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Tel - 786.866.9854 Fax - 305.431.61.94 2950 SW 27 Avenue, Suite 100, Miami, FL 33133
May 10, 2013
The Honorable Tomas P. Regalado
Mayor of Miami
and Honorable Members of the Miami City Commission
Miami City Hall
3500 Pan American Drive
Miami, Florida 33133
Dear Mayor Regalado and City Commissioners:
Grove Bay Investment Group is pleased to submit this comprehensive proposal for the design, nancing,new construction, maintenance, leasing and operation of a marina and boatyard including dry storage, an
improved fuel station, two formal restaurants, a casual restaurant and entertainment area, an indoor/outdoor
event meeting space, an inviting baywalk with new oating dock and nger piers and public promenade
extending into the bay, a much-needed parking garage and site-appropriate shopping adjacent to historic City
Hall. The Pan Am hangars will be completely renovated and historically preserved. It will be the nest such
community facility anywhere in America, a vibrant destination offering a variety of dining and entertainment
experiences for residents and visitors, boaters and non-boaters alike.
We are prepared to invest at least $17.9 million in private capital to reconstruct this public property.
We have guaranteed to pay a minimum annual rent of $1.8 million, inclusive of rent for the parkinggarage, and we have proposed $26.9 million in total rent payments to the City from commencement of
construction through the rst full 10 years of operations.
Comprised in part of the organization that built and in 2002 opened the adjacent Grove Harbour Marina and
Caribbean Market, Miamis premier marina and mixed-use retail and ofce development, we are expertly
positioned to modernize and reconstruct this new location. We assembled best-in-class professionals from
every required discipline in assembling our truly local team. Each of our team members are leaders in
marina operations, restaurant management, building and landscape architecture, historic preservation and
construction. Our key, hometown team members include:
Alan Lima and Antonio Zamora Jr., leaders in Miamis marina industry with decades of hands-onmanagement and operating experience.
Dave Shula, son of legendary Coach Don Shula, who will bring his familys iconic restaurant brand to
the heart of Coconut Grove.
Bernardo Fort-Brescia of Arquitectonica International and Jeremy Gauger of ArquitectonicaGEO,
its landscape architecture and sustainability afliate.
IN HISTORIC COCONUT GROVE
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TAB 1 :: Proposal NarrativeTAB 2 :: Illustrative Drawings
TAB 3 :: Financial Model
TAB 4 :: RFP Attachments
Attachment 1 :: Registration Form
Attachment 2 :: RFP Checklist
Attachment 3 :: Proposal Summary Form
Attachment 4 :: Qualication Summary Sheets
Attachment 5 :: Project Experience Forms
Attachment 6 :: Entity Certication Forms
Attachment 7 :: Disclosure and Disclaimer Form
Addendum Acknowledgment Form
TAB 5 :: Supporting Documentation
Menus
Restricted Escrow Letter : $7,000,000
Financial Letters & Evidence of Intent to Finance
Marketing Analysis Report
Litigation & Legal Dispute History
Disclosure Statements
Letters of Intent & Reference Letters
Licenses & Certications
Resumes
Community Investment
Location Afdavits & Local Business Tax Receipts
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INTRODUCTION
Miamis waterfront immediately north of historic City Hall at Dinner Key is a noisy and congested boat
storage facility, where patrons must dodge forklifts and step around grease slicks to visit either a drab and
unremarkable bar/eatery or an uninviting, bunker-like formal restaurant.
The Magic City deserves far better than this. Miamis residents and visitors deserve a safe upland marina,
a vibrant menu of dining options, a remarkable space for special events and functions, location-appropriate
shopping and a world-class experience, be it formal or laid-back, boater or landlubber, all at the edge of
beautiful Biscayne Bay.
The Harbour in Historic Coconut Grove will deliver precisely that experience. All-new construction
will provide dry storage for 406 boats, whose on-site movement will be safely isolated from pedestrians and
vehicles; two upscale restaurants, including the iconic Coach Don Shula brand; an upgraded and relocatedfuel station; an expansive and elevated indoor/outdoor event space overlooking the bay; a casual outdoor
restaurant with an entertainment area; an inviting baywalk with new oating dock and nger piers; retail
shops geared to serve the marine community and local neighborhood needs, and a public mini-park . . . all in
a lushly landscaped setting emphasizing native trees and foliage and building materials.
The Grove Bay Investment Group team has deep roots in our community. For many of us, it is our home
or daily workplace. We respect the Groves unique heritage and character, and we want the entire Grove
business district and nearby residential areas to ourish as the success of The Harbour helps restore luster to
our irreplaceable - and irrepressible - bayside village.
Shulas
Ocano
Boat storage
Hangar 42
Fuel service
City Hall
Fresh Market
Boat entry
Miami Parking
Authority Garage
Park space
Future park
Park space
Banyan TreeParkRetail
Grove Harbour
Marina
Dry racks
Historic
Aviation
element
Floating tourist
docks
Descriptive Use Plan
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1 :: DESCRIPTION OF PROPOSED FACILITIES AND AMENITIES
Grove Bay Investment Group LLC proposes a complete transformation of this unique, public property. With
the exception of the two existing hangars, each of which will be extensively renovated and historically
preserved, all structures now on the site will be demolished and replaced with new construction designed and
situated to achieve the guiding principles of the Coconut Grove Waterfront Master Plan.
Major components of The Harbour and its $17.9-million project budget include:
A two-story, formal dining restaurant that will be home to Shulas Steak &Seafood, with its legendary Shula-cut steaks and signature seafood entrees.
The ground oor will accommodate 150 persons in 6,000 square feet of air-
conditioned space and another 50 persons in a covered outdoor patio, and will
feature an indoor/outdoor bar at the waters edge. Floor-to-ceiling windows
will enhance inside diners water views, and valet parking will be provided.
A second, formal dining restaurant, Ocano Seafood-Cebicheria, sharinga water-view breezeway with its neighbor, Shulas. Its menu will feature
primarily seafood with an emphasis on Peruvian cuisine and other Latin
fusion avors. The ground oor will accommodate 150 persons in 5,500
square feet of air-conditioned space, another 50 persons in a covered outdoor
patio, and 25 persons in open-air seating around the existing, landmark
banyan tree. It, too, will have full-height windows and an indoor/outdoor bar
on its water side.
Unifying and connecting the second oor of Shulas with that of Ocano, acommon rooftop event space. The Harbour Terrace will offer 4,000 square
feet of air-conditioned interior space (positioned above Shulas) and 7,500
square feet of open platform spanning across the top of Ocano. The interior
space will accommodate seating for up to 200 persons attending wedding
receptions, cocktail parties, corporate or civic events, and the like. The
open-air area will have umbrella/table seating for another 200 persons, with
breathtaking views of Biscayne Bay, historic Miami City Hall, Dinner Key
Marina and other neighborhood highlights.
A casual dining restaurant, Hangar 42 Pub & Grub, evoking the spiritof the Sikorsky S-42 ying boat designed by Charles Lindbergh for Pan
American World Airways and which ew into and out of Dinner Key. Hangar
42 will be one story, with high ceilings, and provide seating for 250 persons
in a mix of covered and open-air space, all with incredible views of the bay.
The menu will feature sh tacos, burgers, fresh grilled sh, salads, sandwiches
and other light fare, along with a wide selection of wines and craft beers. Live
entertainment will be provided on weekends. As with Shulas and Ocano,
Hangar 42 will offer dockside service, take-away meals for those wishing
to dine aoat or at home.
42PUB & GRUB
hangar
k
OceanoSEAFOOD - CEBICHERIA
TERRAC
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View from formal dining breezeway toward S. Bayshore Drive
Dry storage for 406 boats, 350 on brand-new and relocated racks and 56 on new racks inside acompletely refurbished North Hangar, a signicant 25% boost to the boating community from the
current capacity of only 325 boats. Launch of boats will relocate entirely to neighboring Grove
Harbour Marina. The principals of Grove Bay Investment Group have reached agreement with the
principals of Grove Harbour Marina to grant The Harbour entry into the marinas next-door facility
where two new launch and staging areas will be created to efciently accommodate the additional
boat trafc. Importantly, all on-site movement of boats will be safely separated from pedestrians and
vehicular trafc. The existing boat-launch area will be converted for use only as waterborne visitorstransient tie-ups, and the new boat fueling facility will be relocated to the extreme southernmost
corner of the property, farthest away from restaurant patrons.
A spectacular view corridor through to the water, all the way from Pan American Drive near its
intersection with South Bayshore Drive. Each side of the corridor will be lined with mature owering
GRAPHIC OF VIEW CORRIDOR
View of restaurants from new public pier
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trees, creating a colorful canopy. The corridors terminus will be a new public pier, some 2,400
square feet in size, extending into the bay and connected to the improved baywalk. New docks and
nger piers will be constructed to encourage more boaters to visit and more visitors to enjoy our
incomparable waterfront paradise.
Retail totaling 20,000 square feet inside an entirely renovated South Hangar, with emphasis onmarine-related supplies and equipment. As with the North Hangar, it will be thoroughly modernized
and historically restored. An additional 2,700 square feet of convenience retail will be located in the
space between the two hangars.
Preservation of all large trees existing on the property, particularly the signature banyan, which willanchor a new park. Banyan Tree Park will be a signicant one-third acre in size, a passive area for
relaxation and recreation open to the general public, and other open, green areas dot the site. Plantings
will feature species native to Florida and dominant in Coconut Grove, and building materials andpathway pavers will use coral rock and other natural materials.
A monument and/or exhibit in the central roundabout at the heart of the property, celebrating the rich
aviation history of Dinner Key and Coconut Grove. Intended to grow awareness, for residents and visitors
alike, about the importance of Miami in the pioneering days of U.S. aviation, the installation will result
from our proffered collaboration with HistoryMiami, our communitys leading historical association.
A four-story parking garage with 526 vehicle spaces above 40,000 square feet of ground-oorretail shops. We propose for the garage to be directly accessible from South Bayshore Drive, with a
curvaceous and soft-edged street-side wall and a densely foliated trellis canopy atop the entire garage
presenting a lushly green panorama to our neighbors across South Bayshore Drive. A knee wall designelement will prevent car headlights from shining out and into nearby condominium windows at night.
South Bayshore Drive looking northeast toward Parking Garage
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2 :: DESCRIPTION OF PROPOSED IMPROVEMENTS
Our proposal complies with the spirit and intent of the Coconut
Grove Waterfront Master Plan, and would implement, for
the rst time, some of the most critical, principal elements
of that guiding design document. Our proposal strikes an
appropriate balance between waterfront uses and land-
based uses, creating active and passive spaces for both the
boating and non-boating communities. Our mission is to
attract residents and visitors to the waters edge at this rare
Coconut Grove location, and to provide a unique experience
unequalled anywhere in South Florida.
The site will use a combination of direct and indirect lightingxtures to provide safety and comfort with minimum glare.
Up-lit trees will add to the ambiance lighting in the evening.
Special attention will be given to parking lots, pedestrian
accessways and the improved baywalk. High-efciency
equipment will be used throughout. We envision a greener
and shadier property overall, with unied signage to improve pedestrian and bicycle circulation. New, street
side monument features for Miami City Hall and The Harbour destination will be installed at both corners
of Pan American/South Bayshore Drives, as well as appropriate signage at the second site entrance on Pan
American Drive near Clipper Circle at City Hall, and at the present entrance on Chart House Drive at South
Bayshore Drive. These new landscaping, signage and circulation features will help buffer the trafc on South
Bayshore Drive while emphasizing the propertys beauty and view corridors.
Our detailed renovation and redevelopment plan is extremely aggressive. Phase 1 maintains marina operations
and the pre-renovation casual dining restaurant, while fencing off the existing Chart House Restaurant to
demolish it and begin construction of Shulas and Ocano and The Harbour Terrace, as well as creation of the
two addition boat launching and staging areas at Grove Harbour Marina. Phase 2 winds down the existing
marina operations and fences it off, working with existing tenants to accommodate their boat-storage needs
and commences construction of the new dry rack boat storage and renovation of the North Hangar. Phase
3 commences construction of Hangar 42, the complete restoration of the South Hangar, and installation of
the new internal roadway system. Phase 4 stops operation of the pre-renovation casual dining restaurant,
demolishes those structures and builds the new facility, and nishes installation of Banyan Tree Park andother common areas.
Master Plan
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Demolition would commence as soon as all necessary approvals are obtained. New construction of all
components would commence no later than three months after all necessary approvals are obtained, and all
new construction would be completed within 18 months from the time of permit approval. Our goal would
be to nish the entire development as quickly as feasible, in order to maximize the economic objectives
desired by the City. The two existing hangars, steel frame industrial architecture rare in South Florida, will
be historically refurbished to their best and highest utilization. The hangars exterior walls will be repaired
and restored, with all non-historic additions to the hangars removed. Our experience refurbishing the historic
hangars at Grove Harbour Marina and Caribbean Marketplace will be an asset for this element of the
development program. Both hangars will be brought to hurricane and windstorm resistance standards.
A copy of the proposed site plan and additional illustrative renderings are provided at Tab No. 2 of this binder
The Harbour - Proposed Site Plan
3 :: QUALIFICATIONS AND EXPERIENCE OF PROPOSER
Grove Bay Investment Group, a limited liability company, is a marina and hospitality development venture
comprised of Eduardo J. Garcia and Giraldo Leyva Jr., each of whom serves as a corporate manager
and either of whom may bind this proposer. Grove Bay Investment Group is located at 2950 SW 27th Avenue
Suite 100, Miami, FL 33133. Grove Bay Investment Groups contact person and ofcial representative is
Francesco Balli. His phone number is (786) 866-9854. His email address is [email protected]
Mr. Garcia, who moved to Miami at age seven, is an entrepreneur with more than 18 years experience
in business, real estate, nance and lending. He is the managing member of American Realty Capital
LLC, ARC|TREO and related entities (together ARC). ARC has completed more than $350 million in real
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estate transactions consisting of retail, ofce, student-housing projects, residental, multi-family, and land
transactions. ARC closed transactions totaling more than $40 million in 2012 alone. Mr. Garcia also holds the
majority interest in Shulas 347 Grill in Coral Gables, which in turn controls the concepts development rights
for parts of Miami-Dade County. Additionally, Mr. Garcia held the controlling interest in a venture which
owned two Lime Fresh Mexican Grills, which were sold as part of the brand and store sale to Ruby Tuesday
for $24 million. Mr. Garcia also is an attorney and president of Eduardo Jose Garcia, P.A. For 10 years prior
to opening his own law practice, he was the managing partner of Garcia and Baloyra, a boutique real-estate
transaction rm. He also serves as a member of the board of directors of the Miami-Dade County chapter of
Rebuilding Together, the nations largest volunteer organization dedicated to rebuilding and rehabilitating
housing for the poor and disabled.
Mr. Leyva, born in Coconut Grove and a life-long Miami-Dade resident, is an entrepreneur with more than
20 years experience in development and managing companies that span the globe. He is the principal at
Leyva Capital, an investment fund with a focus in cash-owing businesses and specializing in marine-relatedcompanies. Among his successful developments, Mr. Leyva was one of the key individuals that created
the Grove Harbour Marina and Caribbean Marketplace immediately adjacent to this subject property. His
experience with that project, which converted the former Pan Am hangars and into their current marina/
marketplace/ofce uses, demonstrates the nancial viability and conceptual feasibility of The Harbour
Among Mr. Leyvas major commercial transactions, the sale of La Curacao, among Perus largest home
appliance retail chains, was named Deal of the Year 2012 in the private equity category by Latin Lawyer
Magazine, the denitive publication for business law throughout Latin America. He also serves as a member
of the board of directors of His House Childrens Home, a local not-for-prot that provides residential care
for abused, neglected and drug-exposed children in a home-like setting.
An Organizational Chart of the entire Grove Bay Investment Group team of professionals is on the followingpage. Additional required data regarding the proposers qualications and experience, including a listing of
representative projects, are contained in Attachments 4 and 5 to this Request for Proposals and are provided
at Tab No. 4 of this binder.
4 :: PROFESSIONAL EXPERTISE/TEAM COMPOSITION
Best-in-class professionals from every discipline required by this Request for Proposals have been
assembled to create our truly local team - all of them are leaders in marina operations, restaurant operations
and management, design, landscape architecture, historic preservation and construction. In addition to
Mr. Garcia and Mr. Leyva, our key team members include:
Marina Management: Alan Lima, Director of OperationsAntonio Zamora Jr., General Manager
Restaurant Management: Francesco Balli, Director of OperationsDave Shula, Formal Brands Specialist
John JK Kulhanjian II, General Manager
Bret Hessler, Executive Chef
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EDUARDO J. GARCIA
Manager
GIRALDO LEYVA, JR.
Manager
DESIGN TEAM CONSTRUCTION TEAM CONSULTING TEAMMARINA OPERATIONS
MANAGEMENT TEAM
GROVE BAY
INVESTMENT GROUP
Proposer
ARCHITECTURE &
LANDSCAPING DESIGN
Bernardo Fort-Brescia, FAIA
Arquitectonica Intl
Jeremy C. Gauger, LEED AP
ArquitectonicaGEO
GENERAL CONTRACTOR
John C. Brown
All-Go Construcon Systems
ENGINEERING
Jose Muoz, PE
BCC Engineering
INDEPENDENT APPRAISER
Anthony M. Graziano
Integra Realty Resources
RESTAURANT DESIGN
David Shea
Tanya Spaulding
Shea
MARINE CONSTRUCTION
Steve Ryder
Bellingham Marine
DIRECTOR OF OPERATIONS
Alan Lima
GENERAL MANAGER
Antonio Zamora, Jr.
BOAT RACKS
William Roof
Roof & Rack Products
MARINA HISTORIC DESIGN
Juan E. Berry, RA, NCARB
Berry Design Studio
FORMAL
RESTAURANT BRAND
Dave Shula
Shulas Steak Houses
HISTORIC PRESERVATION
Richard Heisenbotle, FAIA
R.J. Heisenbole Architects
CONSTRUCTION MANAGER
Jose Garcia
All-Go Construcon Systems
RESTAURANT OPERATIONS
MANAGEMENT TEAM
DIRECTOR OF OPERATIONS
Francesco Balli
GENERAL MANAGER
John JK Kulhanjian II
EXECUTIVE CHEF
Bret Hessler
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Design Team: Bernardo Fort-Brescia, Arquitectonica InternationalJeremy C. Gauger, ArquitectonicaGEO
David Shea and Tanya Spaulding, Shea
Juan Berry, Berry Design Studio
Construction Team: John Brown and Jose Garcia, All-Go Construction Systems
Steve Ryder, Bellingham Marine
William Roof, Roof & Rack Products
Consulting Team: Richard J. Heisenbottle, R.J. Heisenbottle ArchitectsJose Muoz, BCC Engineering
Anthony M. Graziano, Integra Realty Resources
Resumes of all team members are provided at Tab No. 5 of this binder. A complete list of all team membersincluding their required corporate addresses, is in the table on the following page.
5 :: QUALIFICATIONS AND EXPERIENCE OF OPERATIONS/MANAGEMENT TEAM
OPERATIONS AND MANAGEMENT PLAN OVERVIEW
Every element of The Harbours construction, planning and operations organization brings extremely
experienced individuals to their respective tasks.
Harbour Management Group, which has set the standard for excellence in South Floridas marina services
industry since 2002 at neighboring Grove Harbour Marina, will supervise the installation of the new drystorage rack system, creation of the customized storage facility inside the North Hangar, management of all
of those 406 slips and the services that each client requires, as well as overseeing all retail operations.
Similarly, Grove Bay Hospitality Group will be responsible for the projects overall food and beverage
facilities. Shulas Steak & Seafood will be a franchise, and will benet from Shulas corporate training and
operating experience. Ocano Seafood-Cebicheria and Hangar 42 will be organized, trained and opened
by Grove Bay Hospitality Group. Each restaurant will have a general manager, two assistant managers, a
bar manager, an executive chef and two sous chefs. A mystery shopper rm will be engaged to shop each
location, and le reports, on a monthly basis.
Keen attention to market trends and dining experiences will be critical to the long-term success of our three
restaurant concepts. Grove Bay Investment Group, and particularly its Grove Bay Hospitality Group, will
constantly deploy resources to ascertain the strengths and any weaknesses of its dining offerings and make
any adjustments necessary to keep them competitive in the local and regional marketplaces.
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TEAM NAME & ROLE COMPANY CORPORATE ADDRESS PHONE LOCAL
Management
Eduardo J. GarciaManager
Grove BayInvestment Group
2950 SW 27th AvenueSuite 100, Miami, FL 33133
(786) 866-9854 Giraldo Leyva Jr.Manager
MarinaOperationsManagementTeam
Alan LimaDirector of Operations
HarbourManagement Group
2640 South Bayshore Dr.Suite 305, Miami, FL 33133
(305) 854-6444 Antonio Zamora Jr.General Manager
RestaurantOperationsManagementTeam
Francesco BalliDirector of Operations
Grove BayHospitality Group
2950 SW 27th AvenueSuite 100, Miami, FL 33133
(786) 866-9854
Dave Shula
Formal Restaurant Brand
John JK KulhanjianGeneral Manager
Bret HesslerExecutive Chef
Design
Bernardo Fort-Brescia, FAIAArchitecture & LansdcapeDesign
ArquitectonicaInternational
2900 Oak Ave.Miami, FL 33133
(305) 372-1812 Jeremy C. Gauger, LEED APArchitecture & LansdcapeDesign
ArquitectonicaGEO2900 Oak Ave.Miami, FL 33133
(305) 372-1812
David SheaRestaurant Design
Shea
10 S. 8th Street
Minneapolis, MN 55402 (612) 339-2257Tanya SpauldingRestaurant Design
Juan Berry, RA, NCARBMarina Historic Design
Berry Design Studio2640 South Bayshore Dr.
Suite 301, Miami, FL 33133(305) 285-1874
Construction
John C. BrownGeneral Contractor
All-Go Construction Systems4970 SW 72 Ave., #109
Miami, FL 33155(305) 668-5892
Jose GarciaConstruction Manager
All-Go Construction Systems4970 SW 72 Ave., #109
Miami, FL 33155(305) 668-5892
Steve RyderMarine Construction
Bellingham-Marine1323 Lincoln St.
Bellingham, WA 98229(904) 358-3362
William Roof
Boat Racks
Roof & Rack Products6421 Congress Ave., #117
Boca Raton, FL 33487
(561) 393-4757
Consulting
Richard J. HeisenbottleHistoric Preservation
R.J. Heisenbottle Architects2199 Ponce De Leon Blvd.
Coral Gables, FL 33134(305) 446-7799
Jose Muoz, PEEngineering
BCC Engineering7300 North Kendall Dr.
Suite 400, Miami, FL 33156(305) 670-2350
Anthony M. GrazianoIndependent Appraiser
Integra Realty Resources,9400 S. Dadeland Blvd.,
PH 1, Miami, FL 33156(305) 670-0001
Team List :: Corporate Address and Contact Information (Local Firms Denoted)
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TEAM MEMBERS
Grove Harbour Marina
Marina Management ::Alan Lima, who will be serving as director of operations, was one of the principals
that developed next-door Grove Harbour Marina and Caribbean Marketplace, transforming the aging Pan
Am hangars into a vibrant community asset. As founder of Harbour Management Group, Mr. Lima has
more than 17 years boatyard management experience and continues to set the industry standard for marina
operations. In addition to its success next door, Harbour Management Group has been involved in similar
management responsibilities at Riverfront Marina in Fort Lauderdale, FL, Bay Point Marina in Marblehead
OH, Grand Harbour Marina in Pickwick, TN, and Bimini Bay Resort and Casino in Bimini, The Bahamas
Mr. Limas experience spans more than 2,000 boat slips and the ancillary services supporting them.
Antonio Zamora Jr., who will be serving as general manager, has more than 26 years of experience in the
boating and marina industries. He has been instrumental in overseeing the dry storage, wet-slip storage and
boatyard coordination of Grove Harbour Marina for more than a decade. Mr. Zamora was responsible at the
outset for the planning and designing of Grove Harbour Marina, which to this day has one of the best vessel
circulation and storage capabilities of any such facility in Florida. Additionally, because of his many years ofcivic involvement throughout the City of Miami, Mr. Zamora adds signicant marketing and logistical value
to The Harbour team.
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Restaurant Management :: Francesco
Balli, who will be serving as director of
operations, is a CPA and an administrator with
broad experience in all aspects of nance,
consulting and business management in the
retail, food and beverage, and professional
services industries, including six years
specically as a restaurant executive.
He is a partner in Grove Bay Hospitality
Group LLC, which provides consultancy
services to restaurants and which currently
manages the administration, operations and
accounting for Shulas 347 Grill in Coral
Gables, as well as several other Miami-based restaurants grossing more than $14
million in combined annual sales. Mr. Balli
previously was chief nancial ofcer and
vice president of nance for Areas USA,
a 1,700-employee food and beverage
and retail concessionaire that operates
restaurants at Floridas Turnpike plazas and
in nine airports across eight states, grossing
more than $150 million in annual revenues
across 100 points of sale. Mr. Balli was a key
Areas executive for the Floridas Turnpike transition, which migrated 25 restaurants across 15 differentconcepts at seven separate plaza locations within 36 hours to Areas USA from the prior operator.
Dave Shula, who will be serving as formal brand specialist, joined Shulas Steak Houses in 1997 after 16
years in the National Football League as a player, assistant coach and head coach. At that time, the Shula
restaurant brand had ve locations and three concepts (Shulas Steak House, Shulas Two and Shulas on the
Beach). Named president of the company in 2000, Mr. Shula has led the development of three additiona
concepts (Shulas 347 Grill, Shulas Bar & Grill and Shula Burger) and has guided growth of the rm to 35
locations (19 of them in Florida) in 14 states.
John JK Kulhanjian II, with more than 18 years restaurant operations experience, will be serving as generalmanager. He currently oversees all operations of Council Oak Steaks & Seafood Restaurant, the signature
dining facility at the Seminole Hard Rock Hotel and Casino in Hollywood, FL, which currently grosses
approximately $10 million in annual sales. He also is director of operations for Grove Bay Hospitality Group
Previously Mr. Kulhanjian was for two years general manager of Shulas 347 Grill in Coral Gables and was
for three years general manager and assistant food and beverage director for Don Shulas Hotel & Golf Club
in Miami Lakes.
Don Shula breaks record of Most Wins by NFL Coach
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Bret Hessler, with more than 27 years restaurant operations experience, will be serving as executive chef.
He has served in that creative and managing capacity at Shulas 347 Grill in Coral Gables since September
2010. He has an extensive resume of top-end culinary responsibilities in challenging restaurant environments
across America. Before moving to Coral Gables, Mr. Hessler was executive chef and general manager of
Tequila Ranch, the Mexican restaurant at Seminole Hard Rock Hotel & Casino in Hollywood, FL, grossing
more than $4.5 million in annual sales; head chef at Bistro Mezzaluna in Fort Lauderdale, FL; executive sous
chef at Smith & Wollenskys in Miami Beach, a high-volume restaurant overlooking PortMiamis channel to
the Atlantic Ocean and grossing more than $19 million in annual sales; corporate executive chef for Davis
Dining Concepts in Phoenix, AZ, and Dallas, TX; chef at Cougans Brewery & Grill in Glendale, AZ; and
sushi chef at Wolfgang Puck ObaChine in Phoenix.
Design Team ::Arquitectonica International is a woman-owned architecture, interior design and planning
rm that began in Coconut Grove in 1977 as an experimental studio. Led by Laurinda Spear and Bernardo
Fort-Brescia, the studio has evolved into a global practice, combining the creative spirit of the principalswith the efciency of delivery and reliability of a major architectural rm. Mr. Fort-Brescia is the architect
responsible for the overall design of this proposal. His colleague, Jeremy C. Gauger at ArquitectonicaGEO,
will be responsible for landscape architecture services. Arquitectonicas domestic practice is directed from
regional ofces in Coconut Grove, New York and Los Angeles, with global ofces in Paris, Hong Kong,
Shanghai, Manila, Dubai, Lima and Sao Paulo. The rms 480 staff members include more than 75 LEED-
accredited professionals.
Berry Design Studio is a Coconut Grove-based architectural rm that specializes in marine-related and multi-
residential projects. Juan Berry founded the rm in 1995 and, since its creation, has worked on a multitude
of residential, commercial, industrial and marine projects. The rm has been recognized by organizations
such as the Dade Heritage Trust for work performed in the renovation of the Pan Am hangars, which are part
of the National Register of Historic Places and home to Grove Harbour Marina and Caribbean Marketplace
next door.
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View of Shulas and The Harbour Terrace
David Shea, owner and creative principal of Shea Inc. architects, has been directly involved in the designs of
more than 400 retail, hospitality and other projects during the rms 34-year history. Tanya Spaulding, also
a principal at the rm, has 20 years experience in creating, branding and marketing consumer experiences,
with an emphasis on restaurant design and development. Shea Inc. is one of the countrys most respectedhospitality-oriented, marketing and design rms with enormous experience in launching new concepts into
the competitive marketplace, having worked with leading restaurant brands such as Mortons, California
Pizza Kitchen, The Palm and Fogo de Chao, to name but a few. Located in Minneapolis, the rm brings an
important national perspective to The Harbour and its vision.
Construction Team ::John C. Brown, our licensed general contractor at All-Go Construction Systems, and
Jose Garcia, with 26 years building experience and the companys CEO and owner, have been constructing
landmark projects throughout Florida for years. Among the rms many satised clients since 1997 are the
Archdiocese of Miami and St. Thomas University, for whom All-Go has completed more than $80 million
of construction, Deel Motors/Volvo, with more than $20 million in construction projects completed, and
a wide range of other private clients totalling more than $80 million in completed construction contractsAll-Go provides the complete range of contracting services: design management, planning, pre-construction
scheduling, general contracting and program management.
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Real marina construction experience by The Harbour team
Bellingham Marine is an association of companies doing work in the marine industry, both in the public
and private sectors, domestically and abroad, for 55 years. Steve Ryder, manager of project development
for Florida and Gulf Coast states, joined the company in 1988. The rm is a global leader in the design
manufacture and construction of marinas and related products and services. Bellingham Marine has installed
more than 20 million square feet of concrete oating docks throughout the world. No other marina construction
company can claim to match its scope, experience and technical expertise.
Roof & Rack Products is considered by many to be the world leader and authority in the marine dry storage
industry. William Roof embodies the hands-on work ethic of this family-owned-and-operated business. The
company has served all facets of the boat storage market for more than 30 years. Roof & Rack provides
a diverse selection of marine storage solutions, with a customer-rst philosophy. The company is pre-
eminent in the design, engineering, fabrication and installation of xed outdoor rack systems and customized
interior storage components.
Consulting Team ::Richard Heisenbottle, president of R.J. Heisenbottle Architects in Coral Gables, is one
of Floridas most renowned and respected historic-preservation professionals. He has more than 35 years
experience in every aspect of architecture and interior design. Mr. Heisenbottle has served as president ofthe Miami chapter of the American Institute of Architects and as president of Dade Heritage Trust, South
Floridas largest historic preservation organization. He also served as a member of the City of Miamis
Historic Preservation Board for 10 years and served on the Coral Gables Historic Preservation Board. In 1998
he won a National Preservation Award from the National Trust for Historic Preservation. Mr. Heisenbottles
local restoration projects include the entrance lobby and City Commission Chambers at adjacent Miami City
Hall, the nearby former U.S. Coast Guard hangars now home to Shake-A-Leg Miami, Vizcaya Museum
and Gardens, Gusman Center for the Performing Arts, the Colony Theater and the Freedom Tower. He will
provide critical guidance on the renovation of the two historic Pan Am hangars.
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Jose Muoz, a principal with BCC
Engineering in Kendall, has more than 17
years experience on major transportation
and construction projects. His experience
ranges from concept development to nal
design on rural highways, urban arterials and
major interchange reconstruction projects.
He has served as project manager, engineer
of record and client project manager in a
variety of jobsites. Mr. Muoz has extensive
experience with the Florida Department of
Transportation, including ve district-wide
contracts, and with Floridas Turnpike and
the Miami-Dade Expressway Authority.
Anthony M. Graziano is senior managing director at Integra Realty Resources of Kendall, a full-service
advisory rm specializing in appraisals, marketing and marketability studies, feasibility analyses and
valuation calculations for all forms of business and real-estate ventures. The company has served dozens
of retail, ofce-park and hospitality clients throughout South Florida, the Orlando region and Floridas Gulf
Coast. Local destination clients include the Deauville Hotel in Miami Beach, Bahia Mar hotel and marina
in Fort Lauderdale, the Normandy Plaza Hotel in Miami Beach and the Harbor Beach Marriott in Fort
Lauderdale. Mr. Graziano has been active in the real-estate consulting industry since 1986.
Additional required data regarding the qualications and experience of our management and operations team
are contained in Attachments 4 and 5 to this Request for Proposals and are provided at Tab No. 4 of this binder
6 :: LOCAL FIRM PARTICIPATION
Our Grove Bay Investment Group team is genuinely home-grown, with six team members having primary
business ofces within the City of Miami: Grove Bay Investment Group (proposer), Harbour Management
Group (marina operations), Grove Bay Hospitality Group (restaurant operations), and Arquitectonica
International, ArquitectonicaGEO and Berry Design Studio (architects and landscape architects). Copies of
each rms Local Business Tax Receipt (fka occupational license) are provided at Tab No. 5 of this binder.
Five additional team members are local in spirit, with primary ofces not far from Miamis city limitsR.J. Heisenbottle Architects (historic preservation, Coral Gables), All-Go Construction Systems (genera
contractor, near Westchester), BCC Engineering (technical supervision, Kendall), Integra Realty Resources
(market analysis and value engineering, Kendall) and Shulas Steak Houses (formal dining specialists, For
Lauderdale).
Grove Bay Investment Group hereby commits to insure the use City of Miami-based contractors and vendors
and more specically minority-owned and other small businesses, where possible in the implementation of
this project.
R.J. Heisenbottle Architects restored City Hall to this standard
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Beyond our clear commitment to local rm participation, development of The Harbour is expected to provide
the local Miami community with at least 100 construction jobs. Moreover, the long-term employment numbers
within our operating facilities will create an estimated 300 new, permanent jobs. Working with local training
skills centers, human-resource agencies and job-placement experts such as Workforce Florida, Grove Bay
Investment Group hereby commits to insure that no fewer than 60% of its initial workforce at The Harbour
will be comprised of City of Miami residents.
7 :: FINANCIAL FEASIBILITY
Grove Bay Investment Group has taken a conservative yet realistic approach to creating and vetting its fully
viable Financial Model, which is provided at Tab No. 3 of this binder. To validate our model, we commissioned
one of South Floridas pre-eminent real estate development advisers, Integra Realty Resources, to provide
an expert, independent analysis of the feasibility, marketplace functionality and economic impacts of our
proposal. A summary of that study is contained in Section 11 below, and a complete copy of that study isprovided at Tab No. 5 in this binder.
The following assumptions are based on real and current data from surrounding and related businesses,
including operational experiences and nancial data from Grove Harbour Marina and the various restaurants
presently operated or managed by our dining operations and management team.
Investment Summary
Description ProjectShula's &
Harbour TerraceOcano
Hangar 42& Park
Marina N. Hangar S. HangarDocks /
PierTOTAL
Soft Costs 1,250,000 200,000 150,000 50,000 25,000 25,000 25,000 100,000 1,825,000
Demolit ion & Site Work 1,050,000 75,000 - 50,000 50,000 25,000 25,000 75,000 1,350,000
Hard Construction Costs - 1,975,000 1,475,000 425,000 150,000 400,000 795,000 875,000 6,095,000
Furniture, Fixtures & Equipment - 775,000 575,000 500,000 1,020,000 - - - 2,870,000
Pre-Opening Investments 125,000 250,000 250,000 165,000 - - - - 790,000
Total 2,425,000 3,275,000 2,450,000 1,190,000 1,245,000 450,000 845,000 1,050,000 12,930,000
Parking Garage Contribution 4,970,000
Grand Total Investment 17,900,000
Marina Assumptions ::Initial pricing will be maintained at todays $18 per foot for outdoor storage and $20
per foot for indoor storage. This pricing will deliver excellent value to the boating community, even more so
given boat owners access to maintenance services at adjacent Grove Harbour Marina. Dry storage capacity has
been established to align with market demand for vessels 28 feet or less in length. Total capacity will be 406
boats, with 350 in new, outdoor racks and 56 indoors within a completely renovated and modernized NorthHangar. Of the total project cost of $17.9 million, $1.7 million has been allocated for marina construction.
Entirely unique to this Grove Bay Investment Group proposal, as well as to our site plan and operations, is our
relationship to the adjacent property, Grove Harbour Marina. Given the fact that this RFP does not require the
existing boat launch area (or any other waters-edge part of the site) to continue to serve the boat-launching
function, the principals of Grove Bay Investment Group and the principals of Grove Harbour Marina have reached
an agreement to grant The Harbour access and entry into the marinas next-door facility, where two new launch
and staging areas will be created to efciently handle the additional boar trafc. This affords a singular and
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remarkable opportunity to achieve efciencies and heightened safety for visitors to The Harbour. Specically
the transit by forklift of The Harbours boats from the outdoor and North Hangar storage racks to the water
will occur over the contiguous property of Grove Harbour Marina. That route, from the water back to storage
as well, will be completely and safely separated from pedestrians and vehicles moving about the rest of The
Harbour site.
Decades from now, in December 2042, when the separate City leasehold controlling Grove Harbour Marina
and Caribbean Marketplace has run its timeline, this symbiosis of shared boat launching may no longer be
available. While this scenario may never become a reality, it can be easily addressed. The nal page of the
illustrative renderings provided at Tab No. 2 in this binder is a site plan that proposes how the boat-launching
function could again become internal to this site, if that should become necessary. This transitional
reconguration and very slight modication of the proposed landscaping plan is merely an illustration of
a logical solution to a potential necessity, should that highly improbable circumstance even arise many
years hence.
Formal Restaurants Assumptions ::(A) Shulas Steak & Seafood will provide ground-oor interior seating
for 150 persons, with outdoor patio seating for 50 persons. Initial annual sales for Shulas are projected at $6
million. (B) Ocano Seafood-Cebicheria, the second upscale dining facility, will provide ground-oor interior
seating for 150 persons, with outdoor patio seating for 75 persons. Initial annual sales for Ocano are projected
at $6 million. (C) The Harbour Terrace will include the expansive patio atop Ocano, spanning across the
ground-oor space between the two formal restaurants, along with the open area and enclosed space atop
Shulas, with seating for up to 200 persons for banquets, receptions and other events. Initial annual sales for The
Harbour Terrace are projected at $3 million. Of the total project cost of $17.9 million, $5.7 million has been
allocated for construction and furnishing the two formal restaurants and The Harbour Terrace.
Casual Dining Assumptions :: Hangar 42 Pub & Grub will attract and cater to South Floridians long
accustomed to enjoying Coconut Groves waterfront, as well as residents and visitors who will be attracted
by the project for the rst time, and offer some of the most remarkable water views in the entire project. It
will be located adjacent to Banyan Tree Park and near the existing boat-launch area, where launching will
cease in order to allow greater tie-ups by transient boaters. Annual initial sales are projected at $5 million.
Of the total project cost of $17.9 million, $1.2 million has been allocated for casual dining construction and
furnishing, and for nearby Banyan Tree Park improvements.
Retail Assumptions ::The existing South Hangar will be completely refurbished and historically modernized
to meet todays building codes. The intended retail use for the hangar would be a full-service marine supplyand shing tackle store, akin to a Crook and Crook, West Marine or Hopkins-Carter operation. In addition to
the 20,000 square feet of retail within the hangar, another 2,700 square feet of convenience retail (sundries,
snacks and beverages to go, casual apparel, perhaps a bank or a salon or bookstore) will be provided in the
space between South Hangar and the boat-storing North Hanger. Initial annual rental income is projected at
$600,000. Of the total project cost of $17.9 million, $845,000 has been allocated for retail construction.
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GROUP
No.
REVENUE CENTER
MONTHS
MONTHS
REVEN
UE
CENT
ER
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
PHASE 1 Shulas Steak & Seafood 18 YES
PHASE 1 Ocano Seafood Cebicheria 18 YES
PHASE 1 2 Boat Launch & Stage Slips 13 NO
PHASE 2 Marina Racks 13 YES
PHASE 2 North Hangar 13 YES
PHASE 3 Hangar 42 Pub & Grub 18 YES
PHASE 3 Roads & Sidewalks 18 NO
PHASE 3 South Hangar 18 YES
PHASE 4 Final Demo N/A YES
PHASE 4 Common Area N/A NOPHASE 5 Garage BY MIAMI PARKING AUTHORITY 18 YES
PLANS/PERMITS CONSTRUCTION PUNCH LIST/EQUIP. PRE-OPENING OPEN/AVAILABLE
Construction & Timing of Events
Garage and Garage Retail Assumptions ::Our utilization analysis concludes that we will require 497
spaces in the newly constructed parking garage. Governed by this Request for Proposals economic formula
requiring a contribution of $10,000 per utilized parking space, Grove Bay Investment Group will be obligated
for a $4.97 million contribution toward the parking garages construction. We will elect the Citys nancing
option of 75% at 6% interest over 20 years. It is assumed that the parking garage will open for business
18 months following commencement of the lease, coincident with completion of the projects capital
construction. We estimate initial annual rents to be $30 per square foot, generating $1.2 million in initial
annual rental revenues.
Additional Assumptions ::Construction of new, public docks and piers is estimated to cost $1.1 million. Genera
project investments, such as site work, soft costs, landscaping and the like, is estimated to total $2.4 million.
Grove Bay Investment Group is singularly capable of executing and delivering to the City of Miami a concept
as bold, transformative and cohesive as The Harbour in Historic Coconut Grove. Our feasibility analysis
respects the propertys incomparable water access to Biscayne Bay and leverages our teams decades of
marina and retail experience, most especially the construction and operation of Grove Harbour Marina and
Caribbean Marketplace. We are extremely condent of our projected rent payments to the City, which will
total $26.9 million from commencement of construction through the rst full 10 years of operations.
The two principals of Grove Bay Investment Group have signicant, personal experience in obtaining
nancing commitments for comparable, signicant real-estate and economic development projects.
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Mr. Garcia, one of the two managers is the managing member of American Realty Capital LLC, ARC|TREO
and related entities (together ARC). ARC has completed more than $350 million in real estate transactions
consisting of retail, ofce, and student-housing projects, residential, multi family, and land transactions. ARChas closed transactions totaling more than $40 million in 2012 alone. In 2007, ARC successfully developed
a major shopping center in Homestead, Florida on a 14-acre parcel involving a Home Depot, Burger King
outparcel and a strip shopping center with national tenants such as Family Dollar. Mr. Garcias developmen
and coordination of his complex Homestead project occurred during a three-year period, had a total cost of
$18 million, and required securing $13.2 million in debt nancing for the Home Depot parcel alone with
Chase Bank.
Mr. Leyva, the other manager of Grove Bay Investment Group, is the principal at Leyva Capital, an investment
fund with a focus in cash-owing businesses and specializing in marine-related companies. Mr. Leyva was
and remains a member of the ownership and management team of Grove Harbour Marina and Caribbean
Marketplace, an extremely successful project on City-owned land that is remarkably similar in size andfunctionality to the objectives of this Request for Proposals; specically, to develop and operate marina, food
and beverage, and retail venues at the waters edge in Coconut Grove. Mr. Leyva obtained nancing, in the
amount of $14 million, to successfully design, construct, maintain and continue operating Grove Harbour
Marina and Caribbean Marketplace.
8 :: GOOD FAITH DEPOSIT
Grove Bay Investment Group has delivered to its escrow agent, the Greenberg Traurig law rm, the $7
million required to meet this requirement of this Request for Proposals. The letter evidence of this is provided
INFLOWS / OUTFLOWS TIMING YEAR 1YEAR 2
First 6 Mo.YEAR 2
Last 6Mo.YEAR 3 YEAR 4 YEAR 5 YEAR 6 YEAR 7 YEAR 8 YEAR 9 YEAR 10 YEAR 11 YEAR 12
Restaurant Operations
Pre Renovat ion - Casual Din ing 18 Mo. Only 412,000 206,000
Hangar 42 - Pub & Grub 18 Mo. Start - - 257,500 515,000 540,750 567,788 579,143 590,726 602,541 614,591 626,883 639,421 652,209
Shula's Steak & Seafood 18 Mo. Start - - 150,000 300,000 315,000 330,750 337,365 344,112 350,995 358,014 365,175 372,478 379,928
Oceano Seafood - Cebicheria 18 Mo. Start - - 150,000 300,000 315,000 330,750 337,365 344,112 350,995 358,014 365,175 372,478 379,928
The Harbour Terrace 12 Months - - 75,000 150,000 157,500 165,375 168,683 172,056 175,497 179,007 182,587 186,239 189,964
Rent from Restaurant Operations 412,000 206,000 632,500 1,265,000 1,328,250 1,394,663 1,422,556 1,451,007 1,480,027 1,509,628 1,539,820 1,570,616 1,602,029
Marina Operations
Pre Renovation - Marina 9 Mo. Only 100,101 - - - - - - - - - - - -
Pre Renovation - Fuel Sales 9 Mo. Only 12,656 - - - - - - - - - - - -
Marina Operations 14 Mo. S tart - 61,425 73,710 250,614 253,747 256 ,919 260 ,130 263,382 266 ,674 270,007 273,382 276 ,800 280,260
Fuel Sal es 14 Mo. Start - 9,375 11,250 22,500 2 2,781 23,066 23,354 23,646 23,942 24,241 24,544 24,851 25,162
Rent from Marina Operations 112,757 70,800 84,960 273,114 276,528 279,985 283,484 287,028 290,616 294,248 297,927 301,651 305,421
Retail Leasing
Ga rage Retai l 2 4 Mo. St ar t - - - 400,000 405,000 410,063 4 15,188 420,378 425,633 430,953 436,340 441,794 447,317
Hangar Corridor (2,700 sq. ft.) Retail 18 Mo. Start - - 13,500 27,000 27,338 27,679 28,025 28,376 28,730 29,089 29,453 29,821 30,194
Hanger (South) Retail 18 Mo. Start - - 100,000 200,000 202,500 205,031 207,594 210,189 212,816 215,477 218,170 220,897 223,658
Ren t f rom Retail Leas in g - - 627,000 634,838 642,773 650,808 658,943 667,180 675,519 683,963 692,513 701,169
Total Percentage Calculation to The City 524,757 276,800 717,460 2,165,114 2,239,615 2,317,420 2,356,848 2,396,977 2,437,822 2,479,395 2,521,710 2,564,780 2,608,619
MINIMUM GUARANTEED RENT 1,400,000 700,000 700,000 1,800,000 1,800,000 1,800,000 1,800,000 1,800,000 1,800,000 1,800,000 1,800,000 1,800,000 1,800,000
RENT DUE TO THE CITY 1,400,000 700,000 717,460 2,165,114 2,239,615 2,317,420 2,356,848 2,396,977 2,437,822 2,479,395 2,521,710 2,564,780 2,608,619
Rent Schedule
TOTAL - 26,905,76
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at Tab No. 5 of this binder. Grove Bay Investment Group agrees to maintain these funds with its escrow
agent throughout this procurement process, and shall utilize these funds for project expenses upon award and
execution of a lease with the City, as dened in this Request for Proposals.
9 :: INFRASTRUCTURE COSTS
Grove Bay Investment Group has estimated a total $17.9 million in initial project costs, including
infrastructure costs associated with roads and utilities (improvements and new construction or installation)
This development budget is a realistic assessment, reecting actual market costs and anticipated future price
levels. A complete, detailed Financial Model including these expenses is provided at Tab No. 3 in this binder
10 :: ON-GOING CAPITAL INFRASTRUCTURE COSTS
Grove Bay Investment Group will provision adequate funds from yearly cash ow to provide timely andrst-class maintenance, repair and/or replacement of capital improvements during the entire lease term. A
complete, detailed Financial Model including these expenses is provided at Tab No. 3 in this binder, and
it reects an annual contribution of 1% of gross revenues to a Capital Infrastructure Escrow Account. We
understand that no government funds whatsoever will be made available to Grove Bay Investment Group in
this regard, and that the City will retain its right to inspect and to require repairs.
Grove Bay Investment Group acknowledges that the project will be constructed, maintained and operated
entirely at its own risk, without benet of any nancial guarantees from the City of Miami. We also recognize
and respect the Citys obligation to its residents that the project be completed on a timely basis, in order to
make the property enhancements available to the public as soon as possible and in order to generate revenues
upon which the City is relying. We are entirely committed to a genuine collaboration and partnership withthe City.
To that end, Grove Bay Investment Group will create a comprehensive envelope of accountability
governing every aspect of the project from Day One. We will only utilize binding contract documents for al
construction and services participation in this project. Milestones will be clearly articulated. Performance
requirements will be dened in detail. Liquidated damages for non-performance and/or missed deadlines wil
be severe. There will be real and substantial adverse consequences for any entity that slows delivery of this
nished product or in any way diminishes the best possible delivery of any service upon commencement of
commercial activities.
11 :: FINANCIAL AND NON-FINANCIAL RETURNS TO THE CITY
Financial Returns ::Grove Bay Investment Group will pay to the City a minimum, guaranteed rent of $1.8
million annually. That yearly minimum rent amount includes the $400,000 rent for the parking garage, which
will become due six months following the issuance of a certicate of occupancy for the parking garage.
During the entire term of the lease, Grove Bay Investment Group will pay to the City the greater of (a) its
minimum annual rent guarantee or (b) the sum of percentage rents in categories as specied in this Request
for Proposals: 5% of gross revenues for the formal restaurants (Shulas Steak & Seafood, Ocano Seafood-
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Cebicheria and The Harbour Terrace), 10.3% of gross revenues for casual dining (Hangar 42 Pub & Grub),
15% of gross revenues for non-fuel marina operations, 15% of gross fuel prots, 5% of gross revenues for
marine-related retail sales, and $10 per square foot for retail space on the ground oor of the parking garage
and other retail spaces elsewhere on the leasehold property.
Grove Bay Investment Group believes that all
components of the proposed project represent the
very best use of the site and will provide the very best
nancial return to the City. Integra Realty Resources
one of South Floridas pre-eminent real estate
development advisers, was commissioned to provide
an expert, independent analysis of the feasibility
marketplace functionality and economic impacts of our
proposal. A complete copy of that study is provided atTab No. 5 in this binder.
Integras report validates all of the core economic
conclusions of Grove Bay Investment Groups
submitted Financial Model, which is provided at Tab
No. 3 in this binder. Integras complete analysis and
report is provided at Tab No. 5 in this binder. Integras
summary conclusions are:
The following statements are based on the proposed development plan, as described to us, as well as our
market research, data analysis and knowledge of the market.
1. The proposed plan provides a consistent mixed-use development that will utilize the entire site
from Bayshore Drive retail through the marina promenade to the waterfront restaurants to create a
waterfront destination from South Florida residents to international visitors.
2. The proposed mix of both daytime and nightlife uses will produce a convenient and vibrant attraction
for surrounding residents & families, nearby daytime employment centers and dining/nightlife
patrons.
3. The subjects proposed restaurant spaces provide a strong range of marketability as the plan calls fora name brand-recognized Shulas Steak & Seafood, and Oceano Seafood Cebicheria, a Peruvian
themed restaurant that will attract the signicant surrounding Hispanic and Latino population as well
as the large international tourism segment.
4. The Hangar 42 Pub & Grub outdoor bar/restaurant will serve as the linchpin of the development as it
will be a complimentary use to the marina as boaters look for a fast and casual eatery either before or
after a day on the water and for nearby employees looking for a fast lunch with scenic views. Hangar
42 Pub & Grub will transition the development into the after-work and nightlife crowd looking for a
relaxed nightlife destination or a nightcap cocktail after dining at one of the formal restaurants.
Year Rent Note
Year 1 1,400,000 12 Mo. Construction
Year 2 * 1,417,460 6 Mo. Construction
Year 3 2,165,114 Completed
Year 4 2,239,615 Completed
Year 5 2,317,420 Completed
Year 6 2,356,848 Completed
Year 7 2,396,977 Completed
Year 8 2,437,822 Completed
Year 9 2,479,395 Completed
Year 10 2,521,710 Completed
Year 11 2,564,780 Completed
Year 12 2,608,619 Completed
Total 26,905,761
Rent Summary (Years 1-12)
* Parking garage opens mid-year
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City Hall looking northwest to Hangar 42
5. The Harbour Terrace will provide a destination venue for weddings, events and banquets. The layout
of the space with open-air terraces and views of Biscayne Bay will provide a desirable location forspecial events in South Florida.
6. The ability for the subject to partner with the adjacent marina for the loading/unloading of boats
will create the ability to develop a safe, family-friendly environment. The current conguration
of loading/unloading boats through the visitor area creates a disturbing experience as visitors are
currently subject to loud and heavy equipment.
7. The proposed size and design of the retail uses will allow the subject to serve as a daytime destination
for nearby residents looking for supportive retail uses with easy parking, as well as serve the marina
operations through marine sales and services. The retail part of the development will look to serve the
daytime needs of surrounding residents and not draw from the existing Coconut Grove retail shops
and boutiques.
Grove Bay Investment Group further understands that its lease will adhere to the Miami City Charter
requirement for rent compensation to the City equal to fair-market value, and that the guaranteed annual
minimum rent will be escalated at various lease years based on contemporaneous appraisals.
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Non-Financial Returns ::Grove Bay Investment Group commits to making at least two contributions to our
community at large:
If Grove Bay Investment Group were awarded this lease, it will make a generous gift of $30,000annually during every year of the lease term to help fund the Black Hospitality Initiative of Greater
Miami. That initiative provides scholarships to African-American students to attend local universities
prepares high school students to become certied in the American Hotel and Lodging Educationa
Institutes Skills, Tasks and Results Training (START) curriculum, and assists existing businesses
in Overtown, Little Haiti and Little Havana grow their tourist and visitor clientele. This commitment
is reected in a letter from the Greater Miami Convention and Visitors Bureau provided at Tab No. 5
of this binder.
If Grove Bay Investment Group were awarded this lease, it will establish an on-site mentoring program
that will involve students with our world-class chefs, restaurant executives and retail managers toprovide real-world experiences that enhance their classroom learning.
If Grove Bay Investment were awarded this lease, it will collaborate with HistoryMiami, ourcommunitys leading historical association, to create a monument or exhibit within our project
celebrating the rich tradition of aviation at Dinner Key in Coconut Grove. This commitment is
reected in a letter from HistoryMiami provided at Tab No. 5 of this binder.
Automobile circulation
Convenience parking, (doesnot count toward parkingnumbers).
Drop-off / Valet locations
Loading & Service zones
Emergency vehicles only
Service / valet vehicle ac-cess
Circulation Plan
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12 :: MARKETING PLAN
The primary market for the nearly-complete overhaul and commercial reconguration of this property is
the local community that lives and/or works in Coconut Grove. The secondary market is comprised of three
segments: rst, local residents who live in nearby neighborhoods such as The Roads, Brickell, South Miami
Coral Gables, Pinecrest and other areas of Miami-Dade County; second, the broader South Florida region
and third, the tourist market at large, both domestic and international.
We will utilize the same social media and marketing companies currently deployed by Grove Bay Hospitality
Group in support of Shulas 347 Grill. They have been extremely successful in obtaining greater market share
within the highly competitive South Florida hospitality marketplace. Emphasis will be placed on each of the
three, individual dining facilities, as well as The Harbour as an all-encompassing experience destination.
In addition to local newspaper and magazine print-media advertisements, billboards throughout South Floridawill market The Harbour and all of its attractive components. Social-media avenues such as Facebook, Twitter
Yelp, Urbanspoon, Instagram, TripAdvisor, Widgets, Foursquare and Open Table also will be utilized. A
public relations rm will be engaged to create and place content and advertorials for regional and nationa
magazines such as GQ, Food & Wine, Departures and Travel & Leisure, and to book airtime on local and
regional television and radio programs catering to entertaining and dining news.
We also will actively partner with the Greater Miami Convention and Visitors Bureau, and other governmental
and quasi-governmental agencies, to access free-media distribution of our project concept, construction
progress and ultimate boating and dining availabilities.
As we have in the past, we will also seek opportunities to partner with local organizations hosting visits bynational and international journalists, positioning The Harbour as a vibrant, new, must visit experience for
domestic and foreign travelers.
Coconut Grove is eager for fresh and appealing dining options that showcase our communitys history and
charm. The Harbour will mark a major overhaul of the Groves culinary dynamic, from the ultimate formal
experiences of Shulas Steak & Seafood and Oceano to the funky ambiance of Hangar 42. As diners trend
strongly away from the mass-meal formula, we will attract locals and tourists through unique dining experiences
and a range of options that operate at the very highest standards of food and service and fair-minded pricing.
Promotion of our completely-new dry boat storage facilities, indoor and outdoor, will be marketed throughoutthe marine community. We anticipate most or all of the existing customers of Grove Key Marina to continue
as tenants at The Harbour, with no anticipated disruption in storage service.
The primary market for our marina component will be the Greater Miami boating community in search of an
upscale, clean, efcient and safe storage, servicing and launching facility. We will bring the experience and
tremendous success of our Grove Harbour Marina philosophy to this neighboring and integrated location
Our secondary market will consist of out-of-state and international clientele who wish to park their boats in
our community, for lack of options at their homes, or who bring their boats seasonally on vacation or during
their winter months at home.
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The marinas primary advertising will consist of local television program support and direct mailing to
the registered boating community throughout South Florida. The Harbour also will actively sponsor and
host local shing tournaments, and participate in boat and shing expositions and shows, particularly the
international boat shows hosted each year by Miami, Miami Beach and Fort Lauderdale. Cooperative
marketing opportunities with marine manufacturers, including boat-builders and engine companies, will be
utilized as well.
13 :: THRESHOLD QUALIFICATION STANDARDS
Grove Bay Investment Group easily exceeds all six minimum requirements of this aspect of this Request for
Proposals:
(i) Three members of our team independently exceed the minimum requirement of 10 years active
experience and responsibility for daily operations of a formal and/or casual restaurant. Brett Hessler,who will be serving as our executive chef, has more than 27 years restaurant experience dating to 1985
Dave Shula, who will be serving as our formal brand specialist, has more than 16 years restaurant
experience dating to 1997. And John JK Kulhanjian II, who will be serving as general manager for
our three restaurants, has more than 18 years restaurant management and ownership experience dating
to 1995.
Two members of our team independently exceed the minimum requirement of 10 years active managemen
experience for a marina of similar size and complexity. Antonio Zamora Jr., serving as our marina general
manager, has more than 26 years experience in marina management, including the comparable Grove
Harbour Marina adjacent to this property. Alan Lima, serving as our marina director of operations, has had
marina management responsibilities for Grove Harbour Marina since its opening in 2002. Additionally, MrLima has had management responsibilities for the Caribbean Marketplace associated with Grove Harbour
Marina; that marketplace contains The Fresh Market retail supermarket, and Mr. Lima exceeds the minimum
requirement of ve years experience for the additional retail business uses we are proposing.
(ii) As previously detailed in Section 3 above, Mr. Eduardo J. Garcia, one of the two managers of Grove
Bay Investment Group, as managing partner of American Realty Capital successfully developed a
major shopping center in Homestead, Florida on a 14-acre parcel involving a Home Depot, Burger
King outparcel and a strip shopping center with national tenants such as Family Dollar. Giraldo Leyva
Jr., the other manager of Grove Bay Investment Group, and Alan Lima were and remain members of
the management team of Grove Harbour Marina and Caribbean Marketplace, an extremely successfulproject on City-owned land that is remarkably similar in size and functionality to the objectives of
this Request for Proposals; specically, to develop and operate marina, food and beverage, and retail
venues at the waters edge in Coconut Grove. All three gentlemen exceed the minimum requirement
for demonstrated experience in the design of projects of similar size, complexity, uses and constraints
(iii) and (iv) Also as previously detailed in Section 3 above, Mr. Garcias development and coordination of
his complex Homestead project occurred during a three-year period, had a total cost of $18 million,
and required securing $13.2 million in debt nancing for the Home Depot parcel alone with Chase
Bank. Mr. Leyva and Mr. Lima were responsible for obtaining nancing, in the amount of $14 million
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to successfully design, construct, maintain and continue operating Grove Harbour Marina and Caribbean
Marketplace. Each of those two projects exceeds the required securing of $5 million in nancing for one
single project of similar size, complexity, uses and constraints.
(v) Grove Bay Investment Group intends an estimated investment of $17.9 million, which exceeds the required
minimum of $14.4 million. This amount is inclusive of environmental remediation costs, security deposit
and contribution to the Parking Trust Fund required by this Request for Proposals.
(vi) Grove Bay Investment Group will pay to the City a minimum, guaranteed rent of $1.8 million annually,
inclusive of the rent for the parking garage, which will become due six months following the issuance
of a certicate of occupancy for the parking garage. That minimum yearly rent exceeds the required
minimum of $1.4 million annually.
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1 View of Shulas and The Harbour Terrace :: Arquitectonica Internation
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2 View of restaurants from new public pier :: Arquitectonica Internation
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3 View from formal dining breezeway toward S. Bayshore Drive :: Arquitectonica Internation
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4 City Hall looking northwest to Hangar 42:: Arquitectonica Internation
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5 South Bayshore Drive looking northeast toward Parking Garage:: Arquitectonica Internation
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6 Descriptive Use Plan :: Scale 1:120 :: Arquitectonica Internation
Shulas
Ocano
Boat storage
Hangar 42
Fuel service
City Hall
Fresh Market
Boat entry
Miami Parking
Authority Garage
Park space
Future park
Park space
Banyan Tree
ParkRetail
Grove Harbour
Marina
Dry racks
Historic
Aviation
element
Floating tourist
docks
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7 Proposed Site Plan :: Scale 1:120 :: Arquitectonica Internation
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8
Automobile circulation
Convenience parking, (doesnot count toward parkingnumbers).
Drop-off / Valet locations
Loading & Service zones
Emergency vehicles only
Service / valet vehicle ac-cess
Circulation Plan:: Arquitectonica Internation
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Bicycle lanes Shared-use pa
Bicycle parkin
9 Circulation Plan :: Arquitectonica Internation
Baywalk and primary routes.Pedestrian paths.
Limited interaction between marina andpedestrian paths.
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Proposed Facilitiessqft.
Required
Parking
H.C.
Spaces
Loading
Bays
bicycle
parking
Commercial 62,700 251 7 4 13
Restaurant 20,500 164 6 1 9
Civil Support Boat storage 82 3 0 5
Total Required: 497 9 5 27
Total Required: 4Parking on Garage LV02: 1
Parking per Typical Garage floor: 1
Typical Garage levels:
TOTAL PROVIDED: 5
11 Parking tabulation:: Arquitectonica Internation
40,000 sqft. retail on level 1
118 parking on level 2
136 parking on levels 3-5
56 boats
2,700 sqft
commercial
20,000 sqft
commercial 3,000 sqft
restaurant
12,000 sqft
restaurant
5,500 sqft
restaurant
350 boats
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12 Demolition Plan :: Arquitectonica Internation
Demolish restaurant buildings,all exterior refrigeration, storage,
and associated structures.
Demolish existing fuel service.
Demolish non-historic
additions to hangars.
New fuel service to south dock
Remove
asphalt andsitework
Remove
asphalt and
sitework
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13 Signage locations and materials :: Arquitectonica Internation
Example monument walls Sign locatio
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Site lighting:
Area lighting: Fixtures that employa combination of direct and indi-rect light will provide safe lightinglevels while minimizing glare. Uplittrees will add ambient light.
Baywalk: The goal will be to shinelight on the path and not into theeyes of Baywalk users while meet-ing all requirements. High ef-ciency xtures with low mountingheights will allow pedestrians tofeel safe without ruining views.
14 Conceptual Lighting:: Arquitectonica Internation
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15 Elevations :: Fine Dining :: Arquitectonica Internation
KeypNorth Elevation Scale: 1:40
East Elevation Scale: 1:40
Shulas
Ocano
N
E
Refer to boards for Elevations at 1/8 = 1-
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16 Elevations :: Fine Dining :: Arquitectonica Internation
KeypSouth Elevation Scale: 1:40
West Elevation Scale: 1:40
S
Shulas
Ocano
w
Refer to boards for Elevations at 1/8 = 1-0
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17 Elevations :: Casual Dining :: Arquitectonica Internation
KeypNorth Elevation Scale: 1:20
East Elevation Scale: 1:20
Hangar 42
N
E
Refer to boards for Elevations at 1/8 = 1-0 sca
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18 Elevations :: Casual Dining :: Arquitectonica Internation
KeypSouth Elevation Scale: 1:20
West Elevation Scale: 1:20
Hangar 42
S
w
Refer to boards for Elevations at 1/8 = 1-0 sca
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19 Elevations :: North Hangar :: Arquitectonica Internation
West Elevation Scale: 1/16=1-0
Keypla
w Boat storage
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20 Elevations :: North Hangar :: Arquitectonica Internation
East Elevation Scale: 1/16=1-
Keypla
EBoat storage
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Boat storage
21 Elevations :: North Hangar :: Arquitectonica Internation
Keyp
North Elevation Scale: 1/16=1-0
N
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22 Elevations :: North Hangar :: Arquitectonica Internation
Keyp
South Elevation Scale: 1/16=1-
S
Boat storage
Commercial
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23 Elevations :: South Hangar :: Arquitectonica Internation
West Elevation Scale: 1/16=1-
Keypla
w Retail
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24 Elevations :: South Hangar :: Arquitectonica Internation
East Elevation Scale: 1/16=1-
Keypla
ERetail
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25 Elevations :: South Hangar :: Arquitectonica Internation
Keyp
North Elevation Scale: 1/16=1-
N
Retail
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26 Elevations :: South Hangar :: Arquitectonica Internation
Keyp
South Elevation Scale: 1/16=1-
S
Retail
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27 Elevations :: Parking Garage :: Arquitectonica Internation
East Elevation Scale: 1:40
North Elevation Scale: 1
Keypla
N
EMiami Parking
Authority Garage
Refer to boards for Elevations at 1/8 = 1-
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28 Elevations :: Parking Garage :: Arquitectonica Internation
West Elevation Scale: 1:40 Keypl
South Elevation Scale: 1:
S
wMiami Parking
Authority Garage
Refer to boards for Elevations at 1/8 = 1-
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29 Marina Circulation:: Arquitectonica Internation
Proposed marina circulation utilizes two additionallaunch and staging areas at the adjacent existingGrove Harbour Marina facility, whose operators arepart of The Harbour team.
Plan for a transition, if ever needed, to return ofboat launching function on-site. Only landscapewould need to be relocated. Boat storage wouldremain at 406.
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Financial Model
CONSOLIDATED CASH FLOW
Consolidated Cash Flo
INFLOWS / OUTFLOWS Year 1Year 2
First 6 Mo.Year 2
Last 6 Mo.Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10 Year 11 Year 1
REVENUES
Restaurant Operations Revenue 4,000,000 2,000,000 10,000,000 20,000,000 21,000,000 22,050,000 22,491,000 22,940 ,820 23,399,636 23,867,629 24,344,982 24,831,881 25,328,5
Marina Operations Revenue 1,002,285 472,000 566,400 1,820,760 1,843,520 1,866,563 1,889,896 1,913,519 1,937,438 1,961,656 1,986,177 2,011,004 2,036,1
Retail Leasing Revenue - - 340,500 1,881,000 1,904,513 1,928,319 1,952,423 1,976,828 2,001,539 2,026,558 2,051,890 2,077,538 2,103,5
TOTAL REVENUES 5,002,285 2,472,000 10,906,900 23,701,760 24,748,032 25,844,882 26,333,318 26,831,167 27,338,613 27,855,843 28,383,048 28,920,424 29,468,1
OPERATING EXPENSES
Restaurant Operations Expenses (3,380,290) (1,690,145) (7,864,895) (15,742,155) (16,433,089) (17,157,343) (17,481,162) (17,811,205) (18,147,793) (18,492,056) (18,842,943) (19,200,583) (19,565,
Marina Operations Expenses (644,937) (322,469) (342,954) (888,672) (899,780) (911,028) (922,415) (933,946) (945,620) (957,440) (969,408) (981,526) (993,79
Retail Leasing Ex