (conservative assumption)
Total Build -Out Cost
$7.5M
Cost -Based Taxable Value (Yr])
Annual Growth Rate
Cap Rate (Scenarios B and C base)
Cap Rate (Scenario C stabilized)
Moderate NOI (Scenario B/C income approach)
Strong NOI (Scenario C, Yr 6+)
$6.0M ($7.5M x 80%)
5.5% property value appreciation
7.0% income approach
6.0% strong performance adjustment
$1,036,000
$1,41/15,775 (estimated)
Scenario A: Cost Escalation Only
The most conservative scenario. No income approach is applied at any point. The cost -based taxable value grows
at 5.5% annually throughout the full 16-year CRA period. This is the absolute floor for TIF projections.
Year
Taxable Value
Annual TIF Revenue
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
2040
$6,000,000
$6,330,000
$6,678,150
$7,045,448
$7,432,948
$7, 841, 760
$8,273,057
$8,728,075
$9,208,119
$9,714,566
$10,248,867
$10, 812, 554
$11,407,245
$12,034,643
18
$66,777
$70,450
$74,324
$78,412
$82,725
$87,275
$92,075
$97,139
$102,482
$108,118
$114,065
$120,338
$126,957
$133,940
Freedom Center at Gale Miami Hotel
BusinessFlare®
2041
2042
$12,696,549
$13,394,859
$141,306
$149,078
16-Year Total
$1,645,461
Year
2027
2028
2029
2030
2031
2032
2033
2034
2035
2036
2037
2038
2039
2040
Valuation Basis Taxable Value
Cost
Cost
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
Income (7% cap)
2041
2042
16-Year Total
Year
Income (7% cap)
Income (7% cap)
Annual TIF Revenue
$6,000,000
$6,330,000
$11,840,000
$11,840,000
$11,840,000
$11,840,000
$11,840,000
$11,840,000
$11,840,000
$11,840,000
$11,840,000
$11,840,000 L
$11,840,000
$11,840,000
$11,840,000
$11,840,000
Valuation Basis Taxable Value
2027 Cost
2028 Cost
2029 Income (7% cap,
Moderate)
2030 Income (7% cap,
Moderate)
2031 Income (7% cap,
Moderate)
2032 Income (6% cap, Strong)
2033 Income (6% cap, Strong)
2034 Income (6% cap, Strong)
2035 Income (6% cap, Strong)
2036 Income (6% cap, Strong)
2037
2038
Income (6% cap, Strong)
Income (6% cap, Strong)
19
$6,000,000
$6,330,000
$11,840,000
$11,840,000
$11,840,000
$19,277,000
$19,277,000
$19,277,000
$19,277,000
$19,277,000
$19,277,000
$19,277,000
$66,777
$70,450
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$131,773
$1,982,053
Annual TIF Revenue
$66,777
$70,450
$131,773
$131,773
$131,773
$214,543
$214,543
$214,543
$214,543
$214,543
$214,543
$214,543
Freedom Center at Gale Miami Hotel BusinessFlare®
2039
2040
2041
2042
16-Year Total
Income (6% cap, Strong)
$19,277,000 $214,543
Income (6% cap, Strong) $19,277,000
Income (6% cap, Strong)
$214,543
$19,277,000 $214,543
Income (6% cap, Strong) $19,277,000
$214,543
$2,892,524
Note: Cap rate adjusts from 7% to 6% beginning Year 6 (Strong performance), reflecting reduced operational risk of a proven
stabilized asset. Actual PropertyAppraiser valuations may vary. Scenario 8 ($1.98M) is the reliable planning floor; Scenario C
($2.89M) represents achievable upside. Actual results are likely to fall within the range of Scenarios 8 and C.
TIF in Context: The Full Fiscal Picture
Direct TIF increment represents approximately 15 to 20% of the Freedom Center's total annual fiscal contribution.
The full incremental benefit includes Convention Development Tax ($157,000 annually at Moderate scenario),
state sales tax ($681,000 annually), county surtax ($114,000 annually), catalytic property value effects throughout
the district, and market preservation value during the Knight Center transition. These figures are calculated on the
incremental basis of 60% out-of-town attendees only. CRA investment evaluation should weight the full fiscal
benefit picture, not TIF alone.
20
Freedom Center at Gale Miami Hotel BusinessFlare®
About BusinessFlare®
BusinessFlare® is a collaborative economic development enterprise that approaches Economic Development
and Design in a way that envisions each community's potential through a refreshing and unique experience based
on authenticity, place brand and feasibility. "We design economic spaces for everybody."
Since establishing the BusinessFlare® brand in January 2013, Kevin S. Crowder has helped more than 75
communities improve their economic condition, ranging in size from 1,500 to over 600,000. Since 2022 he has
performed economic and fiscal analysis on projects representing more than $10 billion in private sector
investment in Florida.
BusinessFlare's recent CRA engagements include extensions for the Fort Lauderdale, North Miami, and Naranja
Lakes CRAs; expansion of the Naranja Lakes, NW 7th Avenue, and West Perrine CRAs; redevelopment advisory
for the Homestead CRA; CRA plan development for Palm Springs and Lake Park; and creation of CRAs in
Allapattah, South Miami, Sweetwater, and Arcadia.
BusinessFlare® is a State of Florida Veteran and Minority Owned Business. Kevin S. Crowder is a veteran of the
U.S. Army, where he served in intelligence, and has over 30 years of experience in economic development,
redevelopment, and revitalization, including 15 years as the Director of Economic Development and Government
Affairs for the City of Miami Beach and the Miami Beach CRA.
21
MIAMI
GREATER MIAMI & MIAMI BEACH
GREATER MIAMI
CONVENTION &
VISITORS BUREAU
The Official Accredited Destination Sales & Marketing Organization for Greater Miami & Miami Beach
January 29, 2026
SEOPW CRA Board
Southeast Overtown/Park West Community Redevelopment Agency
819 N.W. 2nd Avenue, 3rd floor
Miami, FL 33136
Dear Chairwoman King and Board Members:
On behalf of the Greater Miami Convention & Visitors Bureau (GMCVB), I am pleased to express
our support for the proposed development of the Freedom Center at the Gale Miami Hotel &
Residences that will provide a conference and convention center within the hotel by repurposing
vacant space.
The Gale Miami Hotel & Residences is conveniently located behind the Freedom Tower and in
the years to come will be cattycorner to the proposed Donald J. Trump Presidential Library.
As President & CEO of the GMCVB, our mission is to promote Miami -Dade County as a
premier global destination for leisure, business, meetings & conferences, and family travel.
This area of Downtown Miami contains iconic hospitality assets such as Bayside Marketplace,
the Kaseya Center and the Freedom Tower, attracting domestic and international visitors as
well as group meetings that contribute to our local economy.
The proposed Freedom Center represents an investment in the future growth of Miami and
aligns with Miami -Dade County's tourism and economic development goals. Enhancements of
this nature help ensure that our destination remains competitive by offering meeting space for
smaller conferences and conventions which generate meaningful economic benefits for our
community and supports jobs across hospitality, construction, and other related service sectors.
For these reasons, the Greater Miami Convention & Visitors Bureau fully supports the
proposed development of the Freedom Center at the Gale Miami Hotel & Residences.
Thank you for your consideration.
Sincerely,
David Whitaker
President and CEO
Main Office: 201 S. Biscayne Blvd. Suite 2200, FL 33131 USA • Miami Beach: 1901 Convention Center Drive, Miami Beach, FL 33139 USA
T. 1.800.933.8448 • T: 305.539.3000 • MiamiandMiamiBeach.com
_MIAMIDDA
DOWNTOWN DEVELOPMENT AUTHORITY
Board of Directors
Ralph "Rafael" Rosado
Chairman
Commissioner, District 4
City of Miami
Vicki L. Lopez
Commissioner, District 5
Miami -Dade County
Suzanne M. Amaducci
Bilzin Sumberg
T. Spencer Crowley III
Akerman
Jarred Diamond
The Miami HEAT Group
Martu Freeman -Parker
MEF Productions LLC
Patrick Goddard
Brightline
Arva Suzanne Graham Gibson
Arva G. Consulting
Amal Solh Kabbani
Publicis Groupe, SA
Nicolas Katz
Skate Free Inc.
Maryam Laguna Borrego
Miami Dade College
Jose Mallea
Biscayne Bay Brewing Company
Gary Ressler
Tilia Companies
Melissa Tapanes Llahues
Bercow Radell Fernandez Larkin &
Tapanes
Executive Staff
Christina Crespi
CEO/Executive Director
Ivonne Berrios-Colona
CFO/CPO/Board Treasurer
Southeast Overtown/Park West Community Redevelopment Agency
819 NW 2nd Avenue, 3rd Floor
Miami, FL 33136
Dear Honorable Chairwoman Christine King and Members of the
Southeast Overtown/Park West Community Redevelopment Agency
Re: Letter of Support — Proposed Freedom Center Gale Miami Hotel &
Residences
On behalf of the Miami Downtown Development Authority (Miami DDA),
we are pleased to submit this letter expressing our strong support for the
proposed development of the Freedom Center, a conference and
convention center located within the Gale Miami Hotel & Residences in
the heart of Downtown Miami.
As the agency charged with advancing economic development, business
growth, and long-term competitiveness in Downtown Miami, the Miami
DDA has witnessed firsthand the rapid transformation of the district.
Downtown's residential density, office population, tourism activity, and
global visibility have increased dramatically over the past decade. This
growth has been further accelerated by Miami's emergence as an
international business hub and global destination for major sporting,
cultural, and business events.
Today, Downtown Miami faces a structural shortage of modern, centrally
located, flexible, and affordable conference and convening space. As
visitor volumes and business travel continue to rise, demand has outpaced
supply —particularly for venues that are accessible, scalable, and
financially viable for mid -sized conventions, industry summits, nonprofit
convenings, cultural exhibitions, and business gatherings.
This gap is further intensified by the anticipated closure of key legacy
venues, including the James L. Knight Center and MANA Wynwood, which
historically served as anchors for conferences, cultural programming, and
large-scale gatherings. Without new capacity coming online, the City risks
losing convention bookings, visitor spending, and associated economic
activity to competing domestic and international destinations that are
actively investing in flexible, purpose-built convening infrastructure.
The proposed Freedom Center at the Gale Miami Hotel & Residences offers a timely, strategic,
and cost-effective solution to this growing market demand. By leveraging existing vertical
infrastructure within an established 51-story mixed -use tower, this project creates a new, centrally
located conference asset without the delays, costs, and land constraints associated with ground -
up development.
IIIM IAM I DDA
DOWNTOWN DEVELOPMENT AUTHORITY
201 S. Biscayne Blvd, Suite 2600
Miami, FL 33131
305.579.6675 www.miamidda.com
From an economic development perspective, this project directly advances the core mission of
the Southeast Overtown/Park West CRA by activating underutilized space, generating year-round
economic activity, expanding the tax base, and creating sustainable employment opportunities.
The Freedom Center will drive consistent visitor flows that support surrounding hotels,
restaurants, small businesses, cultural institutions, and service providers —while creating jobs in
hospitality, operations, logistics, event production, and facility management, many of which are
accessible to nearby residents through direct transit connectivity.
Importantly, this project addresses Downtown Miami's growing need for affordable, accessible
conference space that supports inclusive economic growth —ensuring that nonprofits, small and
mid -sized organizations, startups, cultural institutions, community -based organizations, and
emerging industries have access to high -quality convening facilities that are not limited exclusively
to luxury or premium -priced venues.
By repurposing vacant raw space in a prime downtown location, the Freedom Center represents
a highly efficient model of urban redevelopment —maximizing public benefit while leveraging
existing private infrastructure to deliver long-term, sustainable economic returns.
For these reasons, the Miami Downtown Development Authority strongly supports the request for
SEOPW CRA funding to facilitate the build -out and completion of the Freedom Center. This
investment will catalyze new economic activity, strengthen Downtown Miami's convention and
business tourism ecosystem, advance community revitalization goals, and position Overtown and
the urban core as integral beneficiaries of Miami's continued global growth.
We appreciate the Board's thoughtful consideration of this proposal and stand ready to
collaborate in advancing this strategic opportunity for Overtown, Downtown Miami, and the City
of Miami as a whole.
Sincerely,
Christina Crespi
Chief Executive Officer/Executive Director
T
0
O O O
II! I I
k IERI I Irma Immslw`®
)EIZHCCIXIXarldd
EICELLIXEELECI
0 0 0 0 0 0
❑ LARGE BALLROOM
❑ MED BALLROOM
❑ MEETING ROOMS
7th floor
2/28/26
00000
0000
0
03)
!1!lIIIII!I.II!IRIIII
_ Illllililll�llllililll!
03)
BUILT FORM
PROJECT DESIGN TEAM:
ARCHRKTS
M.E.P. EfIGINEER
STRUCTURAL ENGINEER
LIFE SAFETY /CODE CONSULTANT
GFO INVESTMENTS
FREEDOM CENTER
601 NE 1ST AVENUE
MIAMI, FL
ISSUED FOR:
No. DATE REMARKS
SHEET TITLE:
7TH FLOOR PLAN
DRAWN BY:
CHECKED BY:
SHEET NO.:
A-101
MEETING 1
976 SF
MEETING 5
2224 SF
144 OCC
storage 1
845 SF
5 Doc
Bdul 00000
O O O 0
prefunction
O 0
000
000
1 BAR
BANQUETTE / WEDDING 320 SEATS / 384 @ 12T
L
O O O O O
O O O 0
pref notion
ft 000
000
000
TERRACE
1001001001
likaosnumiummike
NM [MI
FIMMIRM
[HERM
WM MR
WATER COFFEE
1E01E01E01
THEATER LAYOUT
560 SEATS
STA
BUILT FORM
PROJECT DESIGN TEAM:
ARCHRKTS
M.E.P. EfIGINEER
STRUCTURAL ENGINEER
LIFE SAFETY /CODE CONSULTANT
GEO INVESTMENTS
FREEDOM CENTER
601 NE 1ST AVENUE
MIAMI, FL
ISSUED FOR:
No. DATE REMARKS
SHEET TITLE:
SPACE PLANS
DRAWN BY:
CHECKED 13,
SHEET NO.:
S P-01
MM
w1
ED
ED
10
r[w
MEETING RM 2- 120 SEATS
storage2
700 SF
TERI
B
EDi LE
O
O
I DID DI
I DID II
storage 1
945 SF
5 occ
TERRACE TERRACE
'"1
MEETING RM 1- 46 SEATS
ILI LI 111=1 U
TERRACE
TERRACE
MEETING RM 4- 46 SEATS MEETING RM 5- 130 (156 @ 12/T) SEATS
EDI�jnc
BAR 00000
O O O 0
EAST BALLROOM
WEST BALLROOM BANQUETTE / WEDDING
12 TOPS/ NO DANCE FLOOR
288 SEATS
CII
CII
HEAD�hBE
CI)
CI)
U U
440 SEATS
BANQUETTE / WEDDING
12 TOPS/ NO DANCE FLOOR
528 SEATS
u
oo
1 g
I.
11 11
i
MEETING RM 3- 160 SEATS
BUILT FORM
PROJECT DESIGN TEAM:
ARCNITKTS
M.E.P. EfIGINEER
STRUCTURAL ENGINEER
LIFE SAFETY /CODE CONSULTANT
GFO INVESTMENTS
PRO ECT:
FREEDOM CENTER
601 NE 1ST AVENUE
MIAMI, FL
ISSUED FOR•
No. DATE REMARKS
SHEET TITLE:
SPACE PLANS
DRAWN BY:
CHECKED BY:
SHEET NO.:
SP-02
DIVISION OF CORPORATIONS
1!J
r 11)f iciPIDI Qf
rr L' j p p J AY rr J 1
rut rajfiU i1! frr.a LP/Florida web. j r'
Department of State / Division of Corporations / Search Records / Search by Entity Name /
Detail by Entity Name
Foreign Limited Liability Company
SIXTH STREET MIAMI PARTNERS LLC
Filing Information
Document Number M18000010212
FEI/EIN Number 83-2452458
Date Filed 11/13/2018
State DE
Status ACTIVE
Principal Address
2200 Biscayne Blvd.
Miami, FL 33137
Changed: 02/20/2020
Mailing Address
2200 Biscayne Blvd.
Miami, FL 33137
Changed: 02/20/2020
Registered Agent Name & Address
Bai, Huilin
c/o Crescent Heights
2200 Biscayne Blvd
Miami, FL 33137
Name Changed: 04/30/2025
Address Changed: 04/27/2021
Authorized Person(s) Detail
Name & Address
Title President
Galbut, Marisa A
2200 Biscyne Blvd
Miami, FL 33137
Title VP
Menin , Keith
2200 Biscayne Blvd.
Miami, FL 33137
Title VP, Secretary
Rozsansky, Binyomin
2200 BISCAYNE BLVD
MIAMI, FL 33137
Title Treasurer
Aguiar, Dayami
2200 Biscayne Blvd.
Miami, FL 33137
Title VP
Carrera, Lidia
2200 Biscayne Blvd.
Miami, FL 33137
Annual Reports
Report Year Filed Date
2023 04/28/2023
2024 04/30/2024
2025 04/30/2025
Document Images
04/30/2025 -- ANNUAL REPORT
04/30/2024 -- ANNUAL REPORT
12/20/2023 -- AMENDED ANNUAL REPORT
04/28/2023 -- ANNUAL REPORT
04/20/2022 --ANNUAL REPORT
04/27/2021 -- AMENDED ANNUAL REPORT
03/25/2021 --ANNUAL REPORT
09/30/2020 -- AMENDED ANNUAL REPORT
02/20/2020 -- ANNUAL REPORT
04/05/2019 -- ANNUAL REPORT
11/13/2018 -- Foreign Limited
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
View image in PDF format
Florida Department of State, Division of Corporations