LTC 661-2019 Garage Index Results for FY 2018/19 Quarter 4MI A I BEA CH
O FFICE OF THE CITY MA NAGER
LTC# 661-2019 LETT ER TO COMMISSION
TO: Mayor Dan Gelber and Members o
FR O M : Jimmy L. Morales, City Manager
D A TE: December 18, 2019
S U B JE C T : Garage Index Results for FY 2018/19 Quarter 4
The purpose of this Letter to Commission is to communicate the results of the Garage Index
from FY 2018/19 Quarter 4 (July 1, 2019 to September 30, 2019).
Key Q4 Metrics:
• Citywide Overall Rating: 2.07
• Percent of Assessments Meeting Interior Appearance Target: 67.4%
• Percent of Assessments Meeting Parking Area Appearance Target: 50.0%
Background
The Miami Beach Garage Index is an objective measurement of performance ranging from
1.0 (Very Well Maintained) to 6.0 (Not Maintained) and includes assessments for cleanliness
and interior/exterior appearance of the garage parking area, stairwells, and elevators.
The results of the assessments are used to monitor the impacts of recently implemented
initiatives to target areas for future improvements and assure the quality of services.
Quarterly sample sizes are set to ensure no greater than ± 5.0 percentage point sampling
error given the 95% confidence level.
Summary of the Garage Index Results FY 2018/19 Quarter 4
Overall, the City Garage Index in FY 2018/19 Quarter 4 was a 2.07, with 68. 7% of
assessments scoring a 2.0 or better. All scores deteriorated when compared to the same
quarter in the prior FY with parking area cleanliness and appearance deteriorating 27 .1 %
and 23.9% respectively from the same quarter in the prior FY.
Areas of Focus
• Appearance Interior - Overall garage interior appearance deteriorated to 2.16 with
67.4% of assessments meeting the target, a 15.5% and 15.0% deterioration
respectively when compared to the prior quarter. Lighting deteriorated across all
garages. Several parking garages have undergone lighting retrofits recently and
several more are scheduled. The first garage to undergo the lighting retrofit was the
17" street garage approximately 4 years ago. Property Management is experiencing
prem ature driver failures in so m e of the se fixtures and are ad d ressin g the m w ith the
m anufacturer. T hese issue s do not exist in othe r ga rag e lo catio n s. P ro p e rt y
m a nagem e nt has instituted , throug h the off-street pa rkin g tea m , a w e e kly lig h tin g
review of the garages. T his w ill he lp ide ntify any issues so the y ca n be ad d re sse d in
an expedient m a nne r. P ro pe rt y M a na g e m e nt w ill se e k to esta b lish a co ntra cte d
se rv ice to review and correct lig hting de ficie ncies as the y arise , sim ila r to the w a y the
C ity add resses street lig hting de ficie ncie s.
P arking area assessm e nts co ntin ue to yie ld the lo w est sco re at 2 .5 4 and 50 .0 % of
assessm ents m eeting targe t du e to pavem e nt stains in the pa rkin g a rea . T his
continues to be a very cha lle ng ing fa ctor to add ress as trad itio n a l pre ssu re cl e a n in g
techniques do not add ress the oil stain s fr om cars, and the C ity ha s eva lu a te d the
current standa rd w hich contin ue s to prese nt cha lle ng e s. A w ate rp ro o fin g pro je ct aa s
initi ated for th e top de ck of the 17 street garage which resulted in unanticipated
conditions leading to delays in the project. The 16 street garage (Anchor) project is
still underway. The coating will significantly improve appearance, protect the surface
from stains and provide a more resilient, easier to clean surface.
• Cleanliness - Overall garage cleanliness deteriorated to 1.98, a 18.6% deterioration
from the prior quarter, and 20.0% deterioration when compared to same quarter in
the prior Fiscal Year, with 74.5% of assessments meeting the target. Parking
supervisors continue to conduct cleanliness assessments to identify deficiencies.
Reports are transmitted to Property Management via e-mail for review of identified
deficiencies and escalated as necessary. Property Management staffing limitations
did not allow for corrections of identified deficiencies as it relates to litter and organic
material. Property Management worked with the contractor to correct deficiencies;
however, the contractor's inability to meet required contractual standards resulted in
termination of the contractor.
• Exterior Appearance - Exterior appearance of parking garages deteriorated to 2.33
or 37.1 % when compared to the same quarter in the prior Fiscal Year with 55.1 % of
assessments meeting the target, a 32.4% deterioration from the same quarter in the
prior FY. Trash on the exterior of the garages continues to be an issue as well as
graffiti. A new janitorial contract for garages was selected and began service on
June 22, 2019. Due to ongoing deficiencies, the contract was terminated in
September 2019 and a new contractor began on October 1, 2019. Performance
data has been incorporated into contract terms and will be used to ensure
cleanliness standards are met. Property Management is working with the new
contractor.
O v e rall G ar a g e In d e x (T ar a et=1.5 ) FY 15 /16
Q 1 Q 2 Q 3 Q 4 FY
Av e ra g e
O v e rall C ity G a rag e S co re 2.36 2.34 2.33 2.23 2.31
Cleanliness 2.14 2.05 1.97 1.76 1.97
Parking Ar ea 2.09 2.03 2.01 1.88 2.00
Stairw ells 2.19 2.09 1.99 1.70 1.98
Elevators 2.13 2.03 1.91 1.70 1.94
Appearance Interior 2.59 2.62 2.69 2.69 2.65
Parking Ar ea 2.5 2.66 2.80 2.9 2.72
Stairw ells 2.7 2.68 2.58 2.56 2.63
Elevators 2.58 2.53 2.69 2.62 2.60
Appearance Exterior 2.36 2.06 2.03 1.75 2.04
Overall Garaae Index (Taraet=1.5) FY16/17 FY17/18 FY18/19
FY FY 01 02 03 04 FY %change %change in %change from
Average Average Average in prior Qtr prior FY Qtr base year Qtr
Overall City Garage Score 229 2.08 1.77 1.84 1.77 2.07 1.86 16.9% 15.0% -7.2%
Cleanliness 2.02 1.82 1.52 1.60 1.67 1.98 1.69 18.6% 20.0% 12.5%
Parki ng Area 217 1.95 1.56 1.63 1.78 2.11 1.77 18.5% 27.1% 12.2%
Stairwells 2.00 1.77 1.50 - 1.84 1.58 23.5% 15.0% 8.2%
Elevators 1.89 1.75 1.54 1.68 1.73 1.98 1.73 14.5% 17.9% 16.5%
Appearance Interior 2.57 2.34 2.01 2.08 1.87 216 2.03 15.5% 10.2% -19.7%
Parki ng Are a 2.74 2.47 2.08 2.32 2.16 2.54 2.28 17.6% 23.9% -12.4%
Stairwells 2.49 2.28 1.92 1.93 1.78 2.08 1.93 16.9% 8.3% -18.8%
Elevators 2.48 2.27 2.05 2.00 1.66 1.87 1.90 12.7% -2.1% -28.6%
Aoearance Exterior 2.05 2.05 1.57 1.86 1.77 2.33 1.88 31.6% 37.1% 33.1%
FY15/16
Overall Garage Index 2.0 or better (Target 90%) Q1 Q2 Q3 Q4 FY
Average
Overall 55.90% 57.90% 60.50% 66.30% 60.30%
Cleanliness 65.40% 66.60% 69.80% 81.1 0% 71.00%
Parking Ar ea 64.10% 67.40% 67.60% 75.50% 68 .90%
Stairw ells 62.60% 65.00% 69.30% 82.80% 70.20%
Elevators 69.40% 67.40% 72 .30% 84 .90% 73.80%
Appearance Interior 47.40% 46.90% 48 .20% 46.20% 47.10%
Parking Ar ea 51.00% 44 .30% 43.10% 35.90 % 43.20%
Stairw ells 40.50% 43.30% 52.70% 53.30% 47.50%
Elevators 50.70% 53.20% 48.90% 49.40% 50.60%
IAnnearance Exterior 53.20% 65.00% 69.30% 82.60% 68.00%
FY16/17 FY17/18
Overall Garage Index 2.0 or bette+B29:U40r
FY FY (Target 90%)
Average Average
Overall 62.33% 68.7%
Cleanliness 71.65% 78.6%
Parking Area 65.75% 73.3%
Stairwells 70.68% 80.1%
Elevators 78.50% 82.6%
Appearance_Interior 50.40% 59.4%
Parking Area 37.85% 49.7%
Stairwells 56.18% 65.5%
Elevators 57.20% 63.3%
pearance Exterior 70.05% 66.0%
FY18/19
Q1
82.7%
Q2
79.1%
Q3
83.9%
I
e3
72.6% 68.5% 79.3%
67.8% 57.9% 66.3%
76.8% 74.5% 85.4%
73.3% 73.0% 86.1%
88.5% 77.1% 79.9%
Q4 I FY %change %change in
Average in priorQtr prior FY Qtr
68.7% 78.6% -18.1% -15.60%
74.5% 86.4% -17.0% -13.07%
75.9% 86.8% -15.2% -9.96%
73.7% 86.3% -17.2% -16.06%
73.7% 86.0% -18.9% -13.40%
67.4% 72.0% -15.0% -12.47%
50.0% 60.5% -24.6% -28.37%
72.2% 77.2% -15.5% -13.43%
80.0% 78.1% -7.1% 2.70%
55.1% 75.2% -31.0% -32.39%
Percentage of Assessments scoring 2.0 or better (Target 90%)
FY15116
01 Q2 Q3 Q4 FY
Average
Overall 55.9% 57.9% 60.5% 66.3% 60.3%
Garaae Location
1900 Bav Road (Sunset Harbour 72.4% 82.2% 88.8% 86.9% 82.9%
5th Street and Alton Road 53.7% 57.7% 58.5% 67.5% 59.6%
7th Street and Collins Ave. 48.0% 35.2% 41.6% 53.2% 44.5%
12th Street and Drexel 34.4% 39.9% 45.2% 58.5% 45.2%
13th Street and Collins Ave. 51.7% 41.3% 42.5% 55.0% 47.6%
16th Street and Collins (Anchor Shoos 44.3% 45.6% 40.9% 45.6% 44.1%
17th Street and Pennsvlvania Ave 74.5% 82.2% 88.0% 80.6% 81.2%
17th Street and Meridian Court 52.8% 56.2% 52.2% 58.9% 55.2%
42nd Street and Sheridan Ave. 56.1% 52.5% 66.9% 73.0% 62.4%
18th Street and Meridian Ave. (Citv Hall Garaae) 72.6% 89.4% 86.1% 85.7% 83.7%
Percentage of Assessments scoring 2.0 or better (Target 90%)
FY AVERAGE
%change %change 14/15(Q4 15/16 16/17 17/18 18119 from prior from base only) FY
average average
Overall 2.68 2.27 2.26 2.08 1.86 -10.58% -13.89%
Garaae Location
1900 Bav Road (Sunset Harbour 2.31 1.80 1.90 1.75 1.50 -14.29% -15.25%
5th Street and Alton Road 2.49 2.26 2.21 2.26 2.13 -5.75% -4.48%
7th Street and Collins Ave. 2.89 2.62 2.33 1.97 -13.60% -16.17%
12th Street and Drexel 3.13 2.68 2.43 2.11 1.81 -14.22% -22.98%
13th Street and Collins Ave. 2.97 2.56 2.52 2.18 1.90 -12.84% -19.83%
16th Street and Collins (Anchor Shoos 3.05 2.63 2.65 2.28 2.08 -8.77% -16.47%
17th Street and Pennsvvania Ave 2.37 1.76 1.92 1.94 1.78 -8.25% -5.32%
17th Street and Meridian Court 2.87 2.44 2.45 2.23 2.04 -8.52% -12.07%
42nd Street and Sheridan Ave. 2.75 2.23 2.38 2.17 1.93 -11.06% -12.67%
18th Street and Meridian Ave. (Citv Hall Garaae 1.93 1.68 1.84 1.73 1.56 -9.83% -8.77%
FY16117 FY17/18 FY18/19
FY FY Q1 Q2 Q3 Q4 FY % change from % change from % change from
Average Average Average prior Qtr priorFYQtr base year Qtr
Overal l 62.3% 68 .7% 82.7% 79.1% 83.9% 68 .7% 78.6% -18.1% -15.6% 3.62%
Garaae Location
1900 Bav Road (Sunset Harbour 78.5% 82.9% -0.8% 2.5% 7.94 %
5th Street and Alton Road 64.3% 62.5% 73.7% 65.2% 73.1% 59.9% 68.0% -18.1% -18.2% -11.26%
7th Street and Collins Ave. 58.2% 60.1% 82.1% 76.5% 85.8% 56.1% 75.1% -34.6% -23.3% 5.45%
12th Street and Orexel 55.9% 65.4% 77.0% 79.2% 81.9% 78.3% 79.1% -4.4% 3.2% 33.85%
13th Street and Collins Ave. 49.5% 65.8% 81.4% 82.6% 84.4% 63.7% 78.0% -24.5% -18.3% 15.82%
16th Street and Collins (Anchor Shoos 46 .6% 61.0% 76.3% 73.4% 78.3% 46.5% 68.6% -40.6% -39.0% 1.97%
17th Street and Pennsvvania Ave 77.0% 73.2% 84.4% 82.5% 89.4% 74.5% 82.7% -16.7% -13.1% -7.57%
17th Street and Meridian Court 54.3% 64.0% 81.1% 71.2% 77.7% 63.0% 73.3% -18.9% -25.4% 6.96%
42nd Street and Sheridan Ave. 56.0% 64.4% 81.8% 76.6% 78.1% 68.2% 76.2% -12.7% -9.5% -6.58%
18th Street and Meri dian Ave. (City Hall Garaae 79.7% 81.0% 79.8% 88.7% -13.4% -12.6% -6.88%
1 0-199s
1.5-1.999
206.0
%
79.999 and below
80. 0-89.999
IE s90. 0-100
Ne xt Q ua rt er A ssess m e nts
City part-time staff is conducting assessments each quarter. Additionally, residents are
always welcome to participate. If you or any member of your staff is interested in
participating in the City's Garage Index Program, please contact Dr. Leslie Rosenfeld with
Organization Development Performance Initiatives at extension 26923.
If you have any further questions, please feel free to contact me.
Attachment
c: Eric Carpenter, Assistant City Manager
Mark Taxis, Assistant City Manager
Roy Coley, Public Works Director
Saul Frances, Parking Director
Darrell Caldwell, Sanitation Division Director
Adrian Morales, Property Management Director
Dr. Leslie Rosenfeld, Chief Learning and Development Officer
Rodney Knowles, Green Space Division Director
G a rag e Ind ex
Criteria for each area are listed below:
Cleanliness Parking Area / Stairwells/ Elevators
• No trash on ground
• No graffiti on walls
• Odor Free
• Garbage Cans well-maintained
• No organic material (vomit/sand/cobwebs)
Appearance Parking Area / Stairwells / Elevators
• Signage well-maintained
• Lighting Sufficient
• No damage {leaks/rust/concrete spalling) and painted areas crisp
• Pavement stain free
• Ticket burster/payment station/exit verifier in good working condition
or stairwell doors/railings or elevator doors/buttons
Appearance / Cleanliness Exterior
• Planters/grassy areas/sidewalk entrance well maintained
• Graffiti free
• No unpleasant odor
• No trash
• Signage clean and useable