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2015-29085 Reso RESOLUTION NO. 2015-29085 A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, ACCEPTING THE RECOMMENDATION OF THE LAND USE AND DEVELOPMENT COMMITTEE REGARDING THE CREATION OF A PROCESS AND C RITERIA FOR PARKLET APPLICATIONS ON A TEMPORARY BASIS, AND FURTHER DIRECTING THE ADMINISTRATION TO DEVELOP CRITERIA AND A PROCEDURE FOR APPROVAL OF PARKLETS TO BE INSTALLED ON A TEMPORARY BASIS ON WASHINGTON AVENUE BETWEEN 5TH STREET AND LINCOLN ROAD. WHEREAS, on April 29, 2015, the Miami Beach City Commission had a discussion following the Washington Avenue Blue Ribbon Panel presentation and recommendations regarding the expansion of sidewalks into the existing parking lane to create an opportunity for outdoor cafes by utilizing parklets; and WHEREAS, a parklet is a small "park", plaza, or creative public space that is formally installed in what would usually be an on-street parking space; and WHEREAS, parklets are most commonly the length of one (1)to two (2) parallel parking spaces or three (3) to four (4) angled parking spaces, however, length may vary according to design and street configuration; and WHEREAS, parklets should be implemented at sidewalk elevation (i.e., flush with the sidewalk)to ensure ADA accessibility and pedestrian convenience; and WHEREAS, specific programing and design of the parklet should be subjected to an approval process to determine the best suitable use according to location; and WHEREAS, at the April 29, 2015 City Commission meeting, the item related to the Washington Avenue parklet application, as well as the development of a process and criteria for approval of parklets, was referred to the Land Use and Development Committee (LUDC) for discussion; and WHEREAS, during the LUDC meeting on May 27, 2015, the Committee discussed this item and bought it back for discussion at its June 17, 2015 meeting and the LUDC recommended to proceed with the installation of parklets; and • WHEREAS, in light of the transportation and parking considerations described above, the LUDC recommended that minimum standards and guidelines for the approval and installation of parklets on Washington Avenue on a temporary basis be developed, including a block-by-block analysis of the maximum number of on-street parking spaces to be use for parklets; and WHEREAS, the Administration recommends that the Washington Avenue Task Force, once established, work with the business owners along the Washington Avenue corridor to determine specific locations for temporary parklets within the block. NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City Commission hereby approve the recommendation of the Land Use and Development Committee regarding the creation of a process and criteria for parkiet applications on a temporary basis, and further directing the Administration to develop criteria and a procedure for approval of parklets to be installed on a temporary basis on Washington Avenue between 5th Street and Lincoln Road. PASSED and ADOPTED this I day of July, 2015. ATTEST: PHILIP ' �. ©R FAEL A ;►'ef •' APPROVED AS TO •! '- = 0 FORM AND LANGUAGE • • • *=.��SCDRp PRATED: •y' & Fe EX CUTION 1 ((5 ..... C City Attorney Tsr Date • T:WGENDA\2015\July\TRANSPORTATION\Accepting the recommendation from the LUDC on parklets on Washington Avenue - RESO.docx 2 Condensed Title: A Resolution Of The Mayor and City Commission Of The City of Miami Beach, Florida, Accepting The Recommendation Of The Land Use And Development Committee Regarding The Creation Of A Process And Criteria For Parklet Applications On A Temporary Basis,And Further Directing The Administration To Develop Criteria And A Procedure For Approval Of Parklets To Be Installed On A Temporary Basis On Washington Avenue Between 5th Street And Lincoln Road. Key Intended Outcome Supported: Ensure Comprehensive Mobility Addressing All Modes Throughout The City/Enhance Pedestrian Safety Universally. Supporting Data(Surveys, Environmental Scan, etc.): Item Summary/Recommendation: • At the April 29, 2015 City Commission meeting, there was a discussion following the Washington Avenue Blue Ribbon Panel presentation and recommendations.The discussion included the expansion of the sidewalks into the existing parking lane to create an opportunity for outdoor cafés.Additionally,the Commission requested that the Administration establish a process and guidelines for design and approval of parkiets. The City Commission referred the item related to the Washington Avenue parklet application as well as the development of a process and criteria for approval of parkiets to the Land Use and Development Committee(LUDC) for discussion.During the LUDC meeting on May 27,2015,the Committee discussed this item and decided to bring it back for discussion at its June 17,2015 meeting. At the June 17,2015 LUDC meeting it was recommended that the Administration develop minimum standards and guidelines for parkiets,including a block-by-block analysis of the maximum number of on-street parking spaces to be used for parklets.Also,it was further recommended that the Washington Avenue Task Force work with the business owners along the corridor to determine specific locations for parkiets within the block. A parklet is a small"park", plaza,or creative public space that is formally installed in what would usually be an on- street parking space.Parklets are most commonly the length of one(1)to two(2)parallel parking spaces or three(3) to four(4)angled parking spaces,however,length may vary according to design and street configuration.Parklets should be implemented at sidewalk elevation (i.e., flush with the sidewalk) to ensure ADA accessibility and pedestrian convenience.The number of parking spaces to be impacted should also be considered in determining the placement of parklets. It is important to note that the Washington Avenue corridor has been identified as part of the preferred route alignment for a proposed light rail transit/modern streetcar system connecting Miami Beach and Downtown Miami as part of an ongoing Beach Corridor Transit Connection Study conducted by the Miami-Dade Metropolitan Planning Organization(MPO)in partnership with Miami-Dade Transit(MDT), Florida Department of Transportation(FDOT), City of Miami Beach, and City of Miami. The City is working with the transportation partners to expedite the implementation of the South Beach portion of the Beach Corridor Transit Connection project. It is anticipated that a catenary-less modern streetcar system can be implemented in South Beach in a 3—5 year timeframe.Further,the preferred route alignment along Washington Avenue includes dedicating a lane of travel for transit. This concept is consistent with the Washington Avenue Blue Ribbon Panel Master Plan. In addition, the City's draft Bicycle/ Pedestrian Master Plan(BPMP)recommends removal of on-street parking to be replaced with a protected bike lane. This improvement is also consistent with the Washington Avenue Blue Ribbon Panel Master Plan. Specific programing and design of the parklet should be subjected to an approval process to determine the best suitable use according to location. In light of the transportation and parking considerations described above, the Administration recommends that minimum standards and guidelines for the approval and installation of parklets on Washington Avenue on a temporary basis be developed, including a block-by-block analysis of the maximum number of on-street parking spaces to be use for parkiets. Further, it is recommended that the Washington Avenue Task Force, once established,work with the business owners along the Washington Avenue corridor to determine specific locations for temporary parklets within the block. THE ADMINISTRATION RECOMMENDS ADOPTING THE RESOLUTION. Advisory Board Recommendation: This item was presented to the LUDC for discussion on June 17,2015. At the meeting,the LUDC recommended that the Administration move forward with developing a process and criteria for parklet applications. Financial Information: Source of Amount Account Funds: 1 OBPI Total Financial Impact Summary: None. City Clerk's Office Legislative Tracking: Jose R. Gonzalez, P.E. X6768 Department Director Assistant C4 Manager City a ager JRG JIB KGB ' "1 JLM ' J erzia "Al AAA I BEAC H 3TEi1P1 R-7 t- DATE 1-8- IS ..... _ . ... 1112=221=126.412=321=131= City of Miami Beach, 1700 Convention Center Drive,Miami Beach, Florida 33139,www.miamibeachfl.gov COMMISSI• N MEMORANDUM TO: Mayor Philip Levine and Members f the City C•mmission FROM Jimmy L. Morales, City Manager DATE: July 8, 2015 SUBJECT: A RESOLUTION OF THE MAYOR ND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, ACCEPT G THE RECOMMENDATION OF THE LAND USE AND DEVELOPMENT COMMITTEE REGARDING THE CREATION OF A PROCESS AND CRITERIA FOR PARKLET APPLICATIONS ON A TEMPORARY BASIS, AND FURTHER DIRECTING THE ADMINISTRATION TO DEVELOP CRITERIA AND A PROCEDURE FOR APPROVAL OF PARKLETS TO BE INSTALLED ON A TEMPORARY BASIS ON WASHINGTON AVENUE BETWEEN 5TH STREET AND LINCOLN ROAD. ADMINISTRATION RECOMMENDATION Adopt the Resolution BACKGROUND At the April 29, 2015 City Commission meeting, there was a discussion following the Washington Avenue Blue Ribbon Panel presentation and recommendations. The discussion included the expansion of the sidewalks into the existing parking lane to create an opportunity for outdoor cafés. Additionally, the Commission requested that the Administration establish a process and guidelines for design and approval of parklets. The City Commission referred the item related to the Washington Avenue parklet application as well as the development of a process and criteria for approval of parklets to the Land Use and Development Committee (LUDC) for discussion. During the LUDC meeting on May 27, 2015, the Committee discussed this item and decided to bring it back for discussion at its June 17, 2015 meeting. At the June 17, 2015 LUDC meeting it was recommended that the Administration develop minimum standards and guidelines for parklets, including a block-by-block analysis of the maximum number of on-street parking spaces to be used for parklets. Also, it was further recommended that the Washington Avenue Task Force work with the business owners along the corridor to determine specific locations for parklets within the block. The above is a preliminary list of items to consider as part of a process for parklet applications and criteria for approval and installation. The above information was presented to the LUDC for discussion and input at its June 17, 2015 meeting. Accepting the recommendation by the LUDC on the installation of parklets on Washington Avenue July 8, 2015 Page 2 of 8 ANALYSIS A parklet is a small "park", plaza, or creative public space that is formally installed in what would usually be an on-street parking space. Parklets are most commonly the length of one (1) to two (2) parallel parking spaces or three (3) to four (4) angled parking spaces, however, length may vary according to design and street configuration. Parklets should be implemented at sidewalk elevation (i.e., flush with the sidewalk) to ensure ADA accessibility and pedestrian convenience. The number of parking spaces to be impacted should also be considered in determining the placement of parklets. Streets make up a large part of urban public space. Parklets offer many advantages to the quality of public space and the surrounding context. Specific programing and design of the parklet should be subjected to an approval process to determine the best suitable use according to location. Following are some general considerations and guidelines that are part of the City's proposed Street Design Guide, and an element of the Bicycle/Pedestrian Master Plan Update, to take into account in the placement and design of parklets: • Parklets in general are allowed on streets with speed limits of 25 mph or less. • In general, parklets must be located at least one parking space away from the corner. Bulb-outs and other physical barriers that protect the parklet, may allow for corner parklets. • All parklets must include four (4)-foot setbacks on either end to buffer the parklet from adjacent on-street parking spaces and driveways. • Parklets must include bollards or other elements of physical separation. • A three (3)-foot wheel stop must be placed at both ends of the parklet to prevent accidents. • ADA access must always be included in all parklet configurations. • Parklet designs should attempt to include bicycle parking in all the designs. In order to guarantee high standards of safety, aesthetic compliance and accessibility, parklet proposals shall include: • A map with the parklet location and context. • A detailed plan of the adjacent area including: - Sidewalk width. - Manholes and other access points. - Existing metered parking spaces. - Identified entrances and uses of adjacent buildings. - Existing street furniture, utility poles/panels, street lights, bike racks, fire hydrants, etc. -Adjacent bicycle facility or travel lane - Proposed parklet dimensions including setbacks. . v • A detailed section of the parklet including: -All elements included in the design. - If plans are to be used (always encouraged), a list of all species must be provided. - Elevations. - Materials to be used. Accepting the recommendation by the LUDC on the installation of parklets on Washington Avenue July 8, 2015 Page 3 of 8 • A detailed construction drawing approved by a professional engineer that includes: - Hardware to be used. - A detailed drawing of the drainage features as well as maintenance accessibility. Types of Parklets Currently, most parklets around the country and the world serve as one or more of the following purposes: 1. Sidewalk extension 2. Sidewalk café . . 3. Landscape lounge Among these three types of parklets, designs and construction materials may vary greatly and are dependent on artistic vision while considering sustainable materials and surrounding context. Parklets are versatile in style and function. Designs have incorporated seating, gardens, bicycle parking, small lending libraries, and performance stages, exclusively or in various combinations. Design schools, stakeholders and government entities usually host competitions for innovative parklet design and programing. Most parklets tend to incorporate bicycle parking, seating and landscape elements. Parklets may have permanent structures; however, they may be removed, relocated or eliminated with relative ease if any street repairs are needed. In addition, parklets may be temporarily closed without need of removal (i.e., access to manholes and drainage channel cleaning). The following are examples of possible configurations of the various types of parklets. 1. Sidewalk Extension Parklet The sidewalk extension parklet is commonly used when sidewalks are not wide enough for the amount of foot traffic experienced. Sidewalk extensions provide extra room for pedestrians as well as comfortable and aesthetically pleasing places to sit and relax. Sitting structures are usually located on the perimeter of the parklet to allow for a seamless extension of the sidewalk. Sidewalk extension configurations feature built-in seating and in some cases built-in tables. Sponsor daily responsibilities should include: • Water plants, remove dead plants. • Maintain parklet free of debris and trash. • Maintain drainage channel clean. • Remove unauthorized graffiti. • Report any accidents. • Monitor and repair any damaged elements. Below are images depicting sidewalk extension parklets. Accepting the recommendation by the LUDC on the installation of parklets on Washington Avenue July 8, 2015 Page 4 of 8 ., / ' .:. .-- . - "*""1. ..,- ' - -" ii,/ - '..., ,t.ii c . l Te ' — ' ip-.4 111 i 'C''')— 4 '"ii C"VS,..1---,---1,,-.-' 41":1--'31„,‘_ ,.. „,. j . , ,,, ,ii 3 4 7e ffi , IMIIS-em A .:3 g �° > Jy^- y 8s yam s j �'rap ,� a�`.,: m.l t f, �t.af � '� . v ,, nI c �: . > > y -i • 5 Cyr . f t ci ..rte. fit v 4 '':g iY_5 .. r e,,.o . = bog f ffli C*� a z. v u. sues�,, �xo9V- w . � FAY'mot ✓✓F !I✓� t '',..,,.,,,,.;1 ,. 1 �x 2. Sidewalk Café Parklet Sidewalk café parklet configurations are commonly, but not exclusively, found along and used by street-fronting businesses serving food and beverages. Sidewalk café parklets feature movable furniture that offers a larger versatility of use. Sponsor daily responsibilities should include: • Store all movable furniture indoors after business hours. • Water plants, remove dead plants. • Maintain parklet free of debris and trash. • Maintain drainage channel clean. • Remove unauthorized graffiti. • Report any accidents. • Monitor and repair any damaged elements. Accepting the recommendation by the LUDC on the installation of parklets on Washington Avenue July 8, 2015 Page 5 of 8 Below are images depicting sidewalk café parklets. , - , ,i, fr t , i.::: It.,„:-..:L 1 9 K w- . $ a p; ".. - ,olt, , 4 ; , .. ., _..,,..,,., ....,..t,,,s2..s. -,-;,.....rw , ,..,.. ,,,,ii,, . . ,,, ..„,„ i , ,,,...,,,,,,,,,,.., ,,,, , - .-:;:,„.,.., ,,,. ,,#it:s'',it„,,,‘,- °, --- , p iii ' sli *''''''''''''' —I:'—':— 1 1 i ....LA ffgam%Aa� � ..a..�+._..-..a.,_,... v,fAa 'ffi s tea �`v'K, rigs __._. a y; � a —t , °+x' ! "� y. ate .. .. Cam: 3'3' tags. `4+� `, ,� , . v 3. Landscape Lounge Parklet The landscape lounge parklet configuration features creative designs of built-in seating while integrating abundant landscaping elements. This type of parklet is perfect for relaxing and people watching. Steps, planters and slopes are common elements found in lounge parklets. Sponsor daily responsibilities should include: • Water plants, remove dead plants. • Maintain parklet free of debris and trash. • Maintain drainage channel clean. • Remove unauthorized graffiti. • Report any accidents. • Monitor and repair any damaged elements. Below are images depicting landscape lounge parklets. Accepting the recommendation by the LUDC on the installation of parklets on Washington Avenue July 8, 2015 Page 6 of 8 m , y� � . f $, ; c o e $, - .: ... l A i s 3: ��Asa fi �` mfr ° �� �a .� } " Y ..fry +"R y. -,„ ' _,. ;' r ...<"„. ` � �� �sq " fi .�b,. 614: z^” fi.� ?.�� $454* ,; , , .uE ' 2 ... Preliminary Considerations for Parklet Applications, Process and Criteria for Installation Parklets serve many functions. Physically, parklets can serve as a traffic calming feature by creating the chicane-like effect. In addition, parklets create an opportunity to convert a few parking spaces into people-oriented spaces. Parklets help expand the usable public realm in the City, providing people with places to gather. Parklets may also serve as additional seating for restaurants and cafés while generally promoting and increasing pedestrian activity and non- motorized modes of transportation. Parklets can be sponsored by a variety of entities, including Business Improvement Districts (BIDs), Community Redevelopment Districts/Areas (CRAs and RDAs), community organizations, non-profit agencies, storefront business owners or tenants, property owners (commercial or residential), and any other organization or entity authorized by the City that agrees to be responsible for the operation, maintenance and management of the parklet. However, parklet amenities must remain open and free to use by any member of the public. If a parklet is located in front of a business, parklet users need not be patrons to enjoy the parklet. While installation of parklets typically takes about one to two weeks, the entire process from application to approval may take up to a year. If a permit is granted, the parklet sponsor is responsible for: Accepting the recommendation by the LUDC on the installation of parkiets on Washington Avenue July 8, 2015 - Page 7 of 8 • The system-wide revenue generated by a single metered parking space or the highest annual revenue generated by a single metered parking space multiplied by the number of spaces occupied by the parklet. • Fee of $200 (typically used in other cities including Portland) for site inspection before and after installation. • All costs related to design, materials and installation. • In case of removal, the sponsor is responsible for all removal costs. Parklet sponsors are responsible for the on-going maintenance of the parklet including replacing, painting or fixing elements damaged due to vandalism. All parklet designs shall contain at least one (1) ADA compliant accessible entrance. Insurance requirements for the installation and maintenance of a parklet should apply, and vary depending on locations and use. Sponsors are responsible for maintenance of any movable furniture. In addition, all movable elements of the parklet must be safely stored indoors after business hours. Landscaping elements are encouraged in parklet design. All landscaping maintenance is the responsibility of the parklet sponsor. Sponsors are responsible for general maintenance including furniture and non-approved graffiti removal. In addition, sponsors must maintain the area under the parklet free of debris in order to allow proper drainage, and pressure clean the parklet as necessary. Only street-fronting property owners or tenants may apply for a parklet. Parklets are public spaces; therefore, applicants must gather letters of support, petitions and other documentation from surrounding businesses or residents in order to prove community outreach and • involvement as part of the parklet application process. Sidewalk café parkiets should also comply with requirements related to the City's sidewalk café ordinance. In general, parklets are not to have any additional signage other than the parklet public space designation approved by The City of Miami Beach. Parklets must be located at least one (1) parallel parking space away from the corner, unless curb configuration, such as a large bump- out, allows for safe placement of a parklet closer to the corner (evaluated on a case by case basis). In addition, parklets must have a three (3)-foot wheel stop at both ends, and bollards or large non-movable planters, in order to provide adequate protection for parklet users. Transportation Considerations, It is important to note that the Washington Avenue corridor has been identified as part of the preferred route alignment for a proposed light rail transit/modern streetcar system connecting Miami Beach and Downtown Miami-as part of an ongoing Beach Corridor Transit Connection Study conducted by the Miami-Dade Metropolitan Planning Organization'(MPO) in partnership with Miami-Dade Transit (MDT), Florida Department of Transportation (FDOT), City of Miami Beach, and City of Miami. The City is working with the transportation partners to expedite the implementation of the South Beach portion of the Beach Corridor Transit Connection project. It is anticipated that a catenary-less modern streetcar system can be implemented in South Beach in a 3 — 5 year timeframe. Further, the preferred route alignment along Washington Avenue includes dedicating a lane of travel for transit. This concept is consistent with the Washington Avenue Blue Ribbon Panel Master Plan. In addition, the City's draft Bicycle /Pedestrian Master Plan (BPMP) recommends removal of on-street parking to be replaced with a protected bike lane. This improvement is also consistent with the Washington Avenue Blue Ribbon Panel Master Plan. Accepting the recommendation by the LUDC on the installation of parklets on Washington Avenue July 8, 2015 Page 8 of 8 Accordingly, in order to allow flexibility for both the dedicated lane for transit and right-of-way for a protected bike lane, approval of parklets in parking space locations would need to be temporary in nature, if the BPMP is approved as recommended, and until such time as the protected bicycle lanes would be implemented. Parking Considerations Currently, 335 on-street parking spaces exist along the east and west sides of Washington Avenue between 5th and 17th Street. These parking spaces serve as metered parking, disabled parking, passenger loading zones, freight loading zones, and taxicab stands. The table below depicts the four (4) municipal parking facilities and the total number of off-street parking spaces in the area. Municipal Parking Location # of parking spaces Facilities P16 1262 Collins Avenue 50 P13 1020 Washington Avenue 37 P12 900 Washington Avenue 22 Garage No.2 1100 Washington Avenue 134 Total 243 The total number of off-street and on-street parking spaces along the Washington Avenue corridor between 5th and 17th Street is 578. Please refer to the attachment for parking occupancy rates in the area, including the Washington Avenue corridor, as Walker Parking Consultants Study conducted in August 2014. Per Walker Parking Consultants, utilization rates above 85% are considered full occupancy due to the perception created by the difficulty in finding a space. The City's CIP Department and Parking Department investigated the feasibility of constructing parking garages in the area. As part of the City's budget process, these initiatives, along with other parking policy issues will also be presented for discussion at upcoming Finance and Citywide Project Committee meetings this summer. RECOMMENDATION In light of the transportation and parking considerations described above, the Administration recommends that minimum standards and guidelines for the approval and installation of parklets on Washington Avenue on a temporary basis be developed, including a block-by-block analysis of the maximum number of on-street parking spaces to be use for parklets. Further, it is recommended that the Washington Avenue Task Force, once established, work with the business owners along the Washington Avenue corridor to determine specific locations for temporary parklets within the block. Attachment: Walker Parking Demand Analysis B/JR /XRF T:\AGENDA\2015\July\TRANSPORTATION\Commission Memo accepting the recommendation from the LUDC on parklets on Washington Avenue.docx Attachment PARKING DEMAND ANALYSIS SOUTH BEACH __ MIAMI BEACH, FLORIDA �'�► Prepared for: Ahead of the Curve CITY OF MIAMI BEACH in creative parking solutions AUGUST 22, 2014 WALKER PARKING CONSULTANTS SOUTH BEACH iiiiiii WALKER PARKING DEMAND ANALYSIS PARKING CONSULTANTS AUGUST 22,2014 PROJECT# 1, 5-1988.00 ,1: - Figure 8: Heat Map of Peak Weekday Parking Occupancy 1; 7-vdk, -' * it) „._ . 6 .....1,-- s ,_. ‘ .,„ _, „- ... , _ ..„, - st sk, _1,--._ It s.,„ -= It i G }r. j.,..ii, c) c x ...f 40? e :c-' , 4 ID A e a ...: ,,,, i , ,-, , _, , . ,,, _ .,...i.„__.. 3 446 Vii• ID 0 ,, _- ,... . .. _.. _...._ _ . _. „. Zone 4 - Occupancy Weekday 4pm Ci li? (2 clo.) i „. — •■ Study Area /Zone Boundaries - . C) Block Numbers ;1� 4 00 .., Occupancy >85% 1 1 Occupancy 70% - 84% aa, a es ,_ .. ....... I, I Occupancy 5569% ." © , - Key 0 ' • E 1-9 e , 58, ..... ' - `7.'- - t;„-_-_:-.- •::: , .. t 8--- ,..,- 35.: eti- , . .. :7 0 , - . SIEV F- Source: Walker Parking Consultants Zone 4-Ocean Drive Corridor 57 SOUTH BEACH WALKER PARKING DEMAND ANALYSIS PARKING CONSULTANTS AUGUST 22,2014 PROJECT # 15-1988.00 Figure 9: Heat Map of Peak Saturday Parking Occupancy ID ID * (t - 0 q$1 t. est ei, . lit It ! 0 el ,,) , • _ , ,.-- __4.,' 1-- ' .. „;, . , a cr) _ .,� .,. e . ,..., � ®j .. . 3,, a (t el © a vE f f Zone 4 - Occupancy Saturday 4pm .. 0 ,41 0 ., — Study Area I Zone Boundaries . (:)■ Block Numbers , Occupancy ?_85°/0 I 1 Occupancy 70% - 84% •o:} . I J Occupancy <_69% ki- P Y Key it 57P40:tiro ' f * CO , . 35 A„, •„. ,,,„,-,, . et 0 1 , .4 -_ Source: Walker Parking Consultants Zone 4-Ocean Drive Corridor 58