98-22857 Reso
RESOLUTION NO. 98-22857
A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, ACCEPTING THE
RECOMMENDATIONS OF THE CITY MANAGER AND THE
EVALUATION COMMITTEE PERTAINING TO THE RANKING OF THE
PROPOSALS RECEIVED IN RESPONSE TO REQUEST FOR
PROPOSALS NO. 20-97/98 FOR THE DEVELOPMENT OF
PUBLIC/PRIVATE PARKING FACILITIES IN MIAMI BEACH SOUTH OF
DADE BOULEVARD; AND AUTHORIZING THE CITY
ADMINISTRATION TO ENTER INTO NEGOTIATIONS WITH THE
FOUR TOP-RANKED PROPOSERS CONSISTING OF: PARK ONE,
INC., FOR THE SITE LOCATED AT COLLINS AVENUE, BETWEEN
10TH AND 11TH STREETS; LINCOLN PLACE, INC., FOR THE SITE
LOCATED AT WASHINGTON AVENUE AND 16TH STREET;
MUNICIPAL PARKING SYSTEMS JOINT VENTURES, FOR THE
SITES LOCATED ON LENOX AVENUE AND 17TH STREET, AND THE
SITE LOCATED BETWEEN 17TH STREET AND LINCOLN LANE AND
JEFFERSON AND MICHIGAN AVENUES.
WHEREAS, on January 5, 1998, pursuant to the authorization of the Mayor and
City Commission, the Administration issued a Request for Proposals for the
development of public-private parking facilities in the area south of Dade Boulevard
(RFP); and
WHEREAS, the City issued the RFP in order to solicit qualified development
teams to bid on certain publicly-owned sites identified in the RFP and/or to propose the
development of parking on privately owned property; and
WHEREAS, on April 6, 1998, the City received proposals from five (5) different
development teams for various sites throughout the South Beach area; and
WHEREAS, on June 30, 1998, an Evaluation Committee appointed by the City
Manager and approved by the Mayor and City Commission, heard presentations from
the five teams; and
WHEREAS, in accordance with the criteria identified in the RFP, the Evaluation
Committee ranked the proposals and provided their recommendations to the City
Manager; and
WHEREAS, the City Manager has, upon careful analysis of the proposals and
consideration of the Evaluation Committee's recommendations, recommended entering
into negotiations with the five top-ranked proposers, which, collectively, would introduce
2,329 much needed new parking spaces in key geographic locations throughout the
South Beach area.
NOW THEREFORE BE IT RESOLVED BY THE MAYOR AND CITY COMMISSION
OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City Commission
hereby accept the recommendations of the City Manager and the Evaluation Committee
pertaining to the ranking of the proposals received in response to Request for Proposals
No. 20-97/98 For the Development of Public/Private Parking Facilities in Miami Beach
South of Dade Boulevard; and authorizing the Administration to enter into negotiations
with the four top-ranked proposers consisting of: Park One, Inc., for the site located at
Collins Avenue between 10th and 11th Streets; Lincol Place, Inc., for the site located at
Washington Avenue and 16th Street; Municipal Pig Stems Joint Venture, for the
site located on Lenox Avenue and 17th Street, an th s' e ocated between 17th Street
and Lincoln Lane and Jefferson and ;Michigan Av nu
PASSED and ADOPTED this 15th day of July, 998
David Dermer
Robert Parcher
APPROVED AS TO
FORM & LANGUAGE
& FOR EXECUTION
~ - Iv - O~
. Date
CITY OF MIAMI BEACH
lQ
~.I;: ~ :~II ~;'~~~~~"~~JTln~J nrtJTr nRI"r WA!~I nrAnl1 rI nRlnl '\'\1'lQ
N , lib. I.;' ~ ...
COMMISSION MEMORANDUM NO. 5) 1- ~ ~
TO:
Mayor Neisen O. Kasdin and
Members of the City Co ission
DATE: July 15, 1998
SUBJECT:
A RESOL ON OF THE MAYOR AND CITY COMMISSION OF THE CITY
OF MIAMI BEACH, FLORIDA, ACCEPTING THE RECOMMENDATIONS OF
THE CITY MANAGER AND THE EVALUATION COMMITTEE PERTAINING
TO THE RANKING OF THE PROPOSALS RECEIVED IN RESPONSE TO
REQUEST FOR PROPOSALS NO. 20-97/98 FOR THE DEVELOPMENT OF
PUBLIC/PRIVATE PARKING FACILITIES IN MIAMI BEACH SOUTH OF
DADE BOULEVARD; AND AUTHORIZING THE CITY ADMINISTRATION
TO ENTER INTO NEGOTIATIONS WITH THE FIVE TOP-RANKED FIRMS
CONSISTING OF: PARK ONE, INC., LINCOLN PLACE, INC.,
MUNICIPAL PARKING SYSTEMS JOINT VENTURES FOR THEIR TWO
PROPOSALS INVOLVING SITES #4 AND #5, AND COLLINS AND 13TH
JOINT VENTURE.
FROM:
Sergio Rodriguez
City Manager
ADMINISTRATION RECOMMENDATION:
Adopt the Resolution.
BACKGROUND:
On January 5, 1998, pursuant to the authorization of the City Commission, the Administration
issued a Request for Proposals (RFP) for the development of public-private parking facilities in
the area south of Dade Boulevard. The City issued the RFP in order to solicit qualified
development teams to bid on certain publicly-owned sites identified in the RFP and/or to propose
the development of parking on privately owned property. Notices were mailed to two hundred and
seventy (270) prospective proposers, and specifications were requested by forty five (45).
On Monday, April 6, 1998, the City received proposals from five (5) different development teams
for various sites throughout the South Beach area. A list of the teams and the site proposals was
provided to the City Commission in an L.T,C. dated April 9, 1998. A matrix summarizing the
proposals is included with this memorandum.
AGENDA ITEM f2-i L
DATE 1-\5 -9~
On June 17, 1998, an Evaluation Committee was appointed, comprised of Neil Fritz, Chairman
of the Transportation and Parking Committee; Tony Noboa, Vice President of Sun Trust Bank;
Randall Robinson, of the Miami Beach Development Corporation; and Harry Mavrogenes, Patricia
Walker, Janet Gavarrete and William Cary of the City's Administration.
On June 30, 1998, the f;ive development teams gave presentations before the Evaluation
Committee. Based on the presentations and the selection criteria identified in the RFP, the
Committee ranked the proposals.
ANALYSIS
On June 30, following a staff review of the proposals, the firms gave oral presentations before
the Evaluation Committee. The Committee's role was to evaluate and rank the proposals and
provide their recommendations to the City Manager. The City Manager, taking into account the
recommendation from the Committee, then makes a recommendation to the City Commission. The
City Commission is not bound by the Evaluation Committee's and/or the City Manager's
recommendations.
After the last presentation, the Committee defined the procedure for the deliberations and ranked
the proposals on the basis of the selection criteria identified in the RFP and the presentations given
by the proposers. The criteria included:
o Firm's experience - Proven design capability of local or national reputation
o Qualifications of project team
o Firm'sfinancial capacity to undertake the project(s)
o Previous comparable projects
o Demonstrated historic preservation experience
o Proposals which involve available privately-owned property
o Proposals which address the City's needs and concerns to the greatest extent
o Proposals which maximize the return to the City
o Proposals which are of high quality and are compatible with the scale and character
of the areas in which they are being proposed
o Location of the proposed project(s)
o Proposed timing of the project(s)
The presentations and the deliberations were video-taped. Copies of these tapes are available
through the City Clerk's Office.
The Committee agreed that the firms would be ranked on a scale of one to ten, one being the highest
and ten being the lowest score. The results of this ranking are as follows:
1.
2.
3.
4.
5.
6.
7
8.
9.
10.
Park One, Inc - Collins Ave between 10th & 11 th Streets
Lincoln Place - Washington Ave & 16th Street
Municipal Parking Systems - 17th St - Lincoln Lane; Lenox Ave & Alton Rd
Municipal Parking ~ystems - 17th St - Lincoln Lane; Jefferson & Michigan Ave
Collins & 13th Joint Venture - Collins Ave & 13th Street
Municipal Parking Systems - Collins Ave & 13th Street
Municipal Parking Systems - 17th St - Lincoln Lane; Meridian & Jefferson Ave
Municipal Parking Systems - Collins Ave between 10th & 11th Streets
Municipal Parking Systems - 17th St - Lincoln Lane; Alton Court & West Ave
Park 23 Associates - 300-342 23rd Street
Score
9
17
19
20
23
26
27
35
51
55
A copy of the voting by each Committee member is also included with this memorandum.
The following reflects the comments of the Committee members relative to their evaluation of the
proposals, using the selection criteria identified in the RFP. The comments are provided in the same
order as the ranking of the proposals. In all cases, it was made clear to the proposers that the City
reserved the right to negotiate financial terms and to request additional financial information as
needed.
1. Park One. Inc,
Pro's: V Key location
V Proposal maximizes number of spaces
V 31 % more income to the City compared to other proposals for this site
V Strong financial capacity
V Comparable experience designing garage facilities in historic districts
V Attractive articulation of massing
V Attractive design
Con's: V Concern with massing relative to surrounding neighborhood.
Note: The Committee raised concern that the design of the project reflected in a handout provided
to the Committee during the presentation was different from that in the team's original proposal.
Raul Aguila, the City's legal counsel in the garage development selection process, advised the
Committee that it had broad discretion to determine whether or not to accept the design based on
the differences. The Committee determined that the design presented in the handout did not
represent a significant difference from the original, in that the number of parking spaces and the
height and size of the structure did not change. The only difference was a shifting in the facade and
a slight manipulation of the structure's massing. The Committee was also advised that if the
proposal was rejected for this reason, that the base proposal/design was still valid and could not be
rejected from being considered. Furthermore, any proposal or proposals recommended through this
process, would be subject to Design Review approval, which in itself would result in changes to
the design of the project(s).
Lincoln Place
Pro's: '" Good team composition.
'" Lennar has strong financial capacity
'" Good return to the City - Provides for rent during construction
'" The project would serve as a "shot-in-the-arm" for Washington Ave, providing a much
needed anchor tenant.
'" Shared parking Foncept is innovative and would serve the area well, providing much
needed after-hours parking.
'" Proposal involves privately-owned property in addition to City-owned lot.
'" Agreeable to negotiate on term and return to the City
Con's: '" Concern that emphasis of proposal is geared towards office space component and not
necessarily parking.
'" Concern with treatment of historic Odius Building which is part of the proposed site.
'" Concern that number of parking spaces proposed are not enough to meet the area's needs
3. Municipal Parkin~ Svstems: Site #5 17th St - Lincoln Lane: Lenox Ave & Alton Rd
Pro's: '" Top priority to handle movie theater traffic
'" Good return to the City
'" Redistributes attention to the western portion of Lincoln Road
'" Could include additional parking spaces
'" Manageable scale and size
Con's: tI' Concern with access and egress on Lenox Ave
tI' Concern with traffic congestion
tI' Design needs some work
Note: Overall comments pertaining to all Municipal Parking System's proposals are as follow:
'" Strong team composition
tI' Innovative comprehensive parking strategy/plan
tI' Agreeable to phasing proposed locations
'" Incorporation of Electric Shuttle facilities
'" Willing to negotiate financial terms
'" Proposes a signature design for recognition by visitors and residents
4. Municipal Parkin~ Systems: Site #4 17th St - Lincoln LaneJefTerson & Michigan Ave
Pro's: tI' Proposal provides good return to the City
tI' Best of six proposed locations
tI' Good design
tI' Good mixed-use proposal
Con's: '" Concern with amount of proposed retail
tI' If project was to be built with other facility proposed for site #3, they would have to be
phased according to demand
5. Collins Ave & 13 Street Joint Venture
Pro's: '" Extensive experience in garage operations
'" Good team composition
'" Historic preservation experience
'" Letter of financial commitment and bank references provided.
'" Agreeable to negotiating terms
Con's: '" Concern with mass of building relative to surrounding neighborhood
'" Concern with access and egress on 13th Street since the facility would be located within
a block of the existing 13th street garage which also provides access and egress via 13th
street.
6. Municipal Parkin~ Systems: Site #2 Collins Ave & 13th Street
Pro's: '" Good location
'" Less massive than other proposal for this site
Con's: '" Concern over the proposed base rent/low return to the City
tI' Concern with massing of the project
tI' Need a traffic study performed
7. Municipal Parking Systems: Site #3 17th St - Lincoln Lane: Meridian & Jefferson Ave
Pro's: '" Provides good return to the City
tI' Best of six proposed locations
tI' Good design
tI' Good mixed-use proposal
Con's: tI' Concern with amount of proposed retail
tI' If project was to be built with other facility proposed for site #4, they would have to be
phased according to demand
8. Municipal Parking Systems: Site #1 Collins Ave bet 10th & lIth Streets
Pro's: tI' High priority location
Con's: tI' Concern over the proposed base rent/low return to the City
'" Concern with massing of the project
'" Concern with the amount of proposed retail
9. Municipal Parking Systems: Site # 6 - 17th St - Lincoln Rd:Alton Ct & West Ave
Pro's: '" Location may be feasible in the future
Con's: tI' Not high priority-wise
'" Dangerous for theater-goers to cross Alton Road
'" Retail may not be feasible in this area
1 O. Park 23 Associates
Pro's: '" Provides attractive gateway from Dade Blvd to Cultural Arts Campus area
'" Attractive desigI)
Con's: '" Requires substantial financial commitment from the City
'" Concern over development of this site independent from Cultural Arts Campus
'" Project not necessarily financed by the private sector
'" Concern that design encroaches 3 feet into adjacent parcel
The Administration recommends entering into negotiations with the five top-ranked firms, which
collectively would introduce 2,329 much needed new parking spaces in key geographic locations
throughout the South Beach area. These firms include:
1. Park One, Inc - Collins Ave between 10th & 11 th Streets
2. Lincoln Place - Washington Ave & 16th Street
3. Municipal Parking Systems - Lincoln Lane; Lenox Ave & Alton Rd
4. Municipal Parking Systems - Jefferson & Michigan Avenue
5. Collins & 13th Joint Venture - Collins Ave & 13th Street
Total New Spaces:
No. of Parking Spaces
451
604
321
711
242
2,329
All five proposals involve City-owned sites, for which the City would receive long-term lease
payments. The two top-ranked proposals, Park One, Inc., and Lincoln Place provide options to
include privately-owned property to be acquired by the respective proposers. In all cases, the firms
have indicated a willingness to negotiate lease terms and financial returns to the City as well as to
provide additional financial information as needed.
CONCLUSION
Upon approval of the City Manager and Evaluation Committee's recommendations by the Mayor
and City Commission, the Administration will enter into contract negotiations with the five top-
Tanked firms to develop parking facilities in key geographic locations throughout the South Beach
area. In all cases, the specific terms will be negotiated to improve the City's financial returns.
SR:~:kOb
Attachments
T:\ACiENDA \JUl.] 59RIREGlJl.ARII'ARKMEM
en
~~
~2
t:~
...J<
u~
<z
~o
e"en
~2
~<
~~
<~
~o
~u
E--.
<0
>~
2~
,. ~
::::: '-'
u~
--
...J;:J
c::l0
;:Jc::l
c..~
000
0"1<
t::::o
e:'t..
~o
'::r:
oE-o
z;:J
~o
~en
"
.:l
e
ell
e
ell
..
::I
r:r
ell
0::
.;
.:
oj
e
o
.:0:
..
I:'lI
c..
.;
e
-
vi
~
.~
u
o
III
III
<
f"l
N
.:0:
..
=
c..
ell
U
f.
"'5
u
e
:3
c
'0
..,
-
ell
ell
.. ell
ii5 ..
-.E
;; ~
->
ll(l
~
o
::I
e
ell
;.
<
'"
.=
"0
U
'"
e
o
U
e
.:!
-
=
...
o
...J
~
iii
'"
u
I)
l::
tI)
-5
.c
o
~
III
::J
e
V
;.
<(
'"
.:
"0
U
v
o
'-
Vi
"E
.....
1'1
1'1
-.:t"
.....
,
o
o
.....
i:i
c:
.!:
..... 0
o <.>
'i!. ~
-.:t"(;;
V'I..c
~ ~
~ '5
o r:r
'- <.>
III l'll
g-B
uco
~::E
Clu
.c
\0
"0
c:
..!::
"0
...
;.
o
b
u
~
()
-
13
;..
<
e
o
co
e
~v
l'll 0
~~
...
o
o
'-
Vi
oS:
;;;
-
'0
e
.!:
'0
ell
e
~
o
I
C
U
--
,:-
.c
'"
..
<II
e
~
6 g
c::
.. '"
ell 0
c..c.
o .~
to
o t!
- 0
e-
0'0
_ 0
c.e
o ~
-- 0
~ >.
-ou
; c;
- ;.
'0 .;:
o C.
eN
~ 0
0'0
. ::J
:>--
'- <.>
U ,=
"'-
ell .-
U '"
~~
tI)....:
<Ii
~o-.
,= \0
~ V'I
'- .
",0-.
c.. ..
'"
o
NO'::
-.:t" 0
Nv;
....
..
~
'OJ
e
<(
;:::;;
'"
~
0::
t:>I)
.:
.:0: '"
.. ell
C!l '"
c..::J
.;;
u
..
....:
'"
o
<=>
-.:t".
V'I
~
c
o
'"
o
~
'"
III
<.>
ro
c..
tI)
oJ)
c:
.jf.
'-
l'll
Cl-
i
o
e '"
1::-
l'll ~
Cl- '"
III
"'~
ro ...
- III
::J .-
.Eo..
'0. vi
::l I)
O~
.c .-
~ ~
,r- tI)
V'I
-.:t"
.....:
vi
o
o
<=>.
M
Ef.BE~~E1ii
~ ~ .2 ~ ~ .C
oe~:;;~~o:>-
Oo..:::Cl-e Ee
.9"5 05<'"
eCO<'- eU l'll E-
O ~ec 0
E~b..cEelIJU
.E '" oJ):9 c.U co
o e.!! :c 0 -;;;
tI)~~uO'; v;
III . c t.l.J
'0 .'c u - c_
c : c. ci'..5 _.2 ~
<<S 0.-"- V) - -
u~-5i",.t~~
'- E ~ b e ~'c E
III ... III C 0._ l'll 0
- e e t:: v; Cll] oJ)';;;:
"<:' 0 9 l'll :>- c '-.-
..::UClCl-tI)t.l.JOO::
Vi'
III
<.>
(::I
c.
tI)
oJ)
.::
.jf.
'-
l'll
c..
..... .;;
1'1-
V'I ~
.....:
vi
V'I
.....
0-..
a 2P~..c
e.= (::I <.> <
ii~oClc..:
..J~ as-:-
. 0 u
~eu.!d'-g
~-;:: 00::
~8c-:-B;...
:0 :gZo
u .. 0 u ~
.. - L.. cu
:Ggu.c~~
E-'o.g_-o:
UOiE2~~
u ... 0 fI'J
of~~-g'i:
"cl'll:>-Ol'll::J
1-000tnUtI)U
-
- '"
;";0
() '-
::."....:
av:
tI)-.:t"
Cll]N
e -.:t".
::;:....,
,--.:t"
l'll ..
c.. 0
<.I
6E
\0 0
N
--
e.cc'Ovi
~."::: 0 t: ~ c..
E e - l'll t ::I
.ctl)<.I e~
g .s ~ '00 0
tl)t::",,-cc
'" e '" W
oli U 0 Cl- .!!!l
e ~U III ~
::;: g t ca '>. Cl
:;;-E~1iiCll]
0.. .::s<('-t
:>- g. f- "'- ..c
.~eo~~E
U 0.: c e Cl
~ ::: -g l!. l!. ~
c~t::Ee ~
u~888.5
'"
'"
..
ell
.c
E
ell
~
E
011
<II
I-
..
ell
'"
o
C.
o
...
c..
'"
III
>-
III
III
>-
'"
':)
>-
'"
o
>-
ell
...
e
ell
.;:
ell
c..
...
~
bIl
e
-
ell
..
ell
C.
o
c
.2
E
r-:
M
"'"
c
.2
E
.....
r...:
"'"
.~
00
1'1
....,
"'"
c:
.2
E
V'I
"'"
.:l
'"
o
U
ti
ell
.....
o
..
c..
'0
~
ell
E
-
III
~
~
e
c:
,9
roo.>
E:5
ao
.5 >.
0.> c:
.c III
~O
o m
"Om
0.> OJ
U c:
.!!1~
a. 'iij
0.> c:
.J:JO
"Co.
:;~
o '-
"ii~"ti
- c:
~.9:i:
C:m>'
~1Il:ii
OJ........
.... 0 0
0_ OJ
ZlIlu
m c:
.5 &. ~
~ 0 0.>
OJ........
.ca..~
....0..
1l.211l
.5 iij 0.>
III 0.>-
c:::J~
8 g:o
c: cr .5
.9~ "0
ro_C:
E.c (I)
L.. :=: ~
.2~"O
.5:E c
Cll .0 .-
.c>.~
-C:o.>
'Olll.c
(1)'0 Q:j
(l)eIl"C
0.> U ....
c: c: 0
~ CQ.=
0.>=0.>
- o...c
O"E.....
Eo"C
8 u :ii
.... 0.>
o.c ....
>. ~ ~
u.........
~ (I) 0
::l C'O E
u OJ 0
u,,'O
III C'O c:
~E~
~ i.5
.....eIl"C
II) .J:J 0.>
lIlII)iij
0.> III =
'O.cc:
1Ilc:0.>
E 0 0.>
cn-.;:;,D
.- III ell
&:-.5 >
c: E III
11l.....c
::jg.J!!
III 0.> III
~"CUI
.... 0 0
o z g-
c: ,....
oeo.
~'e~
'Eo.>.....
eIl.c ,
~~.!!!
..... e III
0.. ,_ ~
0.> III 0..
....'Eo
00....
Zuo..
~
e
~
~
;ff.
o
00
.~
::J
c::r
ell
~
o
1'1
:c
ell
"1:l
~
<=>
00
.~
::I
c::r
I)
~
o
1'1
t:>I)
e
'u
e
=
e
ii:
'0
ell
III
o
Q,
o
...
Q.
(' 8 J' '" " ::-
., VI1 '- IJ
Fd 3: 1,3
I I . '.'._
:;
(,j
=
N :J
t.J
(;)
~
me:
t.J
1=2
:s...
o~
~::t
'""z:
(;)0
zm
~cx
o::~
~c..
c..~
~8
~,
:>Q
cx~
!::;>
UW
-...J
...J;::l
=0
~=
~w
~Q
r::<
~Q
c""
~o
0::1:
. ~ I-
c..;::l
lc.o
O::m
WI
c
'0
U
.:l
c
ell
E
ell
....
::J
C"
ell
a:
c;
c
-
.;
c
o
~
....
<'II
C.
a::l-
::E""
u ....
!: ~
o 0
E ~
--- :>
o c
o "
o >
~~
VI
ell VI
VI 0
] Qo
E'o
~~g
gfVl:':::
o::s:=
..Jc..E
c;
c
-
.,;
~
a:
'u
o
WI
WI
~
~
N
~
..
<'II
c..
,..:..
>-.E u
-" VI
U ~ ~
!:1a.8;::
~~oo
.J::c--e
.~ 0 .e- 5
... co..::: _
.!::: c V) cu
""c ~ >-.
'0 Om ~ B
cEo 0
.9 ~ u -
:; VI c.. -e
.r;:, :;; E "
.~ OJ._ ~
- ~ Ill) >
c.,.,"c
8~~8
15
" c
-eoE
~ E "
<=aE
<<I OJ t;
VI ... "
~ ~ ~
Co .-
~-o
~ 68.
g"E8
c.....~q
O.r;:,-
c,,""
o U III
'€ 'E i:-
d:~u
ell
(,j
oS
c..
!:c::!:
a'l~g
~ 0 o.
ut~c
~.. ~ ~.g
Con - u; u
~ ~ l>:. 2
-?5",E
;20 ell 0
:; q ~ U
00 ell co
.... 0.... c::
CON g.;:
.... ~.- ::r
~~~-e
>-"- N a'l
, elI_~
~~15u
-
.E
c
~
-
..
ell
= '"
m ..
.c ::I
- =
fO'l ell
-:>
~
BEiiBgf
~ ~ ~ :: ";:
::E u >-. ~ .g
U~""-c:l
'..r;:, :;::E
ell i::'Q.
~"'elIEU
~ ~ > .- 0
-egU-e-
5q~:;gc'
00", 0
....OOV:GNO
~fA g ~ ~ .~
~ ~'-.~ .. 2
>-"- 0 E a'l Vi
. ~;;:;: ... ~ c
~~~ctu3
ell
.c
E
c
...
::I
0:
a:
-e
ell
WI
C
;-~
... '-
c.U
"!
c
..c
Cf) "
<'II ::s
U c
c c ~
.S! '- u
::60::
E:.:::c;
_:: "u
"" E "
.. Q.
-eMlZl
c ~ ...
~""O
... .. 0
.::~o
g .~.5
O...."ui
0';]]
:2 ... C 0
""'::c:lc:l
..0
C
... ...
o 0
6
.... .-
" -
>~
.- ::J
'" CO
~ "
...
-
CO;:;
c .
.- - "
Vi Q. U
ell 0 C
::I V '"
C" >- ".:
ell u '"
O::-e>
>-.
,Q
"C
...
....
0"
...
a:
ell
...
C .....
. .-::
.;! U
... ell
....c
~-
c:
.Q
16 Gl
E=
.E'O
.5 >.
Q) c:
.I::. lU
..... .....
c: 0
o 1II
"OlII
Q) Gl
o c:
.!2 ~
e.. 'in
.85
:s:!~
::l Q)
o ...
~~"t:i
..... c:
B.g:i2
lijlll~
=lUlU
Q)....-
..... 0 0
0_ Q)
ZlUu
C ~ ~
.- e.....
~e~
~a..~
"0 ....0 e..
Gl-lU
.5 in Gl
lUQ).....
c::l~
8 16 'i5
c: 0:: .5
OCll.....
'-.I::. 0
co"",C:
E.I::. 1II
'- ~ 8
.2~"O
.5 "0
Q) :0 .5
.I::. >. ~
:::CQ)
OlU.I::.
~ '0 Qj
Q)Q)"E
c: 0 0
Gl c: ...
Q) Jl! '0;
- e...I::.
e..E.....
Eo"O
o u c:
U lU
.... Q)
O.I::. ....
~~~
0..... ...
~ 1II 0
::l 1Il E
u Gl 0
u"O"O
1Il 1Il c:
~E~
-; ~.5
.....ClI"O
1II .D Gl
lIlcniii
Q)1Il=
"O.I::.c:
1Il c: Q)
E 0 Gl
cn=.D
.- 1Il Q)
i!:-.5 >
c: E ro
1Il......I::.
t:jg!!J.
lU Q) 1Il
~"Ocn
.... 0 0
o Z g-
c: .....
oc:e..
~.~ 1?
cQ)~
ClI.I::. .
~~.!!1
.... c: 1Il
&hii ~
..... - e..
o c: 0
z8o..
;;;
t;.;
{.j
<
CIl!::
~~
c::
:if-
U<
<::it
'""z
(.jO
Zl!l
::.::C::
0::<
<c..
c:..::it
wO
f-U
<,
>0
0::0::
c:..<
.....>
Uw
..J..J
c:l::>
::>0
c:..c:l
.w
~Q
r:::<
O\Q
Or....
~O
Ox
.1':.1-
c:..::>
r....0
IXCIl
e
~
'"
>>,..,
CIl:;t
~elI
e _
:iCii
... '
CII ell
c.. ;
- -
CII e
Q.elI
'i:i>
.c C
::I .-
~~
'"
~~
~~
= -
:iiii
... ,
CII ...
c:.. ;
- -
CII =
Q.elI
'u>
.- -
= C
::I ._
::it~
'"
S
elI_
'W;:;t
>>elI
CIl ;::
CGCIl
e '
._ ell
.:0: ...
... ::I
CII-
c:.. C
ell
-;>
Co-
.- e
u __
.- 0
;"':1
::it
.:l
e
ell
E
"
...
::I
0-
ell
IX
E
~
'"
>>",p
CIl:;t
~elI
e_
:iiii
... '
CII ell
c:.. ;
"";c
Co ell
'u>
"e ~
::I .-
~~
III
c:
...
V
u::J
;; fi
..:I =>
c<
- e
o CII
g .2.0
::i~
~~
OJ ,
ell C
== ~
CIl ...
.:::~
... .....
I- V
- .....
e
o
'"
....
~~
'" V
..:1'7
..E e
o CII
u .-
c"
:.:3 "5
~~
- .
~~
.= 4) GJ
CIlug
':::'~GJ
... ... =>
1-;;:<
OJ
...
....
VJ
,....
~
V
::J
C
V
=>
<:
VI
.S
o
U
..c
<5
a<l
ell
::J
e
U
=>
<:
~ ~
v
- ell
8~
ell
-
CIl
.....
c.
'"
...
"
e
;,.
6 e
, 0
......-
- -
~ "W;
CoO
o ~
... .-
c.O
"
c
~
"
ell
C
;t
o
.~
U
.. -
~.
elI-
~ g
Vl'a
iO
u .:..:
~.~
CIlOj
000::: _
.5...: ~
-t': vi 0
lOO:I:
Co. 0 ;6
- o. 0
r:::~e
"
c
.E
"
~
~
o
b
u
~.
ell-
=> e
.!! ,Q
V) ...
c.
~~f 0
u .:..:
'" '-
c.CII-
... V
CIlv-
000::: ~
~<-:E
... '" 0
CII 0 0
c..o...
0\C!.0
1-00
V).... -
Jd'
<.>
;;-
~
fr.
"':l
g
;;,-
o
.~
u
",'
Go>
'..J_
"'.-
c.'"
CIlOj
000:::
e...:
~.
... VI
ClIO
0.0
V)c!,
0\0
"S!
~
"
u
e
~
If
.~
u
'(;j
~
Vi'c...:
V .
U '"
"'0
c.o
CIlO
000'
c-
~ ..
... '"
CII .!!
0. ...
009
'"
N V)
>>
....
~
'"
c
tlJI<
e;:::,
:i -;
...
(II ell
0.. IX
o
o
~ >, ;; g .g ~ u
~ .!! -e u e .:; 11
... 6 ::> CIl ~ O'.~
~:.2 <.~
- VJ- ].2 c
elI.u...o-o
=~t;c...ClJE'=
CII ~ 'u g ~ 0 f!
~ .5 5l 0 .; ~ ~
.00", eUoCII
Bti3< -....U t;
'c "Ul g fi U III
09 E ~ ~'z E E Cl
~~ ~~g.Clle!i
."::::J ::J ~ - 0 U
::J::lE5l::l~.:o:;:9
E" 0 0 V 0 V ... .-
<U:I:O:::UCl~~
~>,~g~c~e!i
.- V ..0 u:O u III v
~E"'CIlv6"'..o
CII .- ::> II) c. <3 ::::
o.~ o.o.:o:~
~VI"VJ"'.. u"'-
.:o:",uc..>~v
(;j ~.!!! 5 g U .:0: jg
~ .5 g 0'" - Cl .~ .~
. 00 on ::J ~
me", 0'
.!:! ~ < c. c' C
g '" 0 0 0
- C a(t ~"B 0'- ".:
~~ ~2'=~E
."::::1 ::J... C 2 0 '"
::J"'EoVlCllt::-e-'"
E"So~S-=oo~
<U:to:::U<UUCl
0.0 Ie::: U')
.: ~ ] 8 15
-g]::;CIl~
Co.:,.: c:..
c~~
IIJ E IIJ
ECII;:9
c.O :.;::
~..;.::~
~ ...vi".. Co) r:-
=t~Su>c..~
~ ~'u 2 .: U oj -5
;;.- 0 0 Cl._._
..,..gf~ 6~
.~ w < c'
e ';;i .Q g g-
B C ~ ~ U tJ '= ".;::
.~ ~ ~ E .~ ~ ~ '"
g..~ E 5l ~~ e-e-t;
... 0 0 V 0 - 0 0 '"
<U::X:O:::U<UUCl
~>,~g]c~e!i
'- .!! .0 u..o v '" V
~E"'CIlvE:;:e
III ,- ::> Go> C. 0 .-
o.~ o.o..:.:~
~vrv).. u~-
=~~9--,J>c...~
'" ell ._ 0 e "..:.:..c
~eu..._ouu
::>. ';0 ~ 0 '5 ~
llle", 0'
,~ I:!:! < c ..
g ~ '" .2 g g
... e cid ell U U .= .=
~~ ~2'=Ef!
.: ~ :3.... c:: 0 0 co
g..~ E 5l ~~ e-e-~
-<8~~8~888
e
CII
ell
I-
~ ~
'" ell
o..c
C.E
o ell
ct~
VI
U
>-
'"
v
>-
'"
~
>-
e
.2
'"
ell
>-
V\
M
~
ell
U
e
ell
';:
ell
C.
..
l.&.l
tlJI
e
.:l
on
C
U
=
...
ell
C.
o
t:
ell
......
C
...
c..
':::l
ell
';
E
-
'"
w
c: e
.Q ~
E E
N'<T
N
;q~
e c:
.2 ~
.;: E
';N
_N
~~
-
.2
N
M
IA
E
15
V
"
'$.
V)
r--
.~
::J
CT
cu
~
V)
N
c
c
m E
~ :l
UO;
o ...
:~
cV)
v -
.... ...
U 1U
VI'::
III III
..0 0
..:a::
>>0
..... -
8"'"
00,
. - >>
-1.::-
NO':;
- ... CT
lAc.. ell
15
V
"
~
V)
I-
Z;
.:;
0-
IIJ
~
V)
N
m E
~ ::J
UOj
o ...
::~
eV)
elI-
... ...
IIJ "
"'e:::
III III
..0 0
..:a::
>>0
......- .
0..... >>
00,"::
~_:J
I- I.:: CT
o 0 ell
- ... e
IACo.o
:0
.g
ciiE
~ ~
U ~
'"' ,~
.::. c'
~~
OJ ...
-- (,)
elIe:::
~ III
..o~
":0
<-;:: >.
8 o'~
o C CT
~2~
lAc:.. 0
~
V)
I-
Z;
.:;
CT
cu
~
V)
N
.E
V
"
~
V\
I-
.q
::J
CT
ell
~
V)
N
.. c
m ...
::E~
U ...
o~
... V\
E-
ell ...
... "
cue:::
'" III
ll~
...0
>>- '
--..... >>
8 o'~
c!'c g-
~ee
lAc.o
llII
e
U
e
=
e
~
'tl
ell
'"
o
c-
O
...
0..
~
.s
e
...
::I
..
IX
'tl
ell
III
o
g.~
... .-
o..u
~
c
>>
.0
"
ell
...
::J
CT
...
0::
ell
u
e >>
= -
.;u
'" U
"'..c
<...
~
e
c:
g
1tI ell
E.s::
....-
.2'0
.5: :>.
ell c:
.s:: 1tI
-;;'0
o l/l
'0 l/l
ell ell
U c:
1tI ell
- >
0. 'Iii
ell c:
..c 0
"OQ.
_ III
5 ~
.s:: ell .
1Il.s::'O
- c:
ell '-
u.9.:o:
~1Il~
=1tI1t1
ell...._
"- 0 0
0_ ell
ZltIu
VI c:
.5: &. ~
~0.2!
ell ct ell
.s:: "-
'0"-0.
ell .2 1tI
.5: iii ell
ltIell-
c:J~
o C".-
uell"O
c: 0:: .5:
OCll-
'-.s:: 0
ro_C
E.s:: l/l
"- .-::: ~
.2~"
.S: "0
CIl :0 .S:
.s:: :>. ~
::cw
otll.:
1Il '0 Q;
Vlell'C
ell U ....
ai c: 0
Qj ~'~
Ci o..s::
EE-
00"
u u c:
... ell 1tI
o.s:: ....
- ell
:>'0"0
u_ ....
~ l/l 0
::> 1tI E
u ell 0
u""
nl nl c:
~E~
-c:c:
o ell '-
-ell"O
VI ..c ell
1tI -
ell~~
'C.s::c:
1tI c: CIl
E 0 ell
cn;.o
.- 1tI ell
:>'.5: >
cEnl
1tI.....s::
t:: ~ (/)
nlellro
~ 'C III
.... 0 0
o Z ~
c: .....
ac:o.
:;:; 'Qj ell
1tI.....s::
cellI-
Q).c ,
VI 'C III
ell ell-
"- c: 1tI
0.._ :g
ellnla.
~co
z8a.
~
e
~
e
:;
W
e"
<
CIle:
Wx
[:i:t
:3E-
0<
<::;
"-Z
e,:,0
ZCI:l
~i:t
c::<
<Q.,
Q.,~
wO
E-U
<,
:>Q
;:c::
~<
U~
-..J
..J:;J
COo
~c:l
~:5
r:::<
O\Q
06,,-
~O
O:r:
ZI-
Q.,::J
"-0
C::CIl
f
'"
;>'\0
CIl'll:
~u
c _
~Vi
,
" CI
Q., :;
"ic
c.u
OJ:>
-C -=
::l .-
~~
...
C
~
...
>'It'l
CI:l'll:
~U
C_
:iVi
L. I
" 01
Q., :;
eat;
c.u
'u :>
.c C
::l ._
~.!;
~
C
01
E
01
..
::l
c:r
'"
Cl:
...
--g. ~
~ c;
>
(5<
~ ~
,~
~C
U::l.......
~8~
CIlc1;l
-= B '0..
r---LlJ
-<......
.r -g
c 0
j~
.E g
oo!::
g<
::i ~
~ ~
_ u ~
u > _
~<2
~~'"c;
_ C ::l
!:::~~
'"
-
Vi
~
~
-0
~
~
o
.~
U
"t:l
C
~
"t:l
u
C
~
o
.~
U
--
Co
.:::
'"
...
u
C
~
o C
>..2
- -
... .-
'"
u 0
Coc.
o '"
L. .-
Q.,Q
Vi
U
>
..!!
.,.
it'-
u
0_
l1'(;j
CIlQ)
e.o~
c....:
~ vi
"'0
c...o
N~
M-
;>,
...
~
'(j
c
~<
c;:;:,
~ .;
.. -
" IU
""a:
J!2"
Il)
>
~
V"\
;,;
U
o-
r: .-
~~
Cl/)~
.5....:
~ vi
"'0
c...o
MO.
NM
M -
~~~~~c~e.O
.- ..!!..o 0..0 U III U
~E"CIlUC~==
F .- ~ .V;:: (;) .-
-:,t - O.:.=::E
.... vi ....
ViV' Vr:-
~lUm~J>c..~
~ ~'O e.= ~ ~ "5
'00 ~ (;) ': :;::
..;C'" o.c:.
.~ IJ.l <
c3 6 ~c
B 1ii ~ ~.= o.g.g
~ o!:: U u2'- E "
.<;::::l 5 _ C 0 Ci '"
::l"'Eo"''''E-E-''
E"So~S=oo~
<u:r:~u<uuCl
~~~:g]c~~
.::; ~..o... U ..0 U '" OJ
-e CIlve....o
~ '- :;J IU Co 0 :::
':~."'_ c..~~~
~~~o::>~u
-;;; ~.!!! g g u .:.= ~
;::CU"'_Cluu
. "50 ~ (;) .:; :0;:
'" c '" o,.c.
.~ ~ < C c. C
o - '" .2 0 0
u S ~ ~ -20 ,~ .~ .~
u _ ... _ L,;;, ....
.:::l ::l - :: 2 0 '"
g.:g E ~:g!: t7E-t
.... 0 0 u 0 - 0 0 m
<U:r:~u<UUCl
E
"
..
E-
~ E
~.c
CoE
o u
C:::1E
<II
<:)
>-
'"
u
>-
Col
U
C
01
.;::
01
Co
M
W
~
.5
-
ClI
..
01
0.
o
.2
t"!
Vl
lA
c
.52
E
"":
V)
lA
~
'"
o
U
c:::
01
'0
...
c..
-0
~
"
E
-
'"
L.:l
.:c
v
..,
c::l E
~ :::l
UQ)
:::I ..
:~
cV)
v -
~ ...
v
Ua:
~ '"
co~
"':0
>,-
-- .... >,
g 0 '5
o IE C'"
ci 0 u
...... .. C
lAc... 0
,0
0....
V)
r--
.q
::l
c:r
V
~
......
N
.E
U
"t:l
~
V"\
r--
.q
::l
C"
V
~
V)
N
co E
~ ::l
UQ)
o ..
-::!!.
_0
cV)
v -
~ ...
~~
'" '"
co~
"':0
>.-
--.... C
go.:;
o IE C'"
viov
r-- ... c
lAc... 0
~
c
'u
c
ClI
c
ii:
"0
..
'"
o
c.
o
L.
Q.,
01
=
B
c
...
::l
G:
a:
"0
<Ii
'"
o
Co>.
0_
... .-
Q.,U
<<!
c
>.
.c
"0
'"
...
::I
C'"
u
a:
u
u
c >.
as .-=:
.~ U
'" u
"'.::;
<-
.a
c
r:::
.Q
roCD
E.r:::
....-
.2'0
.!:: >.
CD c::
.r::: RI
--
r::: 0
o Ul
1:J Ul
CD <I.J
U r:::
..!!! ~
c. 'jjj
CD r:::
.08.
:2Ul
;:, <I.J
o ....
~~-c
Cl) -.~
u,g.x
ffiUl~
;:RIR1
<I.J...._
.... 0 0
0_ <I.J
ZRlu
. Ul r:::
.~ s;! CIl
<I.J ~....
.....e~
~a..~
1:J~c.
CD - Cll
.S iii CIl
R1CD-
c;:,rJ
8 g:o
r::: o:::.S
.Q~ '0
Cti_c
E:; ~
.2 '~ .g
.S 1:J
<I.J :c ,S
.r::: >. CIl
::=cw
OCll.r:::
~ '0 Q;
CD<I.J"E
r::: u 0
~ ffi.!:::
CIl= <I.J
c.. c..r:::
EE-
001:J
u u r:::
.... <I.J Cll
o.r::: ....
-<I.J
i:)'01:J
~;o
=:l Cll E
U Q) 0
U'O'O
Cll Cll <::
~E~
-;; ~.s
-<l.J1:J
Ul .0 CD
faC/)U)
CIlCll=
'O.r:::r:::
Cll r::: CD
E 0 CIl
en:O::.o
.- ro CD
i!:'.S >
r::: ~ Cll
Cllt:.r:::
t:: .!! CI)
CllCDro
3: 1:J en
.... 0 0
o Z g.
r::: .....
or:::e.
:;:: '(j) CD
Cll.....r:::
CCDt-
<I.J..c ,
~-g..!!!
..... r::: Cll
g-'iij :g
.... - c.
o c 0
z8a.
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRIVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
CORRECTED VERSION (6-29-98) - see underlined items
Site Location:
Collins Ave. East Side between IUn and IltJr Streets
Development Group:
Park One, Inc.
Architect:
Piet Kessels
Location Review:
The subject location would initially appear to be desirable from the standpoint of providing
convenient additional parkingfor Collins Ave and Ocean Drive, however, a structure of the
size proposedfor this site could have a serious negative impact upon the predominantly low
scale urban context of the immediate historic district (excepting the ten story recent
residential tower on the opposite side of Collins Ave).
Traffic Study:
A Level Three Traffic Study would likely be essential to further evaluate the traffic
concurrency considerations and functional desirability of this location for a parking
Structure.
Conceptual Design Review:
Option 1: 289 parking spaces + 4790 if retail
Option 2: 419 parking ~aces + 5740 ifretail
The conceptual design of the elevations is weak but may have some potential for further
development; the proposed stepping back of the massing above a retail pedestal facing
Collins Ave is worthy of further exploration; the fJlpical floor plan of Option J would appear
to h€ ~cienl consiJierlflZ th, 282 waces It proposes IJJ. !lro~;de o~ a relatively smail ~~
Option 2. which would ewand the site bv two lots to the north. would require the unli
approval qf demolition qltwo modest but "contributing" buildings in the Historic District.
Anticipated Project Liabilities:
A serious amount of light, air, and "sky view" from the east (Ocean) would be blocked to
Collins Ave by the proposed structure (either Option 1 or z);
A structure of this size on the subject site would negatively "boost" the density/massing scale
between 1 (Jh and 11'h Streets, and in tandem with the ten story residential structure on the
west side of Collins Ave, would eclipse surrounding (two and three story) structures in the
historic district.
The recently restored and renovated Essex House Hotel immediately to the south of the
subject site would be adversely affected significantly by the five story garage; its north side
guest rooms would directly face the structure and its newly replaced array of spectacular
casement windows on the north elevation would be e./ftctively lost from view, a seriously
negative impact upon this unique Art Deco hotel's distinctive contribution to the historic
district.
The Historic Preservation Board would be unlikely to grant armroval for the demolition Qj"
the two "contributin.r" buildin.gs on lots 15 and 16 necessary in order to construct Option 2.
F:\PLAN1.$HPB\GAR10C-1. WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRlV A TE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
Site Location:
SW Corner of Collins Avenue and 13th Street
Development Group:
Collins and 13th Street Joint Venture
Architect:
Corradino
Location Review:
The subject project site would initially appear to be desirable location from the standpoint
of providing convenient additional parking for Collins Ave and Ocean Drive, however, a
parking structure of the proposed size, situated diagonally across from the existing municipal
parking garage, is questionable from an urban design standpoint, especially considering the
accumulated mass of the sz:r: story historic Alamac Hotel together with the eleven story
residential tower on the opposite two corners.
Traffic Study:
A Level Three Traffic Study would likely be essential to further evaluate the traffic
concurrency considerations and functional desirability of this location for a parking
structure.
Conceptual Design Review:
242 parking spaces + 9,600 sfretail
A reasonably pleasing design concept which has the potential to be refined; the overall
garage design, however, seems to generate a small number of parking spaces relative to the
potential adverse urban design impact of this project on the historic district, in terms o/scale
and accumulated density o/urban massing (i.e., the II Villagio/1500 Ocean Dr accumulation
syndrome).
Anticipated Project Liabilities:
The most immediate liability of the proposed project is that it will nearly eclipse the adjacent
"contributing" three story La Flora Hotel, including its pleasant north elevation that can
presently be viewed above the surface parking lot.
The next impact. which will have a broader affect on the special character of this part of
Collins Avenue and the historic district, will be the effect of significantly "boosting" and
upsetting both the perceived and real balance of appropriate urban scale and building mass
at the intersection of 13th Street and Collins Avenue; this delicate balance is currently
precariously maintained by the existing surface parking lot on the proposed development
site.
Finally, two parking structures at this intersection would likely create an "overload" that
would adversely impact upon the quality of life as well as viability of immediately adjacent
structures.
F:\PLAN\$HPB\GAR 13COL. WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRIVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
Site Location:
300-340 23rd Street
Development Group:
Park 23 Associates, Inc.
Architect:
Sieger Architectural Partnership
Location Review:
The proposed location would appear to be very good relative to being able to serve the
Cultural Arts Campus as well as the 23rd Street commercial/hotel district; additionally.
arterial access from Dade Boulevard and Collins Avenue would, at the offset, seem to be
quite desirable.
Traffic Study:
A Level Three Traffic Study would be essential to further evaluate the traffic concurrency
considerations and confirm the .fimctional desirability of this locationfor a parking structwe.
Conceptual Design Review:
527 parking spaces + J 3,000 sf retail
A reasonably pleasant design with the potential for further development and refinement,
especially as relates to establishing a compatible scale and rhythm within the historic
district; the proposed continuous ground floor retail on the 23rd Street elevation will
reinforce and enhance the commercial character of this east-west arterial; additionally, the
proposed location would not require the demolition of "contributing" structures in the
Museum Historic District, as the existing two buildings on the site are "non-contributing"
relatively recent service stations.
Anticipated Project Liabilities:
The considerable size and relative height of the proposed garage structure could overwhelm the
more modest scale of the proposed new Regional Library as well as the City Ballet; the transitional
relationships between these three projects would need to be very carefully studied in order to
develop an appropriate urban design balance.
As currently proposed. the project appears to encroach upon the lots to its south by 3'; this will
require clarification as the removal of these 3'jrom the garage plan may cause it not to work within
the requirements of the Ordinance and South Florida Building Code.
F:\PLAM$HPBIGAR23ST. WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRIVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
Site Location:
SW Corner of Washington Avenue and 1(1h Street
Development Group:
Lincoln Place
Architect:
Nichols, Brosch and Sandoval
Location Review:
The proposed placement of a 600 space parking garage on this site may be. questionable
considering the near completion of the City's 800 space garage directly across 16th Street;
this is primarily a concern because both garages will be simultaneously dependent upon the
same City arterials to service them; the location of additional parking in the heart of the
City's business/office district, however, should be quite desirable, provided the /ion's share
of the project's parking spaces is not consumed by its own 112,000 sf of offices.
Traffic Study:
A Level Three Traffic Study will be essential to further evaluate the traffic concurrency
considerations andfunctional desirability of this locationfor a parking structure, knowing
it will result in an accumulation of 1400 parking spaces dependent upon access provided by
exactly the same City arterials.
Conceptual Design Review:
604 parking spaces + 43,500 sfretail + 112,000 sfoffice
The proposed design is handsome, quite contextual with the larger office structures
immediately surrounding on Lincoln Road, and possibly not out of scale with its urban
context, given the new municipal garage to its south (on 1(Jh Street) as well as the larger
commercial structures to its north (on Lincoln Rd); additionally, the well balanced mix of
parking, office and retail space at this downtown location would, at the outset, seem to be
desirable; regrettably, however, the proposed project does not plan to retain and
incorporate any portion of the existing "contributing Odius Building on Washington Avenue
into its design; this could be a serious problem.
Anticipated Project Liabilities:
The accumulated concentration of vehicle trip generation at the intersection of Washington
Ave and 16'h Street could have the potential for serious adverse impact on traffic
concurrency as well as quality of lift in the City's central business district; and, the proposed
project itself may ultimately consume most of the new parking it provides.
Design Review and Hisforic Preservation staff, as well as both the Joint Board and Historic
Preservation Board, would almost certainly require retention and incorporation of a
substantial and significant portion of the "contributing" Odius Building into the project
design.
F:\PLAN\$HPB\GARW ASH. WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRlVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
Site Location:
East Side a/Collins Avenue between 10th and 11th Streets
Development Group:
Municipal Parking Systems Joint Venture
(Site #1)
Architect:
Arquitectonica
Location Review:
The subject location would initially appear to be desirable from the standpoint of providing
convenient additional parking/or Collins Ave and Ocean Drive, however, a structure of the
size proposed/or this site could have a serious negative impact upon the predominantly low
scale urban context 0/ the immediate historic district (excepting the ten story recent
residential tower on the opposite side of Collins Ave).
Traffic Study:
A Level Three Traffic Study would be essential to further evaluate the traffic conCW"rency
considerations and confirm the functional desirability of this location for a parking structW'e.
Conceptual Design Review:
210 parking spaces + 11,000 sf retail
A somewhat interesting design that may have potential for further development and
refinement; however, the typical garage floor plate would appear to be somewhat inefficient
considering the relatively small number of total parking spaces provided; this results in a
serious appropriateness concern, as the functional benefit of this large structure on Collins
Avenue would not likely offset the potential adverse impact upon the generally low scale
character of the area.
Anticipated Project Liabilities:
A serious amount of light, air, and "sky view" from the east (Ocean) would be blocked from
Collins Ave by the proposed structure.
A structure of this size on the subject site would negatively "boost" the density/massing scale
between 1 (lit and 11111 Streets, and in tandem with the ten story residential structure on the
west side of Collins Ave, would eclipse surrounding (two and three story) structures in the
historic district.
The recently restored and renovated Essex House Hotel, immediately to the south of the
subject site, would be adversely affected significantly by the five story garage; its north side
guest rooms would directly face the structure and its newly replaced array of spectacular
,
casement windows on the north elevation would be effectively lost from view, a seriously
negative impact upon this unique Art Deco hotel's distinctive contribution to the historic
district.
F:\PLAM$HPBIGARllCOL. WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRlVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
Site Location:
SW Corner of Collins Avenue and 13th Street
Development Group:
Municpal Parking Systems Joint Venture
(Site #2)
Architect:
Arquitectonica
Location Review:
The subject project site would initially appear to be desirable location from the standpoint
of providing convenient additional parking for Collins Ave and Ocean Drive, however, a
parking structure of the proposed size, situated diagonally across from the existing municipal
parking garage, is questionable from an urban design standpoint, especially considering the
accumulated mass of the six story historic Alamac Hotel together with the eleven story
residential tower on the opposite corners.
Traffic Study:
A Level Three Traffic Study would likely be essential to further evaluate the traffic
concurrency considerations and functional desirability of this location for a parking
structure.
Conceptual Design Review:
195 parking spaces + 11,000 sf retail
A reasonably pleasing design concept which has the potential to be refined; the overall
garage design, however, seems to generate a small number of parking spaces relative to the
potential adverse urban design impact of this project on the historic district in terms of scale
and accumulated density of urban massing (i.e., the II Villagio/1500 Ocean Dr syndrome).
Anticipated Project Liabilities:
The most immediate liability of the proposed project is that it will nearly eclipse the adjacent
"contributing" three story La Flora Hotel, including its pleasant north elevation that can
presently be viewed above the surface parking lot.
The next impact. which will have a broader affect on the special character of this part of
Collins Avenue and the historic district, will be the effect of significantly "boosting" and
upsetting both the perceived and real balance of appropriate urban scale and building mass
at the intersection of 13th Street and Collins Avenue; this delicate balance is currently
precariously maintaineq by the existing surface parking lot on the proposed development
site.
Finally, two parking structures at this intersection would likely create an "overload" that
would adversely impact upon the quality of life as well as viability of immediately adjacent
structures.
F:\PLAN\$HPB\GAR 13ST. WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRIVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
Site Location:
Surface Lots bounded by 17th Street and Lincoln Lane between Meridian and Jefferson
Avenues
Development Group:
Municipal Parking Systems Joint Venture
(Site#3)
Architect:
Arquitectonica
Location Review:
The subject site appears to be very desirable location from the standpoint of being situated
on a significant east-west arterial as well as being able to service Lincoln Road, the
Convention Center, and the Collins Avenue hotel district; the latter, however, would
certainly need to be linked by a private or public transit system, as Collins Avenue is beyond
a normal casual walk; additionally, this location faces southward onto Lincoln Lane where
an appropriately designed structure can help to revitalize and define a modest commercial
character along the Lane, hence making it more appealing and saftr; finally, the generally
larger scale of nearby existing structures adjacent to the site might provide a comfortable
relationship for a well designed large parking structure.
Traffic Study:
A Level Three Traffic Study would likely be essential to further evaluate the traffic
concurrency considerations and functional desirability of this location for a parking
structure.
Conceptual Design Review:
579 parking spaces + 37,000 sfretail
Handsome garage design with excellent potential for further refinement to make it more
compatible with Lincoln Lane as well as the adjacent north-south avenues; the proposed
(optional) hotel on this site seems an unfortunate and undesirable anomaly considering its
relatively inconvenient pedestrian location (except possibly for conventioneers) and lack of
views; light retail or offices might work better on the potential hotel site, with parking above.
Anticipated Project Liabilities:
The modest but not unpleasant two story Post War Modern style apartmentlhotel structure
on the subject site would be demolished; this site, however, is not located within the historic
district thus a Certificate of Appropriateness for Demolition is not required.
F:\PLAN\$HPB\GAR17MER. WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRIVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
Site Location:
Surface Lots bounded by 17th Street and Lincoln Lane between Jefferson and Michigan
Avenues
Development Group:
Municipal Parking Systems Joint Venture
(Site #4)
Architect:
Arquitectonica
Location Review:
The subject site appears to be desirablefrom the standpoint ofbeing located on a significant
east-west arterial as well as its ability to service Lincoln Road, the Convention Center, and
the Collins Avenue hotel district; the latter, however, would need to be linked by a private
or public transit system, as Collins Avenue is beyond a normal casual walk; additionally,
this locationfaces southward onto Lincoln Lane where an appropriately designed structure
can help to revitalize and redefine a modest commercial character along the Lane, hence
making it more appealing and safer; further, the generally larger scale of nearby existing
structures adjacent to the site might provide a comfortable relationship for a well designed
parking struc/w'e; finally, the proposed (optional) hotel seems an inconvenient anomaly on
the subject site unless the conventioneer market can support it.
Traffic Study:
A Level Three Traffic Study would likely be essential to further evaluate the traffic
concurrency considerations and functional desirability of this location for a parking
structure.
Conceptual Design Review:
711 parking spaces + 43,900 SF retail
Potentially successful garage design which might be developed and refined to be more
compatible with 17th Street and Lincoln Lane as well as with the adjacent north-south
avenues; the proposed (optional) hotel on this site, however, seems egregious in both its
scale and design (12 storiesll14' high), even relative to the adjacent office structw-e at 1680
Michigan Ave; light retail or offices might be more suitable in this location with parking
above.
Anticipated Project Liabilities:
The proposed (optional) hotel structure located on the 17th Street side of the subject site
would adversely boost tlze accumulated vertical scale along this section of 17th Street and
disrupt the lower scale residential character on the north side of the street.
F:\PLAN\$HPB\GAR17JEF.WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRIVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
Site Location:
Surface Lots bounded by 17th Street and Lincoln Lane between Lenox Avenue and Alton
Road
Development Group:
. Municipal Parking Systems Joint Venture
(Site #5)
Architect:
Arquitectonica
Location Review:
The subject site appears to be desirablefrom the standpoint of being located on a significant
east-west arterial as well as its ability to service Lincoln Road, the Convention Center, and
the Collins Avenue hotel district; the latter two, however, would require private or public
transit linkage, as the Convention Center and Collins Avenue are beyond a casual walk;
additionally, the larger scale of Sun trust Bank building, immediately to the south of the site,
might provide a comfortable relationship for a well designed parking struch8e.
Traffic Study:
A Level Three Traffic Study would likely be essential to further evaluate the traffic
concurrency considerations and functional desirability of this location for a par/cing
structure.
Conceptual Design Review:
321 parking spaces + 18,600 sfretail
As presently proposed the garage design seems somewhat mediocre and inadequately
thought out; it alludes to the successful design of the Washington Ave. and 7th Street parking
garage but does not have the original historic structures on the site to give it interest or
credibility.
Anticipated Project Liabilities:
The close proximity of the proposed garage structure to the intersection of A/ton Road and
17th Street could pose a serious traffic management problem at this intersection as well as
on this important east-west arterial; the magnitude of any potential conflict should be known
following a comprehensive traffic study.
f:\PLAN\$HPB\GAR17LEN. WPD
Planning Department Preliminary Review
June 1998
RFP NO. 20-97/98 - PUBLICIPRIVATE PARKING FACILITIES
SOUTH OF DADE BOULEVARD
CORREctED VERSION (6-29-98) - see underlined items
Site Location:
Surface Lots bounded by J 7th Street and Lincoln Road between Alton Court and West
Avenue
Development Group:
Municipal Parking Systems Joint Venture
(Site #6)
Architect:
Arquitectonica
Location Review:
The subject site appears to be ,,'csiruoiefrom the standpoint of being a "sateWte" garage
located on a significant east-west arterial that could service Lincoln Road, the Convention
Center, and the Collins Avenue hotel district; however, private or public transit linkage
would be essential to the success of this garage, unless itfunctioned largely as a valet garage
servicing the hotels; the potential success of retail in this location could be marginal unless
tailored to address the immediate Venetian Causeway and upper West Avenue residential
community as neighborhood service oriented retail.
Traffic Study:
A Level Three Traffic Study would likely be essential to further evaluate the traffic
concurrency considerations and functional desirability of this location for a parking
structure.
Conceptual Design Review:
323 parking spaces + 19.000 ifretail
As presently proposed the garage design seems somewhat mediocre and inadequately
thought out; it scale appears slightly inflated relative to the scale and rhythm of its
surrounding architecture; however, the design has the potential to be further developed into
a significant corner building in this highly visible location at the intersection of J 7th Street
and West Avenue.
Anticipated Project Liabilities:
The potentially greatest liability of the subject site would seem to stem from the difficulty of
ensuring a dependable long term transit /ink from the garage both too and from remote user
locations, presumably being the Convention Center, Lincoln Road, and the Collins Avenue
hotel district; another possible liability might be the ability to maintain long term retail
tenants in this relatively high intensity vehicular environment at the corner of 17th Street and
West Avenue.
F:\PLAM$HPB\GAR17WES. WPD