RECITALS. WHEREAS, the Owner has entered into a Purchase and Sale Agreement with Assignee, for the sale of the Property; and

Transcription

1 DEVELOPMENT AGREEMENT BETWEEN THE CITY OF MIAMI, FLORIDA AND MAHI SHRINE HOLDING CORPORATION, AND RIVER LANDING DEVLOPMENT, LLC, REGARDING DEVELOPMENT OF THE RIVER LANDING PROJECT This is a Development Agreement ( Agreement ) made this day of, 2013, between Mahi Shrine Holding Corporation, a Florida not-for-profit corporation, (the Owner/Assignor ) and River Landing Development, LLC, a Florida limited liability company, ("Assignee"), and the City of Miami, Florida, a municipal corporation and a political subdivision of the State of Florida (the City ), and are to be known as the ("Parties") to this Agreement. RECITALS WHEREAS, the Owner/Assignor/Assignor is the fee simple owner to 8.14 acres of property in Miami-Dade County, Florida, legally described on Exhibit A, having a street address of 1500 NW North River Drive, Miami, Florida (the Property ); and WHEREAS, the Owner has entered into a Purchase and Sale Agreement with Assignee, for the sale of the Property; and WHEREAS, on January 18, 2013, the Assignee filed an application with the City for approval of a Special Area Plan (the SAP ) in order to develop the Property as a mixed use development with residential units, retail, restaurants, riverwalk, and other amenities (the Project ); and WHEREAS, the Assignee received a Waiver # , pursuant to Article 3, Section 3.9 of the Miami 21 Code, ("Zoning Ordinance"), to allow ten percent (10%) reduction in required minimum acreage of nine (9) acres where the proposed is for approximately 8.14 acres; and WHEREAS, The proposed Project location on the Miami River will allow for use and enjoyment of the Miami River by not only the residents and patrons, but the general public as well, and WHEREAS, the proposed Project will create certain recurring fiscal benefits for the City of Miami s tax base as well as much needed temporary and permanent jobs; and WHEREAS, the Parties wish for the development to proceed substantially in accordance with the River Landing SAP Regulating Plan and Design Concept Book attached as Exhibit "B" ("Regulating Plan and Design Concept Book "); and WHEREAS, as a condition to the approval of the SAP, the Owner/Assignor and Assignee must enter into a development agreement pursuant to Section 3.9 of the City's Miami MIAMI /

2 21 Code ( Miami 21 ) and the Florida Local Government Development Agreement Act, Florida Statutes, through ; and WHEREAS, assurance to the Owner/Assignor and Assignee that he may proceed in accordance with existing laws and policies, subject to the conditions of a development agreement, strengthens the public planning process, encourages sound capital improvement planning and financing, assists in assuring there are adequate capital facilities for the development, encourages private participation in comprehensive planning, and reduces the economic costs of development; and WHEREAS, the City Commission pursuant to Ordinance No. 13-, adopted, 2013 has authorized the City Manager to execute this Agreement upon the terms and conditions as set forth below, and the Owner/Assignor and Assignee have been duly authorized to execute this Agreement upon the terms and conditions set forth below. NOW THEREFORE, in consideration of the mutual covenants contained herein, it is hereby understood and agreed: The recitals are true and correct and are incorporated into and made a part of this Agreement. Section 1. Consideration. The Parties hereby agree that the consideration and obligations recited and provided for under this Agreement constitute substantial benefits to both parties and thus adequate consideration for this Agreement. Section 2. Rules of Legal Construction. For all purposes of the Agreement, unless otherwise expressly provided: (a) (b) (c) (d) (e) (f) A defined term has the meaning assigned to it; Words in the singular include the plural, and words in plural include the singular; A pronoun in one gender includes and applies to other genders as well; The terms "hereunder", "herein", "hereof', "hereto" and such similar terms shall refer to the instant Agreement in its entirety and not to individual sections or articles; The Parties hereto agree that this Agreement shall not be more strictly construed against any of the Parties, as all parties are drafters of this Agreement; and The attached exhibits shall be deemed adopted and incorporated into the Agreement; provided however, that this Agreement shall be deemed to control in the event of a conflict between the attachments and this Agreement. MIAMI /

3 Section 3. Definitions. Capitalized terms which are not specifically defined herein shall have the meaning given in Miami 21. "Agreement" means this Development Agreement between the City, the Owner/Assignor and Assignee. "City" means the City of Miami, a municipal corporation of the State of Florida, and all departments, agencies and instrumentalities subject to the jurisdiction thereof. "Comprehensive Plan" means the comprehensive plan known as the Miami Comprehensive Neighborhood Plan, (MCNP) adopted by the City pursuant to Chapter 163, Florida Statutes (2012), meeting the requirements of Section , Florida Statutes (2012), Section , Florida Statutes (2012) and Section (2), Florida Statutes (2012), which is in effect as of the Effective Date of the Agreement. "County" means Miami-Dade County, a political subdivision of the State of Florida. "Development" means the carrying out of any building activity, the making of any material change in the use or appearance of any structure or land, or the dividing of land into three or more parcels and such other activities described in Section (4), Florida Statutes (2012). "Effective Date" is the date of recordation of the executed, original version of this Agreement. "Existing Zoning" is (a) Miami 21 Code, effective May 2010, as amended, specifically including the SAP, and (b) the provisions of the Charter and City Code of Miami ("Code") which regulate development, specifically including Chapters 10, 13, 22, 23, 36, 54, 55 and 62 of the Code as amended through the Effective Date, which together comprise the effective land development regulations governing development of the Property as of the Effective Date. "Land" means the earth, water, and air, above, below, or on the surface and includes any improvements or structures customarily regarded as land. "Laws" means all ordinances, resolutions, regulations, comprehensive plans, land development regulations, and rules adopted by a local government affecting the development of land. "Public Facilities" means major capital improvements, including, but not limited to, transportation, sanitary sewer, solid waste, drainage, potable water, educational, parks and recreational, streets, parking and health systems and facilities. MIAMI /

4 Section 4. Purpose. The purpose of this Agreement is for the City to authorize the Assignee to redevelop the SAP Properties pursuant to the River Landing SAP. This Agreement will establish, as of the Effective Date, the land development regulations which will govern the development of the SAP Property, thereby providing the Parties with additional certainty during the development process. This Agreement satisfies the requirements of Section f., Miami 21. Section 5. Intent. Owner/Assignor and Assignee and the City intend for this Agreement to be construed and implemented so as to effectuate the purpose of the SAP, this Agreement, the Comprehensive Plan, Existing Zoning, and the Florida Local Government Development Agreement Act, s , Florida Statutes (2012). Section 6. Exhibit "A." Applicability. This Agreement only applies to the SAP Properties identified in Section 7. Term of Agreement, Effective Date and Binding Effect. This Agreement shall have a term of thirty (30) years from the Effective Date and shall be recorded in the public records of Miami-Dade County and filed with the City Clerk. The term of this Agreement may be extended by mutual consent of the Parties subject to a public hearing, pursuant to s , Florida Statutes (2012). This Agreement shall become effective on the Effective Date and shall constitute a covenant running with the land that shall be binding upon, and inure to, the benefit of the parties, their successors, assigns, heirs, legal representatives, and personal representatives Section 8. Site Plan. The Property will be developed and used in compliance with the River Landing Regulating Plan and Design Concept Book, as described in attached Exhibit "B" to this Agreement. Section 9. Zoning, Permitted Development Uses and Building Intensities. The City has designated the Property as River Landing SAP on the official zoning Atlas of the City, pursuant to the applicable procedures in Miami 21. As part of the SAP process, the Property is being rezoned to T6-24- O. The River Landing Regulating Plan and Design Guidelines are attached as Exhibit "B", and provide for any deviations from the underlying regulations of the Code. In approving the River Landing SAP, the City has determined that the uses, intensities, and densities of development permitted thereunder are consistent with the Comprehensive Plan and Miami 21. Section 10. Future Development. Development within the SAP shall proceed pursuant to the Regulating Plan and Design Guidelines, attached as Exhibit "B". The criteria to be used in determining whether future development shall be approved are consistent with the Comprehensive Plan, this Agreement and the SAP. The Comprehensive Plan, this Agreement and the SAP shall govern development of the Property for the duration of the Agreement. The City's laws and policies adopted after the Effective Date may be applied to the Property only if the determinations required by Section (2), Florida Statutes (2012) have been made after 30 days written notice to Owner/Assignor and at a public hearing. Pursuant to Section (3), Florida Statutes (2012), a prohibition on downzoning supplements, rather than supplants, any rights that may be vested to the Owner/Assignor under Florida or Federal law. As a result, the Owner/Assignor may challenge any subsequently adopted changes to land MIAMI /

5 development regulations based on (a) common law principles including, but not limited to, equitable estoppel and vested rights, or (b) statutory rights which may accrue by virtue of Chapter 70, Florida Statutes (2012). Section 11. Local Development Permits. The Project may require additional permits or approvals from the City, County, State, or Federal government and any division thereof. Subject to required legal process and approvals, the City shall make a good faith effort to take all reasonable steps to cooperate with and facilitate all such approvals. Such approvals include, without limitation, the following approvals and permits and any successor or analogous approvals and permits: (1) Subdivision plat and/or waiver of plat approvals; (2) Covenant or Unity of Title acceptance or the release of existing unities or covenants; (3) Building permits; (4) Certificates of use and/or occupancy; (5) Stormwater Permits; and (7) Any other official action of the City, County, State or any other government agency having the effect of permitting development of the Property. In the event that the City substantially modifies its land development regulations regarding site plan approval procedures, authority to approve any site plan for the project shall be vested solely with the City Manager, with the recommendation of the Planning Director. Any such site plan shall be approved if it meets the requirements and criteria of the Zoning, the Comprehensive Plan and the terms of this Agreement. Section 12. Riverwalk. The Owner/Assignor, at their sole cost and expense, agrees to make certain improvements at the rear of the Property immediately fronting the Miami River (the Riverwalk ). The Riverwalk shall be built, constructed, installed and maintained substantially in compliance with the plans as depicted in Exhibit "B". The Riverwalk will be open to the public and maintained by the Owner/Assignor and Assignee. Section 13. Utilities and Easements. The Owner/Assignor and Assignee understand and agree that the utilities presently serving the Property may be insufficient for the development of the Project. The Owner/Assignor and Assignee agree that they will, at their sole cost and expense, make any and all changes, improvements, alterations and/or enhancement to these facilities necessary or appropriate to provide the highest level of service to the Property without in any manner diminishing the service to other properties within the City. Section 14. Compliance With Florida Building Code and Florida Fire/Life Safety Laws. The Owner/Assignor and Assignee shall at all times in the development and operation of the Project comply with all applicable laws, ordinances and regulations including the Florida Building Code and Florida Life Safety codes to insure the safety of all Project and City residents and guests. Specifically and without limitation, the Owner/Assignor and Assignee will install MIAMI /

6 and construct all required fire safety equipment and water lines with flow sufficient to contain all possible fire occurrences. Section 15. Notice. All notices, demands and requests which are required to be given hereunder shall, except as otherwise expressly provided, be in writing and delivered by personal service or sent by United States Registered or Certified Mail, return receipt requested, postage prepaid, or by overnight express delivery, such as Federal Express, to the parties at the addresses listed below. Any notice given pursuant to this Agreement shall be deemed given when received. Any actions required to be taken hereunder which fall on Saturday, Sunday, or United States legal holidays shall be deemed to be performed timely when taken on the succeeding day thereafter which shall not be a Saturday, Sunday or legal holiday. To the City: City Manager City of Miami 3500 Pan American Drive Miami, FL With a copy to: City Attorney Miami Riverside Center 444 S.W. 2nd Ave., 9th Floor Miami, FL To Mahi Shrine Holding Corp./Assignor: To River Landing Development, LLC/Assignee: Andrew Hellinger, Esq. and Coralee Penabad, Esq. 235 Altara Avenue Coral Gables, FL With copies to: A. Vicky Garcia-Toledo, Esq. Bilzin Sumberg Baena Price and Axelrod, LLP 1450 Brickell Avenue, 23rd Floor Miami, FL Any Party to this Agreement may change its notification address(es) by providing written notification to the remaining parties pursuant to the terms and conditions of this section. Section 16. Environmental. The City finds that the proposed Project will confer a significant net improvement upon the publicly accessible tree canopy in the area. The Parties agree that Owner/Assignor or Assignee will comply with the intent and requirements of Chapter 17 of the City Code, by performing tree replacement within the SAP where required. MIAMI /

7 Section 17. Seawall. The Owner/Assignor and Assignee shall be responsible for any repairs to the seawall in compliance with the standards set forth by the Army Corps of Engineers and the City Code. Section 18. Waterfront Specialty Center Designation. Pursuant to Chapter 4 of the City Code, the River Landing SAP is designated as a Waterfront Specialty Center. Section 19. Alcoholic Beverage Sales. Upon approval of this Agreement, pursuant to Chapter 4 of the City Code, a Waterfront Specialty Center is hereby designated for the SAP. Any establishments located therein shall be entitled to the benefits afforded by Chapter 4 of the City Code. Notwithstanding the requirements of Sec of the City Code, PZAB and City Commission approval shall not be required for bars (including taverns, pubs, and lounges), nightclubs, supper clubs as principal uses proposed to be located on the SAP. The maximum number of establishments selling alcoholic beverages permitted within the Waterfront Specialty Center shall not exceed four (4) establishments, but exclusive of any bona fide, licensed restaurants where the sale of alcoholic beverages is entirely incidental to and in conjunction with the principal use of the sale of food (e.g. bona fide, licensed restaurants, with a 2-COP, 2-COP SRX, 4-COP, 4-COP SRX or an equivalent license). The number of approved establishments may be increased by amendment to this Agreement before the City Commission. Section 20. Archaeological. Due to the Project's location in a high probability Archaeological Conservation Area, the City will require Owner/Assignor or Assignee to obtain a Certificate of Appropriateness, pursuant to Chapter 23 of the City Code, to dig prior to any ground disturbing activities. Section 21. Public Benefits Pursuant to this Agreement. (a) Job Creation & Employment Opportunities. The Owner/Assignor shall comply with the Minority Participation and Employment Plan (including a Contractor/Subcontractor Participation Plan) submitted to the City as part of the Application for Development Approval, with the understanding that the Applicant must use its best efforts to follow the provisions of the City s Minority/women Business Affairs and Procurement Program as a guide, as applicable (b) Pursuit of Additional Land. The Assignee hereby agrees to use its best efforts to acquire by lease or fee simple ownership a parcel of land east of the SAP for open space. Section 22. Emergency Management. The Owner/Assignor or Assignee shall ensure public safety and protection of property within the coastal zone from the threat of hurricanes. A portion of the SAP is part of the Coastal High Hazard Area (CHHA) as depicted in the Map in Appendix CM-1 of the MCNP. The Owner/Assignor will review the Development s potential impact on evacuation times and shelter needs in the event of a hurricane. Section 23. Covenant. The SAP is on the Miami River, and incorporates residential development. Pursuant to the City s MCNP, Policy PA the Owner/Assignor or Assignee MIAMI /

8 shall record a covenant running with the land acknowledging and accepting the presence of the existing working waterfront 24-hour operations as permitted. Section 24. Multiple Owner/Assignorship. In the event of multiple ownership subsequent to the approval of the Agreement, each of the subsequent owners, mortgagees and other successors having interest in the Property (or any portion thereof, including condominium unit owners) shall be bound by the terms and provisions of this Agreement as covenants that run with the Property. Section 25. Common Area Maintenance. The Owner/Assignor or Assignee will create prior to the conveyance of any portion of the Property (less than the entire Property), a master association or other entity which shall provide for the maintenance of all common areas, private roadways, cross-easements and other amenities common to the Property. This Agreement shall not preclude the Owner/Assignor(s) of the Property from maintaining their own buildings or common areas not common to the Property outside the control of the master association. The instrument creating the master association or other entity shall be subject to the approval of the City Attorney. Section 26. Term of Declaration. The provisions of this Agreement shall become effective upon its recordation in the public records of Miami-Dade County, Florida and shall continue in effect for a period of thirty (30) years after the date of such recordation, after which time it shall be extended automatically for successive periods of ten (10) years, each, unless released in writing by the owners of the Property and the City after a public hearing before the City Commission. If the Property is submitted to condominium ownership, then the association or other entity designated to represent all of the condominium ownership interests as to the Property, as may be applicable, shall be the proper entity or entities to execute any such release for properties in a condominium form of ownership after City approval. Section 27. Modification. The provisions of this Agreement may be amended, added to, derogated, deleted, modified, or changed from time to time by recorded instrument executed by the owners of the Property and the City, after public hearing. If the Property is submitted to condominium ownership, then the association or other entity designated to represent all of the condominium interests as to the Property, as may be applicable, shall be the proper entity or entities to execute any such instrument described herein for properties in a condominium form of ownership after approval by the City. Section 28. Enforcement. The City, its successor or assigns, and the Owner/Assignor or Assignee shall have the right to enforce the provisions of this Agreement. Enforcement shall be by action at law or in equity against any parties or persons violating or attempting to violate any covenants, either to restrain violation or to recover damages or both. The prevailing party in the action or suit shall be entitled to recover, in addition to costs and disbursements allowed by law, such sum as the court may adjudge to be reasonable for the services of its attorney. The City may enforce this Agreement by any means allowed by law, including but not limited to injunction or via Chapter 2 Article X of the City Code. Section 29. Authorization to Withhold Permits and Inspections. In the event the Owner/Assignor or Assignee is/are obligated to make payments or improvements under the terms of this Agreement or to take or refrain from taking any other action under this Agreement, MIAMI /

9 and such obligations are not performed as required, in addition to any other remedies available, the City is hereby authorized to withhold any further permits for the Property and refuse any inspections or grant any approvals, with regard to any portion of the Property until such time this Agreement is complied with. Section 30. Exclusive Venue, Choice of Law, Specific Performance. It is mutually understood and agreed by the parties hereto, that this Agreement shall be governed by the laws of the State of Florida, and any applicable federal law, both as to interpretation and performance, and that any action at of law, suit in equity or judicial proceedings for the enforcement of this Agreement or any provision hereof shall be instituted only in the courts of the State of Florida or federal courts and venue for any such actions shall lie exclusively in a court of competent jurisdiction in Miami-Dade County. In addition to any other legal rights, the City and Owner/Assignor shall each have the right to specific performance of this Agreement in court. Each party shall bear its own attorney's fees. Each party waives any defense, whether asserted by motion or pleading, that the aforementioned courts are an improper or inconvenient venue. Moreover, the parties consent to the personal jurisdiction of the aforementioned courts and irrevocably waive any objections to said jurisdiction. The Parties irrevocably waive any rights to a jury trial. Section 31. Severability. Invalidation of any of these sections in the Agreement, by judgment of court in any action initiated by a third party, in no way shall affect any of the other provisions of this Agreement, which shall remain in full force and effect. Section 32. (a) (b) (c) Events of Default. The Owner/Assignor or Assignee shall be in default under this Agreement if any of the following events occur and continue beyond the applicable grace period: Owner/Assignor and Assignee fails to perform or breaches any term, covenant, or condition of this Agreement which is not cured within thirty (30) days after receipt of written notice from the City specifying the nature of such breach; provided, however, that if such breach cannot reasonably be cured within thirty (30) days, then Owner/Assignor or Assignee shall not be in default if it commences to cure such breach within said thirty (30) day period and diligently prosecutes such cure to completion. The City shall be in default under this Agreement if the City fails to perform or breaches any term, covenant, or condition of this Agreement and such failure is not cured within thirty (30) days after receipt of written notice from Owner/Assignor or Assignee specifying the nature of such breach; provided, however, that if such breach cannot reasonably be cured within thirty (30) days, the City shall not be in default if it commences to cure such breach within said thirty (30) day period and diligently prosecutes such cure to completion. It shall not be a default under this Agreement if either party is declared bankrupt by a court of competent jurisdiction after the Project has been built. All rights and obligations in this Agreement shall survive such bankruptcy of either party. The MIAMI /

10 Parties hereby forfeit any right to terminate this Agreement upon the bankruptcy of the other party. (c) Section 33. (a) (b) The default of any Owner/Assignor or Assignee or successor or assignee of any portion of an Owner/Assignor or Assignee s rights hereunder shall not be deemed a breach by any other Owner/Assignor, Assignee or any other successor or assignee of any portion of the rights of Owner/Assignor or Assignee hereunder or any other successor or assignee. Remedies Upon Default. Neither party may terminate this Agreement upon the default of the other party, but shall have all of the remedies enumerated herein. Upon the occurrence of a default by a party to this Agreement not cured within the applicable grace period, Owner/Assignor and the City agree that any party may seek specific performance of this Agreement, and that seeking specific performance shall not waive any right of such party to also seek monetary damages, injunctive relief, or any other relief other than termination of this Agreement. Section 34. Obligations Surviving Termination Hereof. Notwithstanding and prevailing over any contrary term or provision contained herein, in the event of any lawful termination of this Agreement, the following obligations shall survive such termination and continue in full force and effect until the expiration of a one year term following the earlier of the effective date of such termination or the expiration of the Term: (i) the exclusive venue and choice of law provisions contained herein; (ii) rights of any party arising during or attributable to the period prior to expiration or earlier termination of this Agreement, and (iii) any other term or provision herein which expressly indicates either that it survives the termination or expiration hereof or is or may be applicable or effective beyond the expiration or permitted early termination hereof. Section 35. Lack of Agency Relationship. Nothing contained herein shall be construed as establishing an agency relationship between the Parties nor its employees, agents, contractors, subsidiaries, divisions, affiliates or guests shall be deemed agents, instrumentalities, employees, or contractors of the City for any purpose hereunder, and the City, its contractors, agents, and employees shall not be deemed contractors, agents, or employees of the Owner/Assignor or its subsidiaries, divisions or affiliates. Section 36. (a) Cooperation. The Parties agree to cooperate with each other to the full extent practicable pursuant to the terms and conditions of this Agreement. The City shall use its best efforts to expedite the permitting and approval process in an effort to assist Owner/Assignor and Assignee in achieving its development and construction milestones. The City will accommodate requests from the Owner/Assignor or Assignee's general contractor and subcontractors for review of phased or multiple permitting packages, as allowed by law or as approved by the Building Official in MIAMI /

11 consultation with the Planning Director, such as those for excavation, site work and foundations, building shell, core and interiors. (b) Notwithstanding the foregoing, the City shall not be obligated to issue development permits to the extent the Owner/Assignor or Assignee does not comply with the applicable requirements of the Zoning, the Comprehensive Plan, this Agreement and applicable building codes. Section 37. Recording. This Agreement shall be recorded in the Public Records of Miami- Dade County, Florida at the Owner/Assignor s expense and shall inure to the benefit of the City. A copy of the recorded Agreement shall be provided to the City Manager, City Clerk, and City Attorney within two (2) weeks of recording. Section 38. Successor(s), Assigns, and Designees. The covenants and obligations set forth in this Agreement shall extend to the Owner/Assignor or Assignee, its successor(s) and/or assigns. Nothing contained herein shall be deemed to be a dedication, conveyance or grant to the public in general nor to any persons or entities except as expressly set forth herein. Should the Purchase and Sale Agreement be completed prior to the final approval of the SAP, only the then current Owner/Assignor will be required to execute this Agreement. MIAMI /

12 IN WITNESS WHEREOF, these presents have been executed this day of, MAHI SHRINE HOLDING CORPORATION, a Florida not-for-profit corporation By: By: Its: STATE OF ) ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of, 2013 by, of Mahi Shrine Holding Corporation who is ( ) personally known to me or ( ) produced a valid driver's license as identification. Notary Public: Sign Name: Print Name: My Commission Expires: [NOTARIAL SEAL) MIAMI /

13 IN WITNESS WHEREOF, these presents have been executed this day of, RIVER LANDING DEVELOPMENT LLC, a Florida limited liability company By: By: Its: STATE OF ) ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of, 2013 by, of River Landing Development LLC who is ( ) personally known to me or ( ) produced a valid driver's license as identification. Notary Public: Sign Name: Print Name: My Commission Expires: [NOTARIAL SEAL) MIAMI /

14 IN WITNESS WHEREOF, these presents have been executed this day of, CITY OF MIAMI, a municipal corporation By: By: Its: STATE OF ) ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of, 2013 by, of the City of Miami who is ( ) personally known to me or ( ) produced a valid driver's license as identification. Notary Public: Sign Name: Print Name: My Commission Expires: [NOTARIAL SEAL) MIAMI /