LTC 550-2019 North Beach Regional Parking Analysis - Walker ConsultantsMIAM I BEACH
OFFICE OF THE CITY MANAGER
NO. LTC#
550-2019 L TIER TO COMMISSION
TO: Mayor Dan Gelber and Members
FROM : Jimmy L. Morales, City Manage
DATE: October 10, 2019
SUBJECT: NORTH BEACH REGIONAL ANALYSIS WALKER
CONSULT ANTS
As you may recall, Walker Consultants, Inc . was engaged to perform a regional parking analysis
of North Beach as the City is pursuing multiple development projects in the area having a variety
of land uses including civic, recreational, entertainment, and educational uses that will impact
parking demand/utilization.
Walker was tasked with projecting parking demand for each project as well as within the study
area; and perform a parking alternatives analysis and interim parking plan during the construction
phases of the projects, including overlap periods. The focus of the analysis is subdivided into the
Town Center area (south of 72nd Street) and North Shore (north of 72nd Street).
In an effort to fully understand the intent and full scope of the project and planned developments
in North Beach, Walker held meetings with stakeholders, including Carolina Jones, North Beach
Neighborhood Alliance; Ocean Terrace Holdings (developer); and respective city departments
with key roles, including the Office of CIP (Capital Improvement Projects), Parks and Recreation,
Planning, Economic Development, Tourism and Cultural Development, Public Works,
Transportation, Parking, and City Manager's Office.
The report contains an Executive Summary that encapsulates their findings and
recommendations . Essentially, Walker provides the following recommendations:
1. North Shore-Replace Municipal Parking Lot No. P92, located at 299-72nd Street with a
minimum 490+/-parking structure. Please note Walker cautions the City that the
projected peak hour demand (4:00 PM only) is an additional 230 parking spaces (489 +
230 = 719) to satisfy seasonal visitor activity parking needs.
2. North Shore -Pursue a shared public parking opportunity with an underutilized private
parking lot north of 73rd Street.
3. North Shore Alternatives Analysis -Explore the temporary use of two city-owned
unimproved parcels north of 85th Street on Collins Avenue for an estimated 300-400
public parking spaces during construction periods, including overlap periods. This
coupled with the North Beach Trolley loop provides transit access from 65th Street to 88th
Street, allowing appropriate connections for the north/south Collins express line.
4 . Town Center-Retain the four small municipal parking lots (P80 -30 spaces, located at
410-71 st Street; P83, 29 spaces, located 6933 Harding Avenue; P84, 53 spaces, located
at 6950 Harding Avenue; and P85, 14 spaces, located 6977 Carlyle Avenue) for public
parking purposes or in the event a public/private partnership opportunity exists, pursue a
development agreement that includes a public parking component maintained and
operated by the City.
Please note Walker's recommendation above (No . 1) is to replace the existing surface parking lot
(313 parking spaces) with a minimum 490+/-space parking structure. The hourly parking
demand projected by Walker (see page 19 of the report) was : 364 at 10:00 AM; 509 at 11:00 AM;
495 at 12:00 Noon; 508 at 1:00 PM; 519 at 2:00 PM ; 549 at 3:00 PM ; and peaked at 719 at 4:00
PM. This 4 :00PM peak hour demand of 719 spaces is projected to have a deficit of 230 parking
spaces (719 -489 = 230). However, it is important to note that at all other hours in their
Octobe r 10, 2019
Letter to Commission
NB Regional Parking Analysis -Walker Consultants
Page2
modeling (except the 4 :00 PM hour) had parking adequacy ranging between a surplus of 125 to a
deficit of 60 parking spaces .
To this end , Walker further states , " ... overbuilding parking inventory to satisfy future unknown
developments is not cons idered an industry best practice ". Therefo re, utilizing the 3:00 PM hour
with a projected demand of 549 parking spaces is consistent with :
• Most other modeled hourly parking demand projections;
• Planned 500+/-spaces for the Civic Complex parking garage ;
• Mayor and Commission direction to pursue a minimum of 500 parking spaces and
maximize parking inventory to the greatest extent possible within the prescribed project
budget.
If you should have any questions , please contact Saul Frances, Parking Director via email at
saulfrances@miamibeachfl.gov or at 305 .673 .7000 , extension 6483 .
c : Eric Carpenter, Assistant City Manager
Mark Taxis , Assistant City Manager
Susanne Torriente , Assistant City Manager
Marcia Monserrat, Chief of Staff/Office of the City Manager
David Martinez, CIP Director
John Rebar, Parks and Recreation Director
Jose Gonzalez, Transportation Director
Roy Coley, Public Works Director
Bo Martinez , Economic Development Director
Tom Mooney, Planning Director
Saul Frances , Parking Director
JLM/a;SF*
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NORTH BEACH REGIONAL PARKING ANALYSIS
CITY OF M lAM I BEACH
Miami Beach, Florida
October 7, 2019
Prepared for:
City of Miami Beach
1755 Meridian Avenue, Suite 100
Miami Beach, Florida 33139
WALKER
CONSULTANTS
WALKER
CONSULTANTS
October 7, 2019
Mr. Saul Frances
City of Miami Beach Parking Director
1755 Meridian Avenue, Suite 100
Miami Beach, Florida 33139
Re: North Beach Regional Parking Analysis
ITQ # 07-19 PARKING-SF
Walker Project Number 15-2342.00
Dear Saul :
4904 Eisenhower Boulevard , Suite 150
Tampa , FL 33634
813.888.5800
wal kerconsulta nts .com
(Sent via Email: sau/frances@miamibeachft.gov )
Walker is pleased to present this final edition of the North Beach Regional Parking Analysis performed for the
City of Miami Beach. This document represents our preliminary findings and conclusions and is intended to
assist in evaluating various impacts associated with multiple development projects planned for the North Beach
area.
We thank you for the opportunity to be of service to the City of Miami Beach . If you have any questions
regarding the work we performed, please do not hesitate to call.
Sincerely,
WALKER CONSULTANTS
Jim Corbett, CAPP
Director of Studies
WALKER
CONSULTANTS
TABLE OF CONTENTS
EXECUTIVE SUMMARY ii
INTRODUCTION 1
Key Objectives 1
Study Area 1
Summary of Inventory 5
Observation Periods 5
Effective Parking Supply 5
CURRENT CONDITIONS 7
North Shore Parking Adequacy 7
Town Center Parking Adequacy 8
Parking Occupancy Heat Maps 10
Current Conditions Summary 12
FUTURE CONDITIONS 13
Planned Developments 15
Future Parking Adequacy 16
Loss of Inventory Due to Development Projects 16
Projected Parking Needs for North Shore Developments 18
Summary of North Beach Area Parking Needs 24
Alternatives Analysis for Phasing During Construction 25
LIST OF EXHIBITS
Exhibit 1: Study Area Map
Exhibit 2: Study Area Map-North Shore Area
Exhibit 3: Study Area Map-Town Center Area
Exhibit 4: Summary of Parking Inventory
Exhibit 5 : North Beach Study Area-Effective Parking Supply
Exhibit 6: North Shore Parking Adequacy-Weekend Peak Observation
Exhibit 7 : Town Center Parking Adequacy-Weekend Peak Observation
Exhibit 8: North Shore Peak Parking Occupancy-Weekend
Exhibit 9 : Town Center Peak Parking Occupancy-Weekend
Exhibit 10: Walker's Projection of Future United States Parking Demand
Exhibit 11: North Shore Area Loss of Public Parking by Development Block
Exhibit 12 : Parking Needs Analysis
Exhibit 13 : Weekday Projected Parking Demand
Exhibit 14: Weekend Projected Parking Demand
Exhibit 15: Weekday Parking Demand by Hour
Exhibit 16 : Adjusted Weekday Parking Demand by Hour
Exhibit 17: West Lots Parking Options
Exhibit 18 : North Beach Trolley Loop
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3
4
5
6
7
9
10
11
14
16
19
20
21
22
23
26
27
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
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WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
EXECUTIVE SUMMARY
The City of Miami Beach is actively pursuing multiple development projects in the North Beach area with a
variety of land uses including civic, recreational, entertainment, and educational uses that will intensify parking
demand /utilization . Within this process, the City engaged Walker Consultants to (1) perform a regional analysis
of the projected parking demand for the related land uses for each project as well as within the study area ; and
(2) perform a parking alternatives analysis and interim parking plan during the construction phases of the
projects, including overlap periods. The focus of th is analysis is North Beach; subdivided into the Town Center
area, gene r ally located south of 72"d Street and the North Shore area generally located north of 72 nd Street.
The following provides an executive summary of findings and recommendations. The subsequent full report
provides a det ailed analysis .
CURRENT CONDITIONS NORTH BEACH STUDY AREA
A total of 1,958± public parking spaces were inventoried within the study area, including
designated ADA parking spaces, motorcycle and scooter parking spaces, loading zone spaces , taxi
st and spaces and shared -use loading and parking spaces . Of th is tota l, 65 % of the inventory is
locat ed north of 72n d Street in the North Shore area, and the remaining 35 % of the inventory is located south of
72n d Street in the Town Center area . On -st reet parking accounts for 63% of the overall parking supply; City
owned and operated surface lots account for 32% pa r king inventory and the remaining 5% is public parking
provided by the private sector.
NORTH SHORE AREA PARKING ADEQUACY .
As a re sult of ou r peak weekend observat io n co m pa r ison t o the effi c ien t parking supply, we noted
an overall parking surpl us of 381± public pa r king space s in the North Shore study a rea . Bloc ks two
(2), fifteen {15) and sixteen {16) experienced the greatest amount of parking adequacy due to the
low off-street utilization of City lot P106, City lot P92 and City lot P91 during our August observations . On-and
off-street parking adequacy located between 73'd and 75 1h Streets projects as few as 35± available spaces
between the collective eleven (11) core blocks in the North Shore area . To maintain future adequacy, any loss of
parking inventory resulting from planned development projects in the North Shore area will require the addition
and replacement of lost inventory.
TOWN CENTER PARKING ADEQUACY
When comparing peak weekend observation periods to the efficient parking supply, we noted an
overall parking surplus of 143± public parking spaces in the Town Center study area . In general,
seven (7) of the seventeen (17) blocks experienced minor on-street parking inadequacy issues.
Nearly all of the inadequacies occurred within the heavy residential blocks located south of 7151 Street and west
of Collins Avenue . Significant off-street parking availability was observed in the privately owned and operated
public parking lots in Block 27 as well as the City owned and operated P84 and P80 lots .
• -t -. .. . .. . . I .
On -Street I 65 9 I 556 I 10 3
Off -S treet I 456 I 17 8 I 2.78
Sub-Total I 1,115 I 734 I 381 .. . .. . . I .
On-Street I 38 7 I 393 I (6)
Off-S treet I 19 9 I so I 149
Sub-Total I 586 J 443 I 143
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WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
FUTURE CONDITIONS
We have evaluated the impact on parking demand based on sales and other projections by
international business and auto consultancies . We rely primarily on a McKinsey study\ which
projects that 10% of all passenger vehicles sold in 2030 will be to ride-hailing services, resulting in a
potential reduction in private vehicle auto sales by 2.3 private vehicles sold per TNC vehicle sold. This would
reduce overall vehicle sales by about 5 million vehicles, or about 25% of sales in 2030. However, there are 260
million cars on the road today, and millions more sold between now and 2030 that will be on the road for 10 to
20 years after that. We don't expect maximum impact on parking until 2050 and even then, for it to fall in the
range of 10 to 40% reduction nationally. Our model results in about 1/3 of vehicles owned by TNCs and 2/3
owned by private individuals by 2050. The TNC vehicles would comprise 72% of vehicle miles traveled (VMT),
and private vehicles 28%. Therefore, we believe our high scenario is truly a maximum impact scenario.
LOSS OF INVENTORY DUE TO PLANNED NORTH SHORE DEVELOPMENT PROJECTS
A review of additional public parking inventory projects a need for 209± spaces within seven (7) of
the seventeen (17) blocks in an effort to maintain efficient parking supply needs within the North
Shore area. Upon taking a closer look at the new inventory needs by associated block, Walker
recognizes an opportunity for nearby blocks to absorb much of the inventory needs . As an example, the loss of
on-street public parking inventory associated with the Ocean Terrace development project in Block 3 may be
offset with the surplus of public parking inventory available in City lot P106 located in the adjacent Block 2. After
potential public parking reallocation needs have been satisfied , Walker projects a net new public parking need
of 149± spaces within the North Shore area before new development project needs are projected . We will factor
this net amount when calculating final future parking needs for the North Shore area .
PROJECTED PUBLIC PARKING NEEDS-NORTH SHORE PROJECT SPECIFIC
VVeekday VVeekend
Patro n /Vi s ito r
Empl oy ee
Total
358
1 28
486
Patro n/Vis ito r
Empl oy ee
Total
SUMMARY OF NORTH BEACH PARKING NEEDS
358
29
397
When the net adequacy needs for the North Shore area are combined with the results of the
proposed development parking projections by hour, Walker projects an additional peak hour
demand shift of 489± public parking spaces to occur during the 4:00pm hour. When compared to
the similar peak evening hour demand of 486± public parking spaces, Walker recommends the need to replace
the P92 surface lot inventory with a minimum 490± parking structure .
Walker cautions the City when the peak season demand is added to the proposed development parking
projections. We anticipate as many as 230± public parking spaces may be added to the proposed peak hour
projections to satisfy seasonal visitor activity parking needs impacting daytime demand. When these seasonal
numbers are added to the proposed development parking projections by hour, we realize the following impact:
10:00 am ll:OOam 12 :00 pm 1:00pm 2:00pm 3:00pm 4 :00pm
Projected Development Needs 13 4 279 26 5 278 289 3 19 489
Peak Seaso n Add 230 230 230 230 230 230 230
Combi ned Net Impa ct 36 4 509 495 508 51 9 549 71 9
Surplus/( Deficit) 125 (20) (6) (19) {30) {60) (230)
1 http ://I/VVI/W.mckinsey.com /indu stri es/high-tech/our-insiqhts /di s rupti ve-trends-that-will-transfomn-the-auto -industrv
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WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
Current off-street parking efficiencies enable the Town Center area to meet overall parking adequacy levels,
however we caution the City that much of the parking adequacy levels are the result of the privately owned and
operated surface parking lots located south of 71st Street between Abbott and Byron Avenues . We anticipate this
inventory to be affected by future Town Center development projects. To this end, we encourage the City to
maintain the four (4) pocket parking lots known as P80, P83, P84 and P85 for public parking purpose, or in the
event a public/private partnership opportunity exists, we recommend the pursuit of a development agreement
that includes a public parking component maintained and operated by the City.
ALTER NATIVES ANALYSIS FOR PHASING DURING CONSTRUCTION
Walker recognizes an opportunity to utilize available inventory in City lot P106 as well as pursue a
shared parking opportunity with an underutilized private parking lot north of 73'd Street. We
anticipate the use of a portion of the private parking lot could provide the replacement of as many
as 30-40 controlled public parking spaces. Furthermore, the development of a joint-use agreement with a
private parking lot would provide an opportunity for the City to provide additional public parking on a
temporary, or better yet, ongoing basis.
Additionally, we recommend the need to explore the use of the two unimproved parcels north of 85th Street on
Collins Avenue as it is estimated these parcels may be able to provide as much as 300-400 public parking spaces.
A main consideration for the use of these unimproved parcels would involve a temporary-use application
submitted by the Parking Department for approval by the City Commission. In accordance with Chapter 142 of
the City of Miami Beach Zoning Districts and Regulations, these parcels are zoned under the Government Use
District (GU) and may be permitted for temporary-use parking up to a period of five (5) years 2•
In our analysis research effort, we recognized similar temporary-use parking applications within Lee County/Fort
Myers Beach, Florida 3; and the City of Fort Lauderdale, Flo r ida 4 • Unique to the City of Tampa's charter, an
interim parking lot code has been developed to assist in providing needed levels of parking service to the City 5 .
Similar to the City of Miami Beach, the interim-use allows for a 5-year period subject to a maximum 1-year
extension .
The option to allow North Beach area employees to utilize this temporary or interim parking inventory would
free up existing North Beach parking inventory for business patrons and neighborhood visitors. Ultimately,
lessoning the demand impact during the development activity period. To further accommodate access to this
inventory, we recognize the North Beach Loop provides transit access from 65th Street to 88th Street, allowing
appropriate connections for the north/south Collins express line .
2 City of Miami Beach Land Development Regulations, Article Ill Design Standards, Section 130-70 Temporary Parking Lot
Standards.
3 Lee County Land Development Code, Division 26 Parking, Section 34-2022 .
4 City of Fort Lauderdale Article Ill, Section 47-20.22 Temporary Parking Lots.
5 City of Tampa code of ordinances, Chapter 27 Zoning and Land Development, Article IV , Division 3, Section 27 -283-13 .
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WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
INTRODUCTION
The City of Miami Beach engaged Walker Consultants to perform a regional analysis ofthe projected parking
demand associated with multiple planned development projects in the North Beach area . And to perform a
parking alternatives analysis and interim parking plan during the construction phases of the projects, including
overlapping periods.
KEY OBJECTIVES
• Identify major demand generators in the North Beach study area and contact concerned parties,
including the City, to understand their concerns and interests.
• Inventory the on-street and off-street public parking facilities within the study area.
• Perform occupancy counts on all public areas within the study zone .
• Calculate and compare parking demand with the current supply and identify areas with projected
deficits and surpluses .
• Determine the future parking demand under two development scenarios .
• Compare the parking supply with projected future demand to determine the impact each of the
development scenarios will have on the area parking conditions.
• Identify areas with parking deficiencies that are likely to require an expansion of the parking supply.
• Perform an Alternatives Analysis to provide parking availability during const r uction phasing of each
project, including overlap periods during construction .
STUDY AREA
For this analysis, the North Beach study area is bound by an area encompassing 67th Street to the south to 75th
Street to the north, including a two-block extension past 75t h Street covering the North Shore branch of the
Miami-Dade Public Library system and City parking lot #106, as well as Altos del Mar Park.
The entire study area is broken down by uniquely numbered blocks within two subdivided areas. The southern
portion of the overall North Beach study area is more commonly referenced as Town Center (South of 72"d
Street to 67th Street) and the northern portion of the study area is known as North Shore (North of 72"d Street to
75th Street). Vehicular and transit access to and from the North Beach area is provided through the use of three
(3) north/south roadway arteries known as Collins Avenue, Harding/Abbott Avenue, and Dickens Avenue/Indian
Creek Drive . A separate east/west roadway provides access to and from the North Beach area via the 71st Street
corridor, otherwise known as SR 934 .
The study area is outlined with the use of the following maps .
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WALKER
CONSULTANTS
Exhibit 1 : Study Area Map
Source: Walker Consultants ond Google Earth 2019
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
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WALKER
CONSULTANTS
Exh ibit 2: Study Are a M ap-North Shore Area
Study A rea
C2) Block N um b ers
City of M iami Beac h
Public Park in g Lo ts
Source: Walker Consultants and Google Earth 2019
Civic Ce nter
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
Within the North Shore study area, Walker has identified and labeled the City of Miami Beach public parking
lots, showing their respective location to several of the key demand generators and proposed development
projects . As shown within Exhibit 2, the City owns and operates four (4) separate surface parking lots providing
approximately 507± public parking spaces for use by both residents and visitors to the area. Walker understands
City lots P91 and P92 will be significantly impacted by at least two ofthe planned Miam i Beach general
obligation bond projects.
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WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
Exhibit 3: Study Area Map-Town Center Area
St udy A rea
0 B lock Numbers
~l\!i:11 City of Miam i Beach
Public Par king Lots
Source: Walker Consultants and Google Earth 2019
Within the Town Center study area, Walker has also identified and labeled the City of Miami Beach public
parking lots, showing their central location within the Town Center neighborhood . The City owns and operates
four (4) separate surface park i ng lots providing approximately 126± public parking spaces for use by both
residents and visitors to the area . With a primary private development focus between 69 1h Street and 72nct
Street, these public parking pa rcels figu re to play an important impact within the Town Center neighborhood .
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WALKER
CONSULTANTS
SUMMARY OF INVENTOR Y
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
Public parking spaces were inventoried and labeled according to on-street and off-street designations. The off-
street public parking locations have been further classified as either City owned and operated or private owned
and operated.6 Parking facilities serving residential, resort, and commercial customer parking needs were not
included in this analysis due to their reserved or designated parking status restricting public access .
A total of 1,958± public parking spaces were inventoried within the overall study area, including designated ADA
parking spaces, motorcycle and scooter parking spaces, loading zone spaces, taxi stand spaces and shared -use
loading and parking spaces . Of this total, 65% of the inventory is located north of 72"d Street in the North Beach
area, and the remaining 35% ofthe inventory is located south of 72"d Street in the Town Center area. On-street
parking accounts for 63% of the overall parking supply; City owned and operated surface lots account for 32%
parking inventory and the remaining 5% is publ ic parking provided by the private sector.
Exhibi t 4: Summary of Pa r kin g Inventory
Off-S treet
Public
On-Street City Lot Public Lot Total :
North Shore 1,061 507 0 1,5 68
To wn Ce nter 169 126 95 390
Total i n ven tory 1,23lJ 633 95 1,958
Per centages: 63% 32 % 5 %
Source: Walker Consultants 2019
OBSERVATION PERIODS
Weekday parking observations were conducted on Wednesday, August 21st during the midday hours of 12:00pm
and 3:00pm and weekend parking observations were conducted during a similar time period on Sunday, August
25th. These observation periods were agreed upon during an initial project kickoff meeting with Parking
Department representatives.
EFFECTIVE PARKING SUPPLY
A parking system operates at peak efficiency when parking occupancy is at 85 to 95% of the supply. When
occupancy exceeds this level, patrons may experience delays and frustration while searching for a space;
moreover, the parking supply may be perceived as inadequate, even though spaces are available within the
parking system . As a result, we use the effective supply when analyzing the adequacy of the parking system,
rather than the total supply or inventory of spaces. For this analysis, we applied a general Effective Supply Factor
6 No public parking structures were identified within the study area.
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WALKER NORTH BEACH
CONSULTANTS REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
(ESP) of 85% for the on-street spaces and 90% for off-street public spaces . The total EPS for the North Beach
study area is calculated at 1,701± spaces , as shown in the following ex hib it .
Exhibit 5 : North Beach Study Area-Effective Parking Supply
North Shore Efficiency Efficient rown Center Effici ency Efficient
Inventory Factor Supply Inventory Factor Supply
Block 1 On-Street 19 85% 16 Block 18 On-Street 11 85% 9
Off-Street 0 90% 0 Off-Street 0 90% 0
Block 2 On-Street 2 85% 2 Block 19 On-Street 28 85% 24
Off-Street 110 90% 99 Off-Street 0 90% 0
Block 3 on-Street 70 85% 60 Block 20 On -Street 8 85% 7
Off-Street 0 90% 0 Off-Street 0 90% 0
Block 4 On-Street 37 85% 31 Block 21 On-Street 18 85% 15
Off-Street 0 90% 0 Off-Street 0 90% 0
BlockS On-Street 56 85% 48 Block 22 On-Street 23 85% 20
Off-Street 0 90% 0 Off-Street 0 90% 0
Block 6 On-Street 82 85% 70 Bl ock 23 On-Street 12 85% 10
Off-Street 0 90% 0 Off-Street 0 90% 0
Block 7 On -Street 47 85% 40 Bl ock 24 On-Street 2 85% 2
Off-Street 0 90% 0 Off-Street 0 90%. 0
Block 8 On -Street 18 85% 15 Block 25 On -Street 34 85% 29
Off-Street 0 90% 0 Off-Street 29 90% 26
Block 9 On-Street 57 85% 48 Bl ock26 On -Street 44 85% 37
Off-Street 0 90% 0 Off-Street 53 90%i 48.
Block 10 On-Street 89 85% 76 Bl ock 27 On -Street 24 85% 20
Off-Street 0 90% 0 Off-Street 125 90% 113
Block 11 On-Street 72 85% 61 Bl ock 28 On -Street 46 85% 39
Off-Street 0 90% 0 Off-Street 14 90% B
Block 12 On-Street 44 85% 37 Bl ock 29 On -Street 7 85% 6
Off-Stre et 0 90% 0 Off-Street 0 90% 0
Block 13 On-Street 59 85% 50 Bl ock 30 On-Street 18 85% 15
Off-Street 0 90% 0 Off-Street 0 90",{, 0
Block14 On-Street 7 85% 6 Block 31 On-Street 34 85% 29
Off-Street 0 90% 0 Off-Street 0 90% 0
Block 15 On-Stre et 43 85% 37 Block 32 On -Street 71 85% 60
Off-Street 328 90% 295 Off-Street 0 90% 0
Block 16 On-Street 73 85% 62 Block33 On-Street 69 85% 59
Off-Street 51 90% 46 Off-Street 0 90% 0
Block 17 On-Street 0 85% 0 Block 34 On-Street 6 85% 5
Off-Street 18 90% 16 Off-Street 0 90% 0
Su b-Tot al 1,282 1,115 Sub-Total 676 586
So urce: Wa lker Con sultants 2 019
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WALKER
CONSULTANTS
CURRENT CONDITIONS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
The following provides a summary of the weekday and weekend observations for each subdivision of the North
Beach study area. Upon comparison to the aforementioned effective parking supply, we were able to calculate a
current condition parking adequacy. The results of the current condition parking adequacy will be used
throughout the remaining sections of this analysis when factoring proposed development scenarios and their
future impact on public parking needs.
NORTH SHORE PARK I NG ADEQUACY
The overall peak observation within the North Shore area occurred during the weekend observation period with
57% of the spaces being occupied. When compared to Walker's 2014 Parking Demand Analysis this percentage
reflects a 12% decrease from a 69% peak weekend observation.7 Added demand for residential and commercial
areas was evident as several streets west of Harding Avenue and south of 74th along Collins Avenue experienced
heavy use . At least four (4) of the blocks exceeded high occupancy at or above 85%. Parking adequacy for the
North Shore study area is defined in the following exhibit .
Exhibit 6: North Shore Parking Adequacy-Weekend Peak Observation
NORTH SHORE EFFICIENCY EFFICIENT PEAK SURPLUS/
INVENTORY FACTOR SUPPLY OBSERVATIONS (DEFICIT)
BLOCK 1 On-Street 19 85% 16 5 11
Off-Street 0 90% 0 0 0
BLOCK 2 ' On-Street 2 85% 2 2 0
Off-Street 110 90% 99 18 81
BLOCK 3 On-Street 70 85% 60 48 12
Off-Street 0 90% 0 0 0
BLOCK4 On -Street 37 85% 31 36 (5 )
Off-Street 0 90% 0 0 0
BLOCK 5 On-Street 56 85% 48 44 4
Off-Street 0 90% 0 0 0
BLOCK 6 On-Street 82 85% 70 74 (4)
Off-Street 0 90% 0 0 0
BLOCK 7 On-Street 47 85% 40 38 2
Off-Street 0 90% 0 0 0
BLOCK 8 On-Street 18 85% 15 14
Off-Street 0 90% 0 0 0
BLOCK 9 On-Street 57 85% 48 38 10
Off-Street 0 90% 0 0 0
7 Observation periods for Walker's 2014 Parking Demand Analysis were conducted during the month of April, while 2019
observation periods were conducted during the month of August. In an effort to normalize these observations, we've added
the peak season activity to our summary of North Beach parking needs .
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WALKER
CONSULTANTS
NORTH SHORE EFFICIENCY
INVENTORY FACTOR
BLOCK 10 On-Street 89 8S%
Off-Street 0 90%
BLOCK 11 On-Street 72 8S%
Off-Street 0 90%
BLOCK 12 On-Street 44 8S%
Off-Street 0 90%
BLOCK 13 On-Street 59 85%
Off-Street 0 90%
BLOCK 14 On-Street 7 85%
Off-Street 0 90%
BLOCK 15 On-Street 43 85%
Off-Street 328 90%
BLOCK 16 On-Street 73 85%
Off-Street 51 90%
BLOCK 17 On-Street 0 85%
Off-Street 18 90%
SUB-TOTAL 1,282
Source: Walker Consultants 2019
EFFICIENT
SUPPLY
76
0
61
0
37
0
so
0
6
0
37
295
62
46
0
16
1,115
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
PEAK SURPLUS/
OBSERVATIONS (DEFIC IT)
64 12
0 0
55 6
0 0
39 {2)
0 0
52 {2)
0 0
5
0 0
12 25
130 16S
30 32
19 27
0 0
11 5
734 381
Comparing our peak weekend observation to the efficient parking supply, we noted an overall parking surplus of
381± public parking spaces in the North Shore study area. In general, nearly all of the on-street parking was
observed to have little to no parking adequacy, while four (4) of the seventeen (17) blocks experienced minor
parking adequacy deficits. Blocks two (2), fifteen (15) and sixteen (16) experienced the greatest amount of
parking adequacy due to the low off-street utilization of City lot P106, City lot P92 and City lot P91.
TOWN CENTER PARKING ADEQUACY
The overall peak observation within the Town Center area also occurred during the weekend observation period
with 66% of the spaces being occupied. When compared to Walker's 2014 Parking Demand Analysis this
percentage reflects a 24% decrease from a 90% peak weekend. A further review of the 2014 analysis data
reveals two distinct factors, 1) the 2014 Town Center study area was significantly larger than the 2019 study
area, including private resort parking inventory, and 2) Walker's notation for assuming all private resort parking
areas to be fully utilized during the weekend observation period . When these observed occupancy levels are
removed from the from the peak observation period totals, Walker calculates the average on-and off-street
utilization levels to range between 67% and 84%. Thus, an 18% decrease from the overall 84% peak weekend
observations.8 Parking adequacy for the Town Center study area is defined in the following exhibit.
8 Observation periods for Walker's 2014 Parking Demand Analysis were conducted during the month of April , while 2019
observation periods were conducted during the month of August. In an effort to normalize these observations, we 've added
the peak season activity to our summary of North Beach parking needs .
18
WALKER NORTH BEACH
CONSULTANTS REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
Ex hibit 7: Town Center Parking Adequacy-Weekend Peak Observa t ion
TOWN CENTER EFFICIENCY EFFICIENT PEAK SURPLUS/
INVENTORY FACTOR SUPPLY OBSERVATIONS (DEFICIT)
BLOCK 18 On-Street 11 85% 9 9 0
Off-Street 0 90% 0 0 0
BLOCK 19 On-Street 28 85% 24 23
Off-St reet 0 90% 0 0 0
BLOCK 20 On-Street 8 85% 7 8 (1)
Off-Street 0 90% 0 0 0
BLOCK 21 On -St reet 18 85% 15 12 3
Off-Street 0 90% 0 0 0
BLOCK 22 On-Street 23 85% 20 19
Off-Street 0 90% 0 0 0
BLOCK 23 On-Street 12 85% 10 8 2
Off-Street 0 90% 0 0 0
BLOCK 24 On-Street 2 85% 2 3 (1)
Off-Street 0 90% 0 0 0
BLOCK 25 On-Street 34 85% 29 29 0
Off-S treet 29 90% 26 23 3
BLOCK 26 On-Street 44 85% 37 34 3
Off-S treet 53 90% 48 14 34
BLOCK 27 On-Street 24 85% 20 18 2
Off-Street 125 90% 113 7 106
BLOCK 28 On-Street 46 85% 39 41 (2)
Off-Street 14 90% 13 6 7
BLOCK 29 On-Street 7 85% 6 3 3
Off-S treet 0 90% 0 0 0
BLOCK 30 On-Street 18 85% 15 16 (1)
·Off-S treet 0 90% 0 0 0
BLOCK 31 On-Street 34 85% 29 37 (8)
Off-Street 0 90% 0 0 0
BLOCK 32 On-Street 71 85% 60 72 {1 2)
Off-Street 0 90% 0 0 0
BLOCK 33 On-Street 69 85% 59 60 (1)
Off-Street 0 90% 0 0 0
BLOCK 34 On-Street 6 85% 5 1 4
Off-Street 0 90% 0 0 0
SUB-TOTAL 676 586 443 143
Source: Walker Consultants 2019
19
WALKER
CONSULTANTS
PARKING OCCUPANCY HEAT MAPS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
To illustrate parking occupancy in greater detail, heat maps have been developed to depict the parking demand
observed during the overall peak weekday and weekend observations .
Exhibit 8: North Shore Peak Parking Occupancy-Weekend
No rth Shore Weekend Utilization
Study Area
Block Numbers
Occ u pancy 85 % - 1 00 %
Occ up ancy 75 %-84%
Occu pancy 65 %-74 %
Source : Walker Consultants 2019
N
EB
As detailed in this exhibit, nearly 50% of the inventory exceeds 75 % utilization during peak weekend
observations in the North Shore study area, while 25 % of the inventory ex ceeds 85 % utilization. Conversely, low
utiliza t ion lev e ls observed at City owned and operated park i ng lots may be directly related to a reduct ion in
seasonal activity surrounding the beach, Band Shell , and North Shore Park.
110
WALKER
CONSULTANTS
Exhibit 9: Town Center Peak Park i ng Occupancy-Weekend
Occupancy 85 % -100 %
Occupancy 75 % -84 %
Occ up ancy 65 %-74%
Source: Walker Consultants 2019
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
Similar to the North Shore observations, Walker observed 50% of the inventory in the Town Center area exceeds
75% utilization levels, and app roximately 35% ofthe inventory exceeds 85 % utilization levels . City public parking
lots located throughout blocks 25 through 28 reflect the most significant utilization in block 25 (City lot P83 at
79%), while the remaining three blocks reflect utilization at levels ranging between 23 and 50%.
i l l
WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
CURRENT CONDIT IONS SUMMARY
Current conditions in the North Beach study area provide the following parking adequacy surplus levels:
~North'ShoreArea ':' · .: •· ·· · ··_·' ----~,~~'S:Efficien-t'si¥ply ': ,c': ·::. ~:-:-r:··~Pe-ak 'Observations · · ·· .... ··s ~~ ""'/(D 'f : )~·-· . ... urp us e 1c1t . ;.; ... __
On-Street 659 556 103
Off-Street 456 178 278
Sub-Total 1,115 734 381
IJ,Town .. Centef.Area ~~i: :.· _, ;··! ::... :.:,; ~Efficient. su-pply -';-·.~,-: .• _.~_: ·' Peak Observations
. .. suf'l)l'{js/{oefic~):~-..tF.; -
On-Street 387 393 (6}
Off-Street 199 so 149
Sub-Total 586 443 143
Walker recognizes the current conditions reported in this analysis are representative of non-peak seasonal
activity periods . Peak season activity levels are typically indicative of a heightened influx of visitors to the area
during winter, spring, and early summer tourism months. Additionally, this same time of year typically lends
itself to an abundance of community events and festivals. Because North Beach is primarily residential, much of
the seasonal tourism activity initiates with the Collins Avenue beach resort locations. Having recognized this, we
believe it is not uncommon for other Miami-Dade County tourists and locals to visit the North Beach public
access areas on a daily basis creating a need for the City to manage inflated midday parking demands.
As mentioned in Walker's 2014 Parking Demand Analysis, we continue to recommend the need to explore
parking management strategies in lieu of overbuilding public parking inventory to satisfy inflated seasonal
demand periods . Examples of such parking management strategies include the following :
• Increased branding and incentives for public transit options for Miami-Dade County tourists and locals
to visit the North Beach neighborhood amenities in lieu of driving a vehicle onto the Miami Beach
barrier island. The goal should focus on changing travel behaviors while not limiting access . Many
business merchants depend upon seasonal tourism and therefore should be included as part of the
solution.
• Imp lementing dynamic public parking pricing based on seasonality and occupancy surveys . Yet another
opportunity to change travel behaviors while not limiting access.
• Implementing a residential parking permit program to ensure that North Beach residents and service
employees are afforded parking access where inadequacy issues exist.
112
WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
FUTURE CONDITIONS
Considering the overall parking adequacy within the study area, when considering parking adequacy as a whole,
it may appear to be adequate for the immediate future. While this could be stated as the condition within the
larger area, it is somewhat misleading, as the majority of the parking serves the parking needs for neighborhood
residents or is restricted for specific users . The primary land use within the study area is residential, which has
limited ability to expand based on the current occupancy levels. As demonstrated in this analysis, increased
parking demand will come from redevelopment projects .
Many planners and consultants expect that using driverless ride-hailing (with or without transit for some trips)
will cost significantly less than owning a personal vehicle in the future. Walker employs the airport term for Uber
and Lyft, which is Transportation Network Companies (TNC). Many other players including Waymo, Ford and GM
are poised to enter the TNC market. Some project up to a 90% reduction in parking required, with some
expecting the shift to occur by 2030 . Those same entities are strongly recommending that most if not all parking
structures should be designed for future adaptive reuse, by which they mean easy conversion to other uses.
That scenario of 90% or more reduction in parking would take a significant change in auto ownership, with most
residents of an area giving up cars and using ride-hailing and/or transit for all trips. Some cite, among other
trends, that Lyft estimated that approximately 250,000 of their users gave up their cars in 2017 alone, which
seems significant until you realize it is a little more than 1% of its 23 million users, and only 1/10 of 1% of the
cars on the road in the US.9 Others cite "urbanization", in which increased density will make car free living
feasible. We believe this project is a perfect example of where highly desirable and sustainable, walkable, "live
work play" developments with increased density are still not likely to result in significantly reduced car
ownership.
More recently, a number of management consultants, auto experts and other academics have projected that
the impact on vehicle ownership will be significantly less than a 90% reduction and that it would occur on a
much longer time frame than 2030, with more and more skeptics expecting that fully autonomous vehicles
won't be available for "decades." It is true however, that L4 autonomy is now available, which means that a
vehicle is able to operate driverless, but only in a very limited area that has been thoroughly mapped in its
programming (i.e., it knows exactly where a traffic signal head is to be able to read it) and also only in good
weather conditions. To our knowledge, no manufacturer has solved all weather conditions of snow and rain.
A study recently released by Cal DOT 10 posits that there will be impact of autonomous TNCs in the next decade,
but once fully-autonomous vehicles are available to the public, the majority of vehicles will still be privately
owned.
We have evaluated the impact on parking demand based on sales and other projections by international
business and auto consultancies . We rely primarily on a McKinsey study11, which projects that 10% of all
passenger vehicles sold in 2030 will be to ride-hailing services, resulting in a potential reduction in private
vehicle auto sales by 2.3 private vehicles sold per TNC vehicle sold. This would reduce overall vehicle sales by
about 5 million vehicles, or about 25% of sales in 2030. However, there are 260 million cars on the road today,
and millions more sold between now and 2030 that will be on the road for 10 to 20 years after that. We don't
9 https ://techcrunch . com/2018/0 1/16/lyft -says-nearly-250k-of-its-passenqers-d itched-a-personal-car-in-20 17/
10 Gordon et al, 2018. The Future of Autonomous Vehicles : Le sso ns from the Literature on Technology Adoption. Cal DOT : CA 17-2796-3.
11 http://www.mckinsey.com /industries/hiqh-tech/our-insights/disruptive-trends-that-will-transfonm-the-auto-industrv
113
WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
expect maximum impact on parking until 2050 and even then, for it to fall in the range of 10 to 40% reduction
nationally . Our model results in about 1/3 of vehicles owned by TNCs and 2/3 owned by private individuals by
2050. The TNC vehicles would comprise 72% of vehicle miles traveled (VMT), and private vehicles 28%.
Therefore, we believe our high scenario is truly a maximum impact scenario.
The exhibit below is for the average reduction in parking--again we stress--nationally. In other words, the
reduction for the average building in the US is 40% at the high scenario. There will be more impact in
downtowns and where residential density is high, and less in rural areas. The impact will also vary by land use.
Further once autonomous vehicles are available to private individuals, they will be able to drop the passengers
and park farther away, particularly if parking is paid.
Ex hibit 10: Walker's Projection of Future United States Parking Demand
120%
"' > <( 100% .....
0
~ 80"/o ..c ......
'§
60% "'0 c: ro 40% E
OJ
0 20% 0
+-' 0% c:
OJ u .....
OJ
~
Source: Walker Consultants 2018
Park i ng Demand
(W i thout Popu l at ion Growth)
--------
---High Disruption ---Low Disruption
Because the North Beach area will have a fixed quantity of land uses that will not grow in capacity over time
with population growth, we do not include population growth in this graph. Due to the size, location and density
of Miami Beach, we would expect this analysis to more likely follow our low disruption scenario, with little
impact expected by 2030, and perhaps only a 10% reduction in parking demand by 2050. For further discussion
we can provide white papers documenting the development of our opinions.
Another factor is that Level 2/3 autonomy, i.e., a specific set of functions that allow autonomous parking, will be
available long before Level 5 cars are driving around public streets . Autonomous parking means that the driver
and passenger can get out of the vehicle and send the car off to park itself in the lot or structure . Because the
car doors do not have to open at the parking stall, we expect to be able to park roughly 4 cars in 3 stalls.
This means that even without extensive driverless ride-hailing, the pa r king capacity will go up as the parking
demand may be going down! Walker raises this issue at this time due to the potential reduction of parking
114
WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
demand of 10% by 2050, as well as autonomous parking growing in the next decade, we strongly recommend
providing the minimum acceptable number of spaces for planned development projects.
PLANNED DEVELOPMENTS
The City of Miami Beach seeks to understand the future public parking demand associated with the following
planned development projects, including any related impacts to the existing neighborhood demand generators .
1. A new Civic Complex at 72"d Street and Collins Avenue: The project includes the construct ion of a new
parking structure with a minimum of 500 parking spaces, to replace the current 318 parking spaces and
allow for additional spaces as required by project programming for civic and commercial space at the
ground level, as well as a new recreational park. The project program also includes a rooftop
competition pool, a warm-up pool and support facilities, a new 5,000 to 10,000-sf library/media center,
and a 7,500-sf upscale fitness gym with an outdoor running track .
2. Ocean Terrace Development: The City is pursuing a potential public/private partnership with Ocean
Terrace Holdings, LLC, the owner of adjacent lots on the west side of Ocean terrace. The development
agreement includes the vacation of certain rights-of-way on and adjacent to Ocean Terrace in exchange
for a public benefit to fund and/or construct a new public park along Ocean Terrace. It is anticipated,
the development agreement will require the removal of sixty (60)± on-street public parking spaces
managed by the Miami Beach Parking Department.
3. North Shore Park and Youth Center: Located at 501 72"d Street, this public facility includes a twelve-
court tennis center, two fully -lit ballfields and a 30,000 -sf climate -controlled indoor facility . There are
approximately fifty (50)± public parking spaces adjacent to the ballfields that may potentially be
removed due to a planned GO Bond project to add two additional ballfields.
4. North Beach Band Shell/The Rhythm Foundation: Located at 7275 Collins Avenue, this outdoor facility
typically hosts a variety of seasonal performances with attendance estimates ranging from 500 to 1,000
attendees. Current renovations include the installation of an overhead canopy allowing for an extended
seasonal event calendar .
5 . lntermodal Facility and expansion of Green Bicycle Lanes: The Department of Transportation has shared
plans for adding intermodal stations on Collins Avenue and Harding where current transit stops exist
between 72"d and 73'd Streets. While these enhanced transit stations may not directly impact public
parking inventory, the stations will provide greater pedestrian access to and from the neighborhood
through the addition of a bus rapid transit (BRT) program . More specific to the public parking inventory,
the Department has also shared a concept plan to expand the Green Bicycle Lane program by adding
east/west bicycle lanes to 72"d and 73'd Streets . The additional lanes will not be designed to eliminate
parallel parking inventory on these streets, however it is anticipated that parking inventory may be
reduced by as much as 10-20% in accordance with a complete streets design strategy.
115
WALKER
CONSULTANTS
FUTURE PARKING ADEQUACY
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
It is anticipated that the planned developments mentioned in the previous section are expected to begin within
the next two to three years. Each of these projects will have a direct impact on parking and pedestrian activity in
the North Shore area. The Ocean Terrace Development timeline depends largely upon the ability to engage the
right hotel brand and the pace at which condominium sales occur. Speaking with the developer, Walker has
learned construction has been planned as early as the fall of 2021 with a forecasted opening date of 2023. Other
public projects involving GO Bond financing are subject to the availability of funding authorization by the City of
Miami Beach. It is highly anticipated that construction for the Civic Center and the Ocean Terrace Development
will occur simultaneously. Walker will discuss construction impacts and alternatives phasing with respect to
public parking inventory in the following section of this analysis.
Expected development that reflects projects likely to occur within four to seven years, and optimistic
development that may come to fruition in the longer term relates to potential opportunities within the Town
Center area. Upon speaking with the Planning Department, Walker has learned as many as three (3) potential
projects are being discussed in the Town Center area. Potential projects being considered include full-block
developments with mixed-use retail and residential components with possible "big box" drivers . As of the date
of this analysis, none of these projects have formalized to the extent of reaching the Design Review Board yet. A
successful component of the Town Center master plan raises concerns about the oversaturation of public
parking. With the approved density levels, Walker understands the plan is designed to promote significant
behavioral changes in users from car-centric needs to the use of micro-transit and walkability needs.
~OSS OF INVENTORY DUE TO DEVELOPMENT PROJECTS
The removal of public parking inventory associated with the known development projects in the North Shore
area suggests the loss of 62± on-street public parking spaces surrounding the Ocean Terrace development and
combined 328± off-street public parking spaces for motorcycles and automobiles in City lot P92 for a total loss of
441± public parking spaces in the North Shore area. The following exhibit details the amount of lost public
parking inventory by development block and demonstrates the need for new public parking inventory before
any development parking projects are considered .
Exhibit 11: North Shore A r ea Loss of Public Parking by Development Block
North Shore Efficient Peak Surplus/ Lost New Inventory
Supply Observations (Deficit) Inventory Need
Block 1 On-Street 16 5 11 0 0
Off-Street 0 0 0 0 0
Block 2 On-Street 2 2 0 0 0
Off-Street 99 18 81 0 0
Block 3 On-Street 60 48 12 (62 ) 48
Off-Street 0 0 0 0 0
Block 4 On-Stre et 31 36 (5 ) 0 5
Off-Street 0 0 0 0 0
Block 5 On-Street 48 44 4 0 0
Off-Street 0 0 0 0 0
116
WALKER NORTH BEACH
CONSULTANTS REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
North Shore Efficient Peak Surplus/ lost New Inventory
Supply Observations (Deficit) Inventory Need
Block 6 On-Street 70 74 (4) 0 4
Off-Street 0 0 0 0 0
Block 7 On-Street 40 38 2 0 0
Off-Street 0 0 0 0 0
Block 8 On-Street 15 14 1 0 0
Off-Street 0 0 0 0 0
Block 9 On-Street 48 38 10 0 0
Off-Street 0 0 0 0 0
Block 10 On-Street 76 64 12 0 0
Off-Street 0 0 0 0 0
Block 11 On-Street 61 55 6 0 0
Off-Street 0 0 0 0 0
Block 12 On-Street 37 39 (2) 0 2
Off-Street 0 0 0 0 0
Block 13 On-Street so 52 (2 ) 0 2
Off-Street 0 0 0 0 0
Block 14 On-Street 6 5 1 0 0
Off-Street 0 0 0 0 0
Block 15 On-Street 37 12 25 0 0
Off-Street 295 130 165 (328) 130
Block 16 On-Street 62 30 32 0 0
Off-Street 46 19 27 (51) 19
Block 17 On-Street 0 0 0 0 0
Off-Street 16 11 5 0 0
Sub-Total 1,115 734 381 (441) 209
Source: Walker Consultants 2019
As demonstrated in the exhibit above, gross new public parking inventory needs project a need for 209± spaces
within seven (7) of the seventeen (17) blocks in an effort to maintain efficient parking supply needs within the
North Shore area. Upon taking a closer look at the new inventory needs by associated block, Walker recognizes
an opportunity for nearby blocks to absorb much of the inventory needs. As an example, the loss of on-street
public parking inventory associated with the Ocean Terrace development project in Block 3 may be offset with
the surplus of public parking inventory available in City lot P106 located in the adjacent Block 2. Upon the
potential relocation of the North Shore Branch Library to the new Civic Complex at 72"d, Walker recommends
the removal of the building structure to allow for additional public parking at this location. It is anticipated that
the removal ofthe building structure could provide as much as 20-25% more parking spaces.
Likewise, Block 4 inventory needs of five (5) spaces may also be offset by the available parking inventory in City
lot P106. Parking inadequacy needs in residential Blocks 6, 12, and 13 may simply be satisfied by available
inventory within other neighboring residential blocks.
117
WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
New public parking inventory needs for the opening of Altos Del Mar Park may be initially satisfied with available
on -street inventory on Collins Avenue and City lot P106 . Upon speaking with the Department of Parks and
Recreation, Walker has learned that no programmed activity has been planned for this park, however it is
anticipated that activity may begin to populate the area due to the availability of public restrooms at this site .
After potential public parking reallocation needs have been satisfied, Walker projects a net new public parking
need of 149± spaces within the North Shore area before new development project needs are projected. We will
factor this net amount when calculating final future parking needs for the North Shore area.
PROJECTED PUB LI C PARKING NEEDS FOR NORTH SHORE DEVELOP M ENTS
Although the methodology for shared parking analysis was developed in the early 1980s, the concept of shared
parking was already well established: a fundamental principle of planning from the earliest days of the automobile
has always been to share parking resources rather than to have each use or building have its own parking. The
resurgence of many central cities resulting from the addition of vibrant residential, retail, restaurant and
entertainment developments continues to rely heavily on shared parking for economic viability. In addition,
mixed -use projects in many different settings have benefited from shared parking . There are numerous benefits
of shared parking, including the community at large, not the least of which is the environmental benefit of
significantly reducing the square feet of parking (usually in surface lots) provided to serve several developments .
As a result of this analysis , Walker developed a recommended parking supply, based on the projected peak hour
of design day parking demand . This does not represent the maximum ever generated by the developments . In
Walker's experience, designing a parking system for the absolute peak busiest day of the year leads to overbuilding
of parking spaces. Similarly, one does not build for an average day and have insufficient supply for the peak (if not
multiple) hours on 50 percent of the days in a year . The peak in this analysis refers to the "design day" or "design
hour," one that recurs frequently enough to justify providing spaces for that level of parking activity. The 85th
percentile of peak-hour observations is generally recommended by Shared Parking, except for retail shopping, for
which the 20 1h highest hour of the year is employed .
Within the known North Shore developments, each land use was evaluated and assigned a "drive ratio" for
daytime and evenings on weekdays and weekends. The reason that driving ratio, rather than modal split, must be
used is that it is applied against a "parking ratio" that reflects the number of cars parked at a stand-alone land use
where nearly all persons arrive by car, and thus already reflects persons per car. In other words, modal split is
stated in persons; the drive ratio converts that to cars.
Walker first reviewed the 2013-2017 American Community Survey (ACS) 5-year estimates. In accordance with US
census tract most closely associated with the North Beach area, we learned that 69% of owner occupied
households have at least one (1) vehicle, 34% have at least two (2) vehicles, and 7% have at least three (3) vehicles .
Conversely, 46% of renter occupied households have at least one (1) vehicle, 34% have at least two (2) vehicles,
and 11% have at least three (3) vehicles. Walker also reviewed the means of transportation data to work for
workers in the City of Miami Beach . The resulting drive ratio is 53.2%, when driving alone (SOV) and carpooling is
combined. To supplement the ACS means of transportation, Walker researched the Walk Score for the site, which
is 94/100, and is classified as "Walker's Paradise" with daily errands not requiring a car. The Transit Score is 51/100
and the Bike Score is 82/100, "very bikeable " Y
12www .walk score .com
11 8
WALKER
CONSULTANTS
WA LKER 'S MODEL
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
Walker's model calculates the parking demand 18 hours a day for weekdays and weekends for each of 12 months,
plus a special period between Christmas and New Year's Day. In the latter period, office and other professional
employment parking is reduced, while retail/dining/entertainment is high. Weekend is defined to begin at 5 pm
on Friday and continue through Saturday. The parking demand of recreation and entertainment venues is similar
to that on Saturday and thus is included in weekends.
Exhibit 12 below summarizes the peak parking needs analysis for weekdays and weekends, while Exhibit 13
provides the detail for weekdays and Exhibit 14 presents the weekend analysis.
Ex h i b it 12 : Parking Needs Analys is
VVeekday VVeekend
Patron/Vis itor
Emp loyee
Tot a l
Source: Walker Consultants 2019
358
128
486
Patron/Vis itor
Emp loyee
Total
368
29
397
The overall peak is projected to occur on a weekday in February at approximately 7:00 PM, at which time 486±
parking spaces are recommended to serve the North Shore Park, Civic Complex, Band Shell and Senior
Center/UNlOAD activity centers . On a weekend, the peak hour is projected to occur at 8:00PM, with 397± spaces
required. Much of the evening peak hour demand reflects the potential for special event gatherings held at the
North Beach Band Shell/The Rhythm Foundation and North Beach Senior Center/UNlOAD of Miami Beach , In c.
Without the availability of further program information, it is anticipated that special event act ivity occurring at
the Civic Complex will generally take place during daytime recreational hours of 7:00am to 7:00pm .
Walker cautions the City when the peak season demand is added to these proposed development parking
projections . We anticipate as many as 230± public parking spaces may be added to the proposed peak hour
projections to satisfy seasonal visitor activity parking needs impacting daytime demand . When these seasonal
numbers are added to the proposed development parking projections by hour, the overall peak weekday period
shifts to a late afternoon 4:00pm hour impact :
10:00 am 11:00am 12 :00 pm 1:00pm 2:00pm 3:00pm 4:00pm
Pro jected Develop ment Needs 134 279 265 278 289 319 489
Pea k Season Add 23 0 230 230 230 230 230 230
Com bin ed Net Im pact 364 509 495 508 51 9 54 9 719
Surplus/(Deficit) 125 (20) (6) (19) {30) (60) (230)
Exhibit 15 presents the parking demand by time of day for the peak weekday demand period. To project a
calculation of future parking demand, Walker will then combine the projected parking needs for the North Shore
developments with the adjusted public parking needs to determine the impact each of the development scenarios
will have on area parking conditions. In the absence of known development plans for the Town Center area,
Walker recommends the City revisit public parking needs as Town Center development projects unfold. As
previously mentioned in this analysis , overbuilding parking inventory to satisfy future unknown developments is
not considered an industry best practice .
119
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C i
v
i
c
Co
m
p
l
ex
(T
r
ac
k
an
d
F i
e
l
d
Pa
t
r
·on
)
2
ac
r
e
1
.
5
0
65
%
10
0
%
Em
p
l
oy
e
e
0
.1
5
53
%
10
0
%
Co
m
p
e
t
i
t
i
on
P ·oo
l
Am
e
n
i
ty
le
v
e
i
iP
a
t
r
o
n
)
4
5
,0
0
0
sf
G
L
A
2.
6
0
55
%
10
0
%
Em
p
l
oy
e
e
3
.0
0
53
%
10
0
%
O
u
t
d
o
o
r
Am
p
h
i
th
e
a
t
e
r
(P
a
t
r
o
n
)
1
,
0
0
0
s-
e
a
t
s
0
3
0
65
%
10
0
%
Em
p
l
oy
e
e
0
.0
3
53
%
10
0
%
No
r
t
h
Sh
o
r e
Pa
r
k
I
Ba
l
l
f
i
e
l
ds
an
d
Te
n
n
i
s
Co
u
r
t
s
Pa
t
r
o
n
}
5
ac
r
e
5
.0
0
65
%
10
0
%
Em
p
l
oy
e
e
2.
5
0
53
%
10
0
%
Co
m
m
u
n
i
ty
Ce
n
t
e
r
(P
a
t
r
o
n
)•
1
0
,
0
0
0
sf
G
L
A
6
.
60
65
%
98
%
Em
p
l
oy
e
e
0
.4
0
53
%
10
0
%
Pu
b
l
i
c
Li
b
r
a
r
y
(P
a
t
r
o
n
)
7,
5
0
0
sf
G
L
A
4
.0
0
55
%
10
0
%
Em
p
l
oy
e
e
1.
0
0
53
%
10
0
%
Se
n
i
o
r
Ce
n
t
e
r
/
U
N
l
O
A
D
Ev
e
n
t
(P
a
t
r
o
n
)
•
sf
G
L
A
6
.67
70
%
10
0
%
Em
p
l
oy
e
e
1
.2
0
53
%
10
0
%
So
u
r
c
e
:
Wa
l
k
e
r
Co
n
s
u
l
t
a
n
t
s
20
1
9
Pr
o
j
e
c
t
Ra
t
e
Un
i
t
1
.
1
6
sf
G
L
A
2
.1
3
0
.9
7
ac
r e
0
.0
8
1
.
68
sf
G
L
A
1
.
60
0
.
1
9
se
a
t
s
0
.02
3.
2
4
ac
r
e
1
3
3
4.
1
7
sf
G
L
A
0
.2
1
2.
5
9
sf
G
L
A
0.
5
3
4
.67
s f
GL
A
0
.
6
4
NORTH BEACH REGIONAL PARKING ANALYSIS OCTOBER 7, 2019 Weekday Weekday
Pe
a
k
Hr Adj PeakMo Adj
7
P
M
February
90
%
90%
90
%
90%
95
%
90%
10
0
%
100%
75
%
90%
75
%
100%
70
%
100%
10
0
%
10%
10
0
%
100%
10
0
%
50%
90
%
1 00%
75
%
100%
0%
75%
20
%
85%
10
0
%
100%
10
0
%
100% Patr on /V i sitor Emp l oyee Tota1 Estimated Parking , Demand \ 28 52 2 1 51 54 135 2 18 4 38 2 -1 85 12 358 128 486 120
W
A
L
K
E
R
C
O
N
S
U
L
T
A
N
T
S
E x hi
bi
t
14
:
We
e
k
e
n
d
P r
oj
e
c
t
e
d
Pa
r
k
i ng
De
m
a
n
d
Pa
r
k
i
n
g
De
m
a
n
d
Su
m
m
a
.
r
y
Pe
a
k
M
o
n
t
h
:
FE
B
R
U
A
R
Y
-
Pe
a
k
Pe
r
i
o
d
:
7
PM
,
WE
E
K
D
A
Y
W
e
e
k
e
n
d
Pr
o
j
e
c
t
Da
t
a
No
n
-
La
n
d
Us
e
Ba
s
e
Ra
t
e
M
o
d
e
A
d
j
Ca
p
t
i
v
e
Qu
a
n
t
i
t
y
II
Un
i
t
Ra
t
i
o
En
t
e
r
t
a
i
nm
e
n
t
an
d
I
ns
t
i
t
ut
i
o
n
s
No
r
t
h
Sh
o
r
e
Yo
u
t
h
Ce
n
t
e
r
I
Pa
t
r
·on
)
30
,
0
0
0
sf
G
L
A
2.
0
0
65
%
10
0
%
Em
p
l
oy
e
e
4
.
0
0
53
%
10
0
%
C i
v
i
c
Co
m
p
l
ex
(T
r
a
c
k
an
d
F i
e
l
d
Pa
t
r
o
n
)
.
2
ac
r
e
1 ~80
65
%
10
0
%
Em
p
l
oy
e
e
0
.
2
0
53
%
10
0
%
Co
m
p
e
t
i
t
i
on
Po
o
l
Am
e
n
i
t
y
Le
v
e
l
(P
a
t
r
o
n
)
45
:.
0
0
0
sf
G
L
A
3.
0
0
55
%
10
0
%
Em
p
l
oy
e
e
3.
0
0
53
%
10
0
%
Ou
t
d
o
o
r
Am
p
h
i
th
e
a te
r
I Pa
t
r
o
n
}
1
,
0
0
0
se
a
t
s
0.
3
3
55
%
10
0
%
Em
p
l
oy
e
e
0.
0
3
53
%
10
0
%
No
r
t
h
Sh
o
r
e
Pa
r
k
(B
a
l
l
f
i
e l
d
s
an
d
Te
n
n
i
s
Co
u
r
t
s
Pa
t
r
o
n
)
5
ac
r
e
5
.0
0
55
%
10
0
%
Em
p
l
o
y
e
e
3
.
5
0
53
%
10
0
%
Co
m
m
u
n
i
ty
Ce
n
t
e
r
(P
a
t
r
·on
)
1
0
,
0
0
0
s fG
L
A
s.
s
o
65
%
99
%
Em
p
l
oy
e
e
0
.25
53
%
10
0
%
Pu
b
l
i
c
U
b
r
a
r
y
(P
a
t
r
o
n
)
7,
5
0
0
sf
G
L
A
3
.
9
0
65
%
10
0
%
Em
p
lo
y
ee
1.
0
0
53
%
10
0
%
Se
n
i
o
r
Ce
n
t
e
r
/
U
N
l
O
A
D
Ev
e
n
t
(P
at
ro
n
)
sf
G
L
A
7
.67
70
%
10
0
%
Em
p
l
oy
e
e
1.
3
3
53
%
10
0
%
-
-
-
-
-
-
-
~
-
-
So
u
r
c
e
:
Wa
l ke
r
Co
n
s
u
l
t
a
n
t
s
20
1
9
Pr
o
j
e
c
t
Ra
t
e
Un
i
t
1
.2
9
sf
G
L
A
2
.1
3
1
.1
5
ac
r
e
0
.1
1
1
.9
4
sf
G
L
A
1.
5
0
0
.
2
1
se
a
t
s
0
.0
2
3
Z
8
ac
re
1
Z
6
3.
5
2
sf
G
L
A
.
0
.
1
3
2
.5
2
sf
G
L
A
0
.
5
3
5.
3
7
sf
G
L
A
0
.7
1
NORTH BEACH REGIONAL PARKING ANALYSIS OCTOBER 7 , 2019 Weekend
Pe
a
k
Hr Adj PeakMo Adj
8
P
M
February
0%
90%
0%
100%
20
%
90%
10
0
%
1 00%
10
%
90%
10
%
100%
10
0
%
100%
10
0
%
10%
10
0
%
100%
10
0
%
50%
80
%
100%
50
%
100%
0%
7 5 %
0%
85%
10
0
%
100%
10
0
%
100%
P
a
t
r
o
n
N
i s i t o r Emp l oyee Total Estimated Parking Demand --0 1 8 7 214 2 2 1 5 28 1 --97 13 358 29 3 97 121
W
A
L
K
E
R
C
O
N
S
U
L
T
A
N
T
S
E x hi
b it
15
:
We
e
k
d
a
y
Pa
r
k
i
n
g
De
m
a
n
d
by
Ho
u
r
En
t~r
t
a i n m en
t a
nd
In
s
t
i
tu
t
i
o
n
s
No
r
t
h
Sh
o
r
~
Yo
u
t
h
C~
n
t
~
r
(P
a
t
r
o
n)
90
%
0
2
8
3
1
27
1
3
Em
p
l oy
~
90
%
11
52
5
7
4
9
23
C i
v
i
c
CO
m
p
l
e x
(T
r
a
c
k
an
d
F i
e l
d
Pa
t
r
o
n
)
90
%
0
0
0
0
0
Em
p
l oy
~
10
0
%
0
0
0
0
0
Co
m
~
t
i
t
i on
Po
o
l
~n
i
t
y
~~
I
(P
a
t
r
o
n
)
90
%
0
4
8
5
5
51
17
Em
p
l
o
y
~
10
0
%
1
4
5
0
57
5
4
1
8
Ou
t
d
o
o
r
Am
p
h
i
th
e
a
t
e
r
(P
a
t
r
o
n)
10
0
%
0
0
0
2
2
Em
p
l o y~
10
%
0
0
0
0
0
No
r
t
h
Sh
o
r
e
Pa
r
k
(Ba
l
l
f
i
~
l ds
an
d
Te
n
n
i
s
CO
u rt
s
Pa
t
r
o
n
)
10
0
%
0
9
1
1
7
9
Em
p
l oy
~
50
%
0
2
2
1
2
Co
m
m
u
n
i
ty
C~
n
t
e
r
(P
a
t
r
o
n
)
10
0
%
2
9
1
7
17
2
9
2
9
Em
p
l
oy
e
e
10
0
%
2
2
2
2
2
Pu
b
l
i
c
Ub
r
a
r
y
(P
a
t
r
o
n
)
75
%
0
0
0
1
5
1
5
Em
p
l oy
~
85
%
0
0
2
4
4
Se
n
i
o
r
C~
n
t
e
r
/
U
N
I
D
A
D
Ev
~
n
t
(P
at
ro
n
)
10
0
%
0
0
0
0
0
Em
p
l
o y ee
10
0
%
0
0
0
0
0
Pa
t
r
o
n /V
i
s
i
t
o
r
3
0
10
2
1
1
4
1
3
1
8
5
Em
p
l oy
~
2
8
1
0
5
1
2
1
1
1
0
4
9
5
7
20
8
2
3
4
2
4
1
1
3
4
E nt
e
r
t
a
i
n me
n
t
a
nd
In
s
t
i
t
u ti
o
ns
No
r
t
h
Sh
o
r
e
Y ou
t
h
ce
n
t
e
r
(P
a
t
r
o
n
)
90
%
31
31
31
28
0
0
Em
p
l oy
~
90
%
57
57
57
52
9
3
C i
v i
c
Co
m
p
l
ox
(T
r
a
c
k
an
d
F i
el
d
Pa
t
r
o
n )
90
%
2
2
2
2
0
0
Em
p
l
oy
e
e
10
0
%
1
1
1
1
1
0
CO
m
p
e
t
i
t
i
on
Po
o
l
Am
e
n
i
t
y
~
e
l (P
a
t
r
o
n
)
90
%
68
68
6
8
51
14
0
Em
p
l oy
~
10
0
%
72
72
72
54
14
7
01
1
1
d
o
o
r
Am
p
h
i
th
e
a
t
e
r
(P
a
t
r
o
n
)
10
0
%
2
49
78
13
6
1
9
4
1
94
Em
p
l oy
~
10
%
0
0
2
2
2
2
No
r
t
h
Sh
o
r
~
Pa
r
k
(B al
l
f
i el
d
.
s
an
d
Te
n
n
i s
Co
u
r
t
s
Pa
t
r
o
n
)
10
0
%
18
17
16
1
8
1
8
14
Em
p
l oy
~
50
%
4
4
3
4
4
3
Co
m
m
u
n
i
ty
Ce
n
t
e
r
(P
Z
i
t
r
o
n
)
10
0
%
34
3
8
42
38
33
2
9
Em
p
l
oy
e
e
10
0
%
2
2
2
2
1
0
Pu
b
l
i
c
Ub
r
a
r
v
(P
a
t
r
on
)
75
%
10
12
9
0
0
0
Em
p
l oy
~
85
%
4
3
3
1
0
0
Se
n
i
or
C.
n
t
e
r
/
U
N
I
DA
O
Ev
e
n
t
(P
o
t
r
on
)
10
0
%
27
68
76
85
85
59
Em
p
l oy
~
10
0
%
7
8
11
12
12
12
Pa
t
r
o
n /V
i
s
i
t
o
r
19
2
28
4
32
2
35
8
3
4
4
29
7
Em
p
l
oy
e
e
14
6
14
7
15
0
12
8
42
27
33
9
43
1
47
2
48
6
-
-
-
38
6
_
_
32
4
So
u
r
c
e
:
Wa
l
k
e
r
Co
n su
l ta
n
ts
20
1
9
9
8
11
1
4
17
1
4
2
0
2
6
1
1
2
2
1
1
1
1
17
17
17
17
1
8
1
8
1
8
1
8
2
2
2
2
0
0
0
0
8
7
8
9
2
1
2
2
3
4
25
2
9
2
9
2
2
2
2
1
4
1
4
1
1
1
0
4
4
4
4
0
0
0
0
0
0
1
4
8
6
7
5
8
1
8 4
43
40
4
7
5
5
1
2
9
11
5
1
2
8
1
3
9
0
0
0
28
0
3
3
52
0
0
0
2
0
0
0
1
0
0
0
51
0
0
0
54
0
0
0
13
6
0
0
0
2
0
0
0
18
0
0
0
4
1
5
4
0
38
0
0
0
2
0
0
0
0
0
0
0
1
17
8
0
8
5
1
0
0
12
32
13
0
35
8
2
3
3
12
8
34
16
3
48
6
NORTH BEACH REGIONAL PARKING ANALYSIS OCTOBER 7 , 2019 16 29 2 1 24 25 2 0 18 4 29 2 9 4 0 5 100 68 1 59 27 31 28 4 9 57 52 0 2 2 0 1 1 51 68 5 1 54 72 54 2 49 136 0 0 2 7 17 18 1 4 4 29 38 38 2 2 2 1 5 12 0 4 3 1 0 68 85 0 8 12 131 284 358 110 147 128 241 431 4 86 1 22
W
A
L
K
E
R
C
O
N
S
U
L
T
A
N
T
S
E x hi
b
i
t
16
:
Ad
j
u
s
t
e
d
We
e
k
d
a
y
Pa
r
k
i
n
g
De
m
a
n
d
by
Ho
u
r
Pa
r
k
(B
a
l
l
f
i
e
l
d
s
an
d
Te
n
n
i
s
Co
u
r
t
s
Pa
t
r
o
n
)
0
0
0
0
0
Pa
t
r
o
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30
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28
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90
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31
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72
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15
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48
9
NORTH BEACH REGIONAL PARKING ANALYSI S OCTOBER 7 , 2019 10 4 27 31 28 57 52 2 2 1 1 68 51 72 54 49 136 0 2 17 18 4 4 38 38 2 2 12 0 3 1 68 85 8 12 284 358 147 128 0 0 431 486 123
WALKER
CONSULTANTS
SUMMARY OF NORTH BEACH AREA PARKING NEEDS
NORTH SHORE AREA
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
As demonstrated in Exhibit 16, when the net adequacy needs for the North Shore area are combined with the
results of the proposed development parking projections by hour, Walker projects an additional peak hour
demand shift of 489± public parking spaces during the 4:00pm hour. When compared to the similar peak evening
hour demand of 486± public parking spaces, Walker recommends the need to replace the P92 surface lot inventory
with a minimum 490± parking structure. It is important to recognize the addition of net needs are a direct result
of Walker's peak hour observations. The peak hour observation period of 12:00pm to 4:00pm represents a typical
period during the day when the parking system experiences the busiest activity.
TOWN CENTER AREA
In the absence of approved development plans for the Town Center area, Walker recognizes a need to replace
inadequacy levels associated with on-street parking deficiencies . Current off-street parking efficiencies enable the
Town Center area to meet overall parking adequacy levels, however we caution the City that much of the parking
adequacy levels are the result of the privately owned and operated surface parking lots located south of 71 51 Street
between Abbott and Byron Avenues. We anticipate this inventory to be affected by future Town Center
development projects. To this end, we encourage the City to maintain the four (4) pocket parking lots known as
P80 , P83, P84 and P85 for public parking purpose, or in the event a public/private partnership opportunity exists,
we recommend the pursuit of a development agreement that includes a public parking component maintained
and operated by the City.
124
WALKER
CONSULTANTS
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
ALTERNATIVES ANALYSIS FOR PHASING DURING CONSTRUCTION
As briefly mentioned in the Future Adequacy section of this analysis , Walker understands that the planned North
Shore development projects are anticipated to begin within the next two to three years . Under this time line, on-
street public parking inventory located on Ocean Terrace and off-street parking inventory located in City lot P92
may simultaneously be removed from service for a period of twenty-four to thirty-six months. It is anticipated
that much of the project staging needs will occur on each development site and not require the use of additional
parking inventory. Construction parking arrangements for the Ocean Terrace development have been factored
into the phasing needs, ultimately requiring the use of the West Lots inventory during weekday construction
periods.
To accommodate the loss of on-street inventory surrounding the Ocean Terrace development, Walker
recognizes an opportunity to utilize available inventory in City lot P106 as well as pursue a shared parking
opportunity with an underutilized private parking lot north of 73'd Street. During our weekday and weekend
observation periods, we verified a number of parking spaces controlled by a private entity, whereby no more
than 20% of the parking spaces were utilized at any one time. This surface lot location uniquely lends itself to
two segregated parcels allowing for two separate vehicle ingress and egress points . Logically, patrons of the
private entity could use the inventory closest to the rear of their building and public parking could be offered in
the remaining portion of the lot. We anticipate the use of a portion of this private parking lot could provide the
replacement of as many as 30-40 controlled public parking spaces . Furthermore, the development of a joint-use
agreement with a private parking lot would provide an opportunity for the City to provide additional public
parking on a temporary, or better yet, ongoing basis .
Once City lot P92 is removed from service , Walker anticipates the need for the City to provide suitable public
parking inventory to offset observed daily utilization levels . Three of the West Lots are currently utilized for
surface parking for the beach. These lots along with on-street parking total 650± public parking spaces. We
recommend the need to explore the temporary-use of two additional unimproved parcels north of 85 1h Street on
Collins Avenue as it is estimated these parcels may be able to provide as much as 300-400 public parking spaces .
A main consideration for the use of these unimproved parcels would involve a temporary-use application
submitted by the Parking Department for approval by the City Commission.
The option to allow North Beach area employees to utilize this temporary or interim parking inventory would
free up existing North Beach parking inventory for business patrons and neighborhood visitors . Ultimately,
reducing the demand impact during the development activity period. To further accommodate access to this
inventory, we recognize the North Beach Loop provides transit access from 65 1h Street to ggth Street, allowing
appropriate connections for the north/south Collins express line.
125
WALKER
CONSULTANTS
Ex hi bit 17 : West Lots Park in g Opti on s
0 West Lots Boundary
ExiSt ing S u rface Park1ng Lots
Bikeshare Station
Source: City of Miami Beach ; Dover, Kohl & Partners; West Lots Design Plan, 2018
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
126
WALKER
CONSULTANTS
Ex hibit 18: North Beach Trolley Loop
NORTH BEACH
REGIONAL PARKING ANALYSIS
OCTOBER 7, 2019
NORTH BEACH LOOP
TROLLEY CONNECTION
NORTH 0 COLUNS
BEACH EXPRESS LOOP
Source: City of Miami Beach Department of Transportation website, 2019
()slST
I
127