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Solicitation Number: 08012012
Agency: General Services Administration
Office: Public Buildings Service (PBS)
Location: Leasing Division Region 4 (4PR)
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Added: Aug 01, 2012 4:54 pm
I. Introduction
The U.S. General Services Administration (GSA) is Issuing This Request for Information (RFI) to Obtain Responses From Members of the Development Community Interested in Redeveloping and Preserving the David W. Dyer U.S. Courthouse, an Underutilized Property in Miami, FL. The David W. Dyer U.S. Courthouse Comprises 179,000 Gross Square Feet and Sits on 1.6 Acres. It is Listed in the National Register of Historic Places. GSA Intends to Use the Information Provided for Planning Purposes and to Help it Make Strategic Decisions Regarding this Property. GSA Will Not Enter Into a Sale or Lease Agreement as a Result of This RFI. GSA Will Not Reimburse RFI Respondents for Any Expenses Associated With Responding to This RFI, Though GSA Sincerely Appreciates Respondents' Efforts and Input. GSA May Issue a Request for Qualifications (RFQ) or a Request for Proposals (RFP) at Some Point in the Future, if GSA Determines That Redevelopment or Repositioning of This Property Would Provide Value to the Government.

II.Opportunity / Background
The United States of America Owns This Property and the Underlying Land. The Preliminary Assessment Indicates the Land and Improvements are Underutilized. That Assessment Also Indicated Any Future Development Would Need to Take Into Account Historic Preservation Restrictions, Environmental Conditions, and Adjacent Building Security and Systems.
GSA Continues to See Strong Demand for Office Space in This Submarket. GSA Seeks to Understand the Possible Development Potential and Usage for This Property. As a Result, GSA is Soliciting Creative Development Ideas That Will Potentially Generate New Opportunities for FulL Utilization of This Property. Land in Miami is a Valuable Asset and Any Development Should Contribute to the City's Urban Context. GSA's Objective is to Consider This Property in That Urban Context as a Fully Utilized Valued Asset That Invites Innovative Design. Potential Redevelopment Could Involve an Exchange, Exchange for Srvices, Lease, or Sale of the Property.

With the Ideas Provided in Response to thsi RFI, GSA Will be Better Able to Make Informed Decisions Regarding the Future Use of This Property.

III. Property
The subject property of this RFI is described in this section. The Dyer Courthouse (lower right), located at 300 NE 1st Avenue, is one of four GSA court facilities that comprise the Federal Courthouse Square. The other GSA facilities are the Wilkie D. Ferguson, Jr. U.S. Courthouse, the C. Clyde Atkins U.S. Courthouse, and the James L. King Federal Justice Center. Also located with these four GSA facilities is the Department of Justice, Bureau of Prisons Federal Detention Center.

The building has 3 floors above and 1 floor below grade. It was originally a post office and now serves as a courthouse. The construction is concrete with steel decking for reinforcement. The exterior walls are comprised of solid masonry with a coral rock (Coquina stone) facing. The roof is a combination of modified bitumen cool-roof and terra cotta barrel tiles. The typical tenant space includes acoustical tile ceilings and painted walls, with carpet in most offices. The building has limited parking access and most of the tenants share parking from the adjacent Atkins courthouse, which has an underground garage with 86 spaces.

The building has been vacant since most of the court-related tenants moved their operations into the newly constructed Wilkie D. Ferguson, Jr. U.S. Courthouse at the end of fiscal year 2008. Existing vacancy for Dyer will remain that way for the foreseeable future.

IV. Conditions
The following building systems are shared by both the Dyer and Atkins Courthouses:
1. Fire Pump
2. Fire Alarm
3. Emergency Generator
4. Switchgear
5. Chillers (Located at Dyer's Basement level)
6. Cooling Towers (Located at Dyer's roof)
7. The Building Automation System
8. Domestic water.

GSA intends to retain the adjacent Atkins Courthouse since it is almost 100% occupied and it contains a secure tunnel connecting the Federal Detention Center to its parking garage and to the Wilkie D. Ferguson U.S. Courthouse. This tunnel supports the safe movement of court personnel, senior law enforcement officials and prisoners. Therefore, to dispose of the Dyer building outside of federal control, the currently shared mechanical and utility connections must be severed and the necessary equipment must be relocated or provided to the Atkins building to support standalone operation of the building. Security issues also must be addressed.

Mold has been detected in the Dyer building due to continuous moisture infiltration issues in the past requiring remediation. Aside from mold, the building has aged over the years since 1933 and does require significant systems work in general to bring it up to current standards.

This building is listed in the National Register of Historic Places and is a prime example of Miami's unique architectural style. It has been the site of several motion picture and television shoots over the years on account of its iconic style. No discussions have yet been had with the State Historic Preservation Office (SHPO); however, it is expected that specific restrictions will have to be placed on the transfer of the property outside of federal control to preserve, at a minimum, the courtyard area and the ceremonial courtroom located on the 2nd floor of the building. GSA will work with the SHPO to develop a mitigation plan to ensure that any transfer of ownership continues to preserve the historic nature of the property. (See Attachment A for discussion on Historical Significance)

V. Statement of Limitations
1. GSA represents that this RFI, submissions from respondents to this RFI, and any relationship between GSA and respondents arising from or connected or related to this RFI, are subject to the specific limitations and representations expressed below, as well as the terms contained elsewhere in this RFI. By responding to this RFI, respondents are deemed to accept and agree to this Statement of Limitations. By submitting a response to this RFI and without the need for any further documentation, the respondent acknowledges and accepts GSA's rights as set forth in the RFI, including this Statement of Limitations.
2. GSA reserves the right, in its sole discretion, without liability, to use any or all of the RFI responses in its planning efforts, and to develop and operate the property, in whole or in part, outside of this RFI process. GSA reserves the right to retain all the materials and information, and the ideas and suggestions therein, submitted in response to this RFI. All such material, information, ideas, and suggestions will become the property of GSA.
3. This RFI will not be construed in any manner to create an obligation on the part of GSA to enter into any agreement, nor to implement any of the actions contemplated herein, nor to serve as the basis for any claim whatsoever for reimbursement for any costs associated with the preparation of responses submitted to the RFI.
4. The submission of an RFI response is not required to participate in any potential future development process.
5. To the best of GSA's knowledge, the information provided herein is accurate. However, GSA makes no representations or warranties whatsoever with respect to this RFI or the site, including representations and warranties as to the accuracy of any information or assumptions contained in this RFI or otherwise furnished to respondents by GSA, site and environmental conditions on the property or the suitability of the site, or any portion thereof, for any specific uses or development. Respondents should undertake appropriate investigation in preparation of responses. A site inspection will be coordinated to give all respondents the opportunity to examine existing conditions.
6. This RFI is issued solely for information and planning purposes and does not constitute a solicitation. Responses to this notice are not an offer and cannot be accepted by GSA to form a binding contract.
7. No claims for broker's fees will be paid by GSA.
8. Respondents submitting business information pursuant to this RFI should consult 41 C.F.R. part 105-60 and other implementing regulations concerning the release of such information to third parties under the Freedom of Information Act. All information submitted by respondents that they consider confidential and not releasable to third parties outside of GSA, and its employees, agents, consultants, and representatives, must be clearly and conspicuously so marked.

VI. Additional Information
Pre-submittal Briefing and Tour
GSA has scheduled a pre-submittal briefing and tour of the property for interested parties on August 30, 2012. To sign up for the tour, contact Don Rollins, Miami Service Center Director.
U.S. General Services Administration
Re: Underutilized Property in Miami, FL
51 SW 1st Avenue
Miami, FL 33130-1608
Attn: Donald Rollins
305-536-5751 office
Project Inquiries
Questions regarding the RFI must be submitted by September 7, 2012, in writing, by mail, facsimile or e-mail to Victoria Corkren, Porfolio Management Director, at:
U.S. General Services Administration
Re: Underutilized Property in Miami, FL
77 Forsyth Street SW, Suite 450
Atlanta, GA 30303
Attn: Victoria Corkren
404-562-0034 Office
404-562-0790 FAX

VII.Submission of Responses
All interested parties should submit a cover sheet, company description and the attached completed questionnaire with appropriate supporting information clearly marked "Response to RFI - Underutilized Property in Miami, FL" by 5:00 p.m. Eastern Standard Time on Monday, October 1, 2012, to the following Point of Contact:
Victoria Corkren
Director, Portfolio Management Division
GSA, Public Buildings Service, Southeast Sunbelt Region
77 Forsyth Street SW, Suite 450
Atlanta, GA 30303
(404) 562-0034 (telephone)
GSA would like to thank you in advance for reviewing this RFI and assisting us in our efforts to plan for the potential redevelopment of underutilized property in Miami, FL.

Response Format

1) Cover Sheet, including:
• Company Name
• Company Address
• Name and Contact Information for Company Representative including:
• Telephone Numbers
• E-mail Address
• Signature of Representative
2) Brief company description; size of company; years in business; type of entity; followed by response to RFI items in numerical order followed by any additional materials

Please limit submission to 20 pages. Pages must be numbered. You may attach supplementary materials outside of response.

GSA Request for Information Questionnaire "Underutilized Property in Miami, FL"
NOTE: GSA is not expecting respondents to design facilities.
For property, please respond to items 1 through 8, below, if applicable:
1. Identify property for future consideration.
2. Indicate desired zoning, use and density.
3. Indicate desired ownership or other property interest.
4. Indicate why your proposed use would be appropriate for the identified property.
5. Describe property and services to be offered onsite and describe access to transportation corridors and aggregate facilities.
6. Describe any known potential obstacles to implementing your proposed use, along with known potential obstacles to other potential uses.
7. Provide any additional information you feel is relevant.
8. Provide the solution(s) for the replication of the current uses of each of the parcels that may be impacted.
In addition to the items above, please respond generally to items 9 through 15.
9. Describe your overall vision for the property, development concepts, development approach, and general overview of a potential development timeframe.
10. Describe your design concepts, financial feasibility and hard cost estimates per parcel, along with potential transaction structures and financial terms.
11. Describe any government incentives necessary to achieve success and what guarantees you would provide to receive those incentives.
12. Please describe any additional forms of value or consideration generated by your proposal, other than financial, if applicable, and how they are of benefit to GSA, the Federal Government or the local community.
13. Please provide any suggested criteria for evaluating subsequent proposals, should GSA elect to consider proposals.

Appendix A.
Historic Significance

The Dyer Courthouse, in Miami, Florida, is significant for a number of reasons: 1) it is architecturally significant because it is an example of the Spanish-Mediterranean Revival style; 2) it is unusual among Federal buildings of the period due to elaborate detailing; 3) it makes use of local building materials; 4) it is symbolic of the Federal presence in the community; and 5) it has retained its historic/architectural integrity.

It is architecturally significant as an example of Spanish-Mediterranean Revival architecture. This style was introduced to Florida in the late 1800s by Henry Flagler. Flagler, as an early developer of the east coast of Florida, hired a New York architectural firm (Carrere and Hastings) to study Spanish architecture and design his first resort development - the Ponce de Leon Hotel in St. Augustine. The design was so popular that the style became associated with the building boom that carried on into the early 1940s in Florida. This courthouse is a late example of the style.

Congress appropriated funds for the Miami building in the amount of $2,080,000 in 1928. The Public Buildings Act precipitated an increase in construction activity that was unprecedented in the United States. Control over the process was exerted by Louis Simon, who was superintendent of the Architectural Section of the Supervising Architect's Office from 1905 to 1933 and Supervising Architect from 1933 to 1939. Simon encouraged the use of "Starved Classicism," a restrained, undetailed version of Classic Revival. However, possibly due to the economic effects of the Depression on the local economy, local architects were hired frequently in the 1930s to design and build Federal buildings. This probably accounts for the elaborate detailing of the building. The building was designed by the Miami architectural firm of Phineas Paist and Harold D. Steward. Paist and Steward were well-known residential designers in the area; Paist also was known for his design of an elaborate entrance for a subdivision in Coral Gables.

According to the Florida Federal Writer's Guide, after the 1926 bust of the land boom, and the severe hurricanes of 1926 and 1928, there was more use of native materials. Coquina stone was brought from the Florida Keys and used in a number of public buildings. This particular stone was quarried at Windley Key (near Key Largo); thus, it is called Key Stone. This building is the largest structure to be built of this material (Key Stone is known to have been used in two other Federal buildings: Key West and Ft. Myers).

When the building opened on July 1, 1933, it was to house the federal tenants in Miami. The Federal tenants have changed over the years. For a number of years, the building was an important post office. When the Postal Service moved out, the U.S. Courts and related offices occupied the entire building. Having served as Miami's main Federal building for many years, this Courthouse has a symbolic presence in the community.

The courthouse retains its architectural integrity because few major changes have
been made to significant features. The east, north and south elevations are virtually
unchanged. More changes have been made to the interior, but the significant spaces remain intact. Interior spaces that retain their integrity are: the main lobby, the Ceremonial Courtroom, elevator lobbies, corridors, stairways, and the principal judge's suite on the second floor.

This courthouse was listed in the National Register of Historic Places in
October 1983 as part of Federal Courthouse Square.













77 Forsyth Street
Suite 420, 4th Floor
Atlanta, Georgia 30303
David W. Dyer U.S. Courthouse
51 SW 1st Avenue

Miami, Florida 33130-160
United States
Victoria Corkren,
Director, Portfolio Management Division
Phone: 404-562-0034
Fax: 404-562-0790