LTC 065-2020 Garage Index Results for FY 2019/20 Quarter 1 MIAMHEACH
OFFICE OF THE CITY MANAGER
LTC # 065-2020 LETTER TO COMMISSION
TO: .Mayor Dan Gelber and Members of he City CF mmisson
FROM: Jimmy L. Morales, City Manager _...
DATE: February 4, 2020
SUBJECT: Garage Index Results for FY 2019/ Quarter 1
The purpose of this Letter to Commission is to communicate the results of the Garage Index
from FY 2019/20 Quarter 1 (October 1, 2019 to December 31, 2019).
Key Q1 Metrics:
• Citywide Overall Rating: 2.04
• Percent of Assessments Meeting Interior Appearance Target: 67.3%
• Percent of Assessments Meeting Parking Area Appearance Target: 46.2%
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 2019/20 Quarter 1
Overall, the City Garage Index in FY 2019/20 Quarter 1 was a 2.04, with 72.8% of
assessments scoring a 2.0 or better. Majority of scores deteriorated when compared to the
same quarter in the prior FY with parking area cleanliness and appearance deteriorating
21.7% and 10.9% respectively from the same quarter in the prior FY.
Areas of Focus
• Appearance Interior — Overall garage interior appearance deteriorated to 2.23 with
67.3% of assessments meeting the target, a 3.2% and .1% deterioration respectively
when compared to the prior quarter. Lighting deteriorated across all garages.
Several parking garages have undergone lighting retrofits recently including 42'
16th, and 7th Street garages and several more are scheduled. The first garage to
undergo the lighting retrofit was the 17th street garage approximately 4 years ago.
Property Management is experiencing premature driver failures in some of these
fixtures and are addressing them with the manufacturer. These issues do not exist in
other garage locations. Property management has instituted, through the off-street
parking team, a weekly lighting review of the garages. This has helped identify any
issues, so they are addressed in an expedient manner. Staff is considering
automating the weekly review process to better address and track issues in garages.
Property Management will seek to establish a contracted service to review and
correct lighting deficiencies as they arise, similar to the way the City addresses street
lighting deficiencies.
Parking area assessments continue to yield the lowest score at 2.58 and 46.2% of
assessments meeting target due to pavement stains in the parking area. This
continues to be a very challenging factor to address as traditional pressure cleaning
techniques do not address the oil stains from cars, and the City has evaluated the
current standard which continues to present challenges. A waterproofing project was
initiated for the top deck of the 17th street garage which resulted in unanticipated
conditions leading to delays in the project; however, anticipated completion is early
April 2020. The 16th 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 improved to 1.85, a 6.6% improvement
from the prior quarter, and 21.7% deterioration when compared to same quarter in
the prior Fiscal Year, with 78.2% 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. Staff is working with the new janitorial
contractor to ensure familiarity with garage cleanliness expectations. Staff will
review Q1 data with the contractor as well.
• Exterior Appearance - Exterior appearance of parking garages deteriorated to 1.90
or 21.0% when compared to the same quarter in the prior Fiscal Year with 73.1% of
assessments meeting the target, a 17.4% deterioration from the same quarter in the
prior FY; however there was an 18.5% and 32.7% improvement respectively when
compared to the prior quarter. A new janitorial contract for garages 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.
Overall Garage Index(Target=1.5) FY15/16
Q1 Q2 03 Q4 FY
Average
Overall City Garage Score 2.36 2.34 2.33 2.23 2.31
Cleanliness 2.14 2.05 1.97 1.76 1.97
Parking Area 2.09 2.03 2.01 1.88 2.00
Stairwells 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 Area 2.5 2.66 2.80 2.9 2.72
Stairwells 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
Garage Index Score For/4I City Garages
Overall Garage Index(Target=1.5) FY16117 FY17118 FY18/19 FY19/20
FY FY FY %charge %change in %change from
Average Average 01 02 03 Average 01 in prior Qtr prior FY Qtr base year Qtr
Overall City Garage Score r 2.29 2.08 1.77 1.84 1.77 2.07 r 1.86 2.04 r -1.4% r 15.3% r -13.6%
Cleanliness r 2.02 1.82 1.52 1.60 1.67 1.98 r 1.69 1.85 r -6.6% r 21.7% r -13.6%
Parking Area r 2.17 1.95 1.56 1.63 1.78 2.11 r 1.77 1.93 r -8.5% r 23.7% r -7.7%
Stairwells r 2.00 1.77 1.50 1.84 r 1.58 1.72 r -6.5% r 16.2% r -21.5%
Elevators' 1.89 1.75 1.54 1.68 1.73 1.98 r 1.73 1.90 r -4.0% r 23.4% r -10.8%
Appearance Interior r 2.57 2.34 2.01 2.08 1.87 2.16 r 2.03 2.23 r 3.2% r 10.9% r -13.9%
Parking Area' 2.74 2.47 2.08 2.32 2.16 2.54 r 2.28 2.58 r 1.6% r 24 0% r 32%
Stairwells r 2.49 2.28 1.92 1.93 1.78 2.08 r 1.93 2.17 r 4.3% r 13.0% r -19.6%
Elevators' 2.48 2.27 2.05 2.00 1.66 1.87 r 1.90 1.93 r 3.2% 'r -5.9% r -25.2%
Appearance Exterior r 205 2.05 1.57 1.86 1.77 2.33 r 1.88 1.90 r -18.5% ' 21.0% r -19.5%
FY15/16
Overall Garage Index 2.0 or better(Target 90%) Q1 Q2 Q3 Qq FY
Average
Overall 55.90% 57.90% 60.50% 66.30% 60.30%
Cleanliness 65.40% 66.60% 69.80% 81.10% 71.00%
Parking Area 64.10% 67.40% 67.60% 75.50% 68.90%
Stairwells 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 Area 51.00% 44.30% 43.10% 35.90% 43.20%
Stairwells 40.50% 43.30% 52.70% 53.30% 47.50%
Elevators 50.70% 53.20% 48.90% 49.40% 50.60%
Appearance Exterior 53.20% 65.00% 69.30% 82.60% 68.00%
FY16/17 FY17/18 FY18/19 FY19/20
Overall Garage Index 2.0 or better(Target 90%) FY FY Q1 Q2 Q3 Q4 Average
Ve Q1 1%change %change in %change from
Ave Averageage prior Qtr prior FY Qtr base year Qtr
Overall 62.33% 68.7% 82 7% 79.1% 83.9% 68.7% r 78.6% 72.8% r o 0°/, 1.. -12 0% r 30 2%
Cleanliness 71.65% 78.6% 1.1.86A ' 90. 89.8% 74.5% r 86.4% 78.2% r 5.0% r -13.9% r 19.6%
Parking Area 65.75% 73.3% 4;',r.2% 91."- 89.5% 75.9% r 86.8% 78.5% r 3.4% P. -13.0% r 22.5%
Stairwells 70.68% 80.1% .°. . 89.0% 73.7% r 86.3% 80.6% r 9.4% P. -11.9% r 28.8%
Elevators 78.50% 82.6% 88.5% 73.7% r 86.0% 75.5% r 2.4% r -16.8% r 8.8%
Appearance Interior 50.40% 59.4% 72.6% 68.5% 79.3% 67.4% r 72.0% 67.3% r -0.1% ' -7.3°.6 r 42.0%
Parking Area 37.85% 49.7% 67.8% 57.9% 66.3% 50.0% r 60.5% 46.2% r -7.6% r -31.9% r -9.4%
Stairwells 56.18% 65.5% 76.8% 74.5% 85.4% 72.2% r 77.2% 77.1%1r 6.8% r 0.4% r 90.4%
Elevators 57.20% 63.3% 73.3% 73.0% 86.1% 80.0% r 78.1% 78.5% ' -1.9% r 7.1% r 54.8%
Appearance Exterior 70.05% 66.0% 88.5% 77.1% 79.9% 55.1% r 75.2% 73.1% 32.7% r -17.4% r 37.4%
Percentage of Assessments scoring 2.0 or better(Target 90%)
FY15/16
Q1 Q2 Q3 Q4 FY
Average
Overall 55.9% 57.9% 60.5% 66.3% 60.3%
Garage Location
1900 Bay 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 Shops) 44.3% 45.6% 40.9% 45.6% 44.1%
17th Street and Pennsylvania 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.(City Hall Garage) 72.6% 89.4% 86.1% 85.7% 83.7%
Percentage of Assessments scoring 2.0 or better(Target 90%)
FY AVERAGE
change °
14/15(Q4 from prior �0 change
only) 15/16 16/17 17/18 18/19 FY from base
average
average
Overall 2.68 2.27 2.26 2.08 1.86 -10.58% -13.89%
Garage Location
1900 Bay 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 Shops) 3.05 2.63 2.65 2.28 2.08 -8.77% -16.47%
17th Street and Pennsylvania 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.(City Hall Garage) 1.93 1.68 1.84 1.73 1.56 -9.83% -8.77%
FY16/17 FY17/18 FY18/19 FY19/20
FY FY FY %change from%change from%change from
Average Average Average Q1 prior Qtr prior FY Qtr base year Qtr
Overall 62.3% 68.7% P 78.6% 72.8% 6.0% -12.0% 30.23%
Garage Location
1900 Bay Road(Sunset Harbour) 78.5% 82.9% -1.1% -0.2% 28.18%
5th Street and Alton Road 64.3% 62.5% 68.0% 64.1% 7.0% -13.0% 19.37%
7th Street and Collins Ave. 58.2% 60.1% r 75.1% 74.1% 32.1% -9.7% 54.38%
12th Street and Drexel 55.9% 65.4% r 79.1% 76.6% -2.2% -0.5% 122.67%
13th Street and Collins Ave. 49.5% 65.8% r 78.0% 73.3% 15.1% -10.0% 41.78%
16th Street and Collins(Anchor Shops) 46.6% 61.0% r 68.6% 59.3% 27.5% -22.3% 33.86%
17th Street and Pennsylvania Ave 77.0% 73.2% ' 82.7% 73.3% -1.6% -13.2% -1.61%
17th Street and Meridian Court 54.3% 64.0% r 73.3% 58.1% -7.8% -28.4% 10.04%
42nd Street and Sheridan Ave. 56.0% 64.4% r 76.2% 75.1% 10.1% -8.2% 33.87%
18th Street and Meridian Ave.(City Hall Garage) 79.7% 81.0% r 88.7% 82.8% 3.8% -10.5% 14.05%
1.0-1.4999
1.5-1.999
2.0-6.0
79.999 and below
80.0-89.999
-90.0-100
Next Quarter Assessments
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 and Education 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
Bradford Kaine, Sanitation Division Director
Adrian Morales, Property Management Director
Dr. Leslie Rosenfeld, Chief Learning and Development Officer
eRodn= Knowles, Green Space Division Director
/EC/ ,J1;'
Garage Index
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