The Byron Carlyle Theater complex is located at 500 71st Street, between Byron Avenue and Carlyle Avenue. The City purchased and partially renovated the Theater in the early 2000s, to spur economic development and bolster North Beach arts and culture. Redevelopment of this location may play a significant role in the revitalization of the 71st Street corridor. The property is considered an important piece of the North Beach Town Center redevelopment strategy given its location and relative size. Public ownership of the Site ensures that the property continues to serve as a cultural anchor in North Beach. Public input regarding redevelopment of the Theater site was solicited through the community charrette process (03-13-18) and a public procurement solicitation earlier this year (RFI 2018-220-KB).
Following a recommendation by the Finance and City-Wide Projects Committee, the Administration is proposing to issue the attached RFP to seek proposals for the redevelopment of the property (28,000 sf) with the adjacent City-owned surface parking lot located at 6977 Carlyle Ave (6,250 sf). Through this solicitation, the City seeks to retain land ownership and execute a long-term land lease with a private developer for the development of a mixed-use building that incorporates a theatre component.
Given the potential for greater development and viability when additional parcels are assembled, the City will also consider alternative proposals aggregating other privately-owned abutting lots on the same block. In addition, Parking Lot P80 may also be considered in the proposer’s site plan. However, the decision to use P80 strictly rests solely with the City. Therefore, responders who propose a development which incorporates P80 are also required to submit a proposal in which P80 is not included.
The salient points of the RFP include:
(a) Scope. Pursuant to a long-term lease agreement, the developer will design, finance, and build the project and the developer will continue to manage and operate the asset following initial development.
(b) Consistency with Master Plan. The proposal must further the City’s objectives for North Beach in accordance with the key recommendations of the North Beach Master Plan (2016) . The Master Plan envisions a Town Center along 71st Street with new or revitalized buildings that help build enough critical mass of mixed-income residents and businesses to support new dining and shopping along 71st Street. The Town Center vision of more public uses and commercial amenities will enable the district to become a destination in itself, instead of a place people pass through to get somewhere else.
(c) Zoning. Design standards are dictated by the City’s Town Center Central Core zoning classification, including 3.5 FAR, increased height allowance, reduced parking requirements, and requirement for ground floor commercial use. Any proposed site plan must undergo land use board approval at public hearing. Given the site’s Government Use (GU) zoning, any development standard may be waived by the City Commission.
(d) Cultural Component. The proposed multi-use development must include approximately 10,000 sf allocated to a theater/cultural arts use. Legal restrictions will be recorded by the City and developer to ensure the project’s theater component is operated continuously as a cultural amenity or that the City retains control of the space. Proposers are encouraged to submit other public benefits such as artists' studios, increase or build out of theater/cultural arts space, and recreational facilities.
(e) Resiliency. Project shall be designed with the objective of meeting LEED Gold certification, in accordance with City Code Chapter 133. In addition, provide approach for meeting or exceeding the Resiliency Standards set forth in Appendix E, and specify how they are incorporated in the conceptual design in Section 7.1. To the fullest extent possible, the project design must complement its surroundings and minimize impact on the neighborhood.
(f) Financial Returns to the City. Responsive bids will propose public benefits package including public amenities/uses and financial return for the City based on a fair market rate leasehold.
(g) Costs. The Developer shall be solely responsible for all costs and expenses associated with the design, construction, equipping, and installation of all improvements, furniture, fixtures, and equipment relating to the project, and its subsequent operation and use (including all ad valorem and other costs of expenses attributed to retail, commercial, or nongovernment components), and all alterations, repairs, or replacements thereof.
(h) Lease Approval Process. The approval steps at public hearing for the successful proposer (pursuant to the award of contract and independent of any site design approvals) include (1) City Commission approval to negotiate (following award to the winning proposer), (2) Planning Board approval, and then (3) 6/7th approval by City Commission of the negotiated Lease terms.
(i) Design Approval Process. Once the negotiated agreement for development/lease is approved by the City Commission, the project’s site design must be approved at public hearings pursuant to Chapter 118 of the City Code, including: Design Review Board, Planning Board, and/or Board of Adjustment approvals. In addition to required City permits from Building, Public Works, and other City departments, other local governmental approvals may be anticipated, as may be applicable to the property from time to time pursuant to the terms of the Lease, including but not limited to, restrictive covenants.
Further details and evaluation criteria are included in the attached RFP. Additionally, I am considering appointing the following individuals to serve on the Evaluation Committee for this project:
Maria Cerna, Deputy Director, Capital Improvement Program Office
Rogelio Madan, Chief of Community and Sustainability Planning, Planning Department
Mark Milisits, Director, Office of Real Estate
Brandi Reddick, Cultural Affairs Program Manager, Tourism and Culture Department
Daniel Veitia, Resident & Planning Board Member
Alternates:
Justin Karr, Real Estate Asset Specialist, Office of Real Estate
Carmen Sanchez, Deputy Director, Planning Department
Margarita Ramos, Resident