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HomeMy WebLinkAboutItem #02 - Discussion Itema 3 - .t�ry {�-k� r �g9 q fi t a, �,,3.a ,. � � � .s. �'"i`.SYa. i Kati Y, .ay' �• i A r:. i �'1 �l A, DINNER KEY �« £ d Jt MASTER PLAN FICN"Al,,. 6 ix UrbA�1 �htMM1�E- �> r • ��1 i�l��la����Y' 'Yid 5,�'il..�t,.� � � F 4t :., .., 7 IIY�_ � II�uIIIIVIdIIYII�uIVIIVui�YIWV� li--��'- � General "apt datives Project site Nerds Oak Sao=s Pluw�tasae moNtlane Street improvements Park Otis -it. Myers Park Dinmw ty Marina Cam," pertovdag Arts Center 3S Doat Dock Fier peaeut tian Connection to Park uw�Perk ,0911 UUM - Open Space +:tooris n t , suetNi 3 -' 83Y'!S 3 Environmental Analysis and Graphic 3 3 Existing Information Systea, Street Furniture and Lighting Existing Parking Conditions Existing Traffic Conditions Existing utilities 7 11 11 SECTION 4 - MARKET 11MiAT.YSIS 11 11 Dinner Key Retail Potential 13 15 Income projections Employment Trend and 17 Labor Force Characteristics population and Income Projections 2S 27 ]Walysia of Retail Development 29 Potential Dinner Key Eating and Drinking 3L Sales potential Marina and Boat Service Facility -32 analysis Analysis of Current Public Lease 33 Carita"te SECTION 5 - pgMLEMS AND OPPORTUNITIES DLstorcai gaokground 35 37 pe�cr of 4ttudy J►ras 39 ►1.Jbcsss 41 8KLmt� `ARM 47 49 Vi+ii tam51 51 * S3 a h 533 h i .S9 Urban Design Dinner Key Environmental Analysis Traffic and Parking ==ION 6 - PLAN ELEK=S Landscape Guidelines Traffic and Parking 66 66 79 83 85 87 90 91 93 93 96 98 106 107 Ill 114 117 121 130 SECTION 7 - impLgMg,M1TATION Intergovernmental Coordination Lease Management Recoasendations • Capital Costs List ovement Fund Dinner Key p Unified Deveiopt Concept and The Merrill Stevens Lease Institutional Sponsors Joint Development User Fees/Group Recreation Acts and Beautification, IP_ �am Development Impact Fees Public Grants Authority Off -Street Parking SECTION 8 - APPBMIDIX 0 134 134 136 137 137 141 141 142 142 142 142 14:2 FJti V.vwc pal, �� � ���'�.•A�tb` }� IND rl t �riv ,t.. •. SSG , rr",7 � 'r -<: y � -• � � r �, `v � b J, D • #� � s v�•� fro• , a � � � �y�y t �q f"` � r,,.� �`¢� �,+���✓ y b-I ,. a '� y v r "Y'�' `�">"• v } . S' G vy l 4?r'� } C}• • fit9,,m � h 9 3'u'• � r r } � � , /r ;�4 t ,: �, ^j.�... ........... ' i t IW 'b ' Rf i}54084�Y f SECTION 7: INTRODUCTION 1.1 STUDY OBJECTIVES The Dinner Key Master Plan Report culminates a six month study effort on the part of the Consult- ant Team and the City of Miami Planning Department to provide the City with effective growth management guidelines for the development and general enhance- ment of public property at Dinner Key. It is the aim of the master plan to clearly delineate the relative cost -benefit impacts asso- ciated with alternative -,actions concerning the u- tilization of public property. Such issues as land - use compatibility, public access and utilization, public management controls and public financial re- turn are analyzed in the study. Essentially the study provides the City of Miami with a framework from which determinations of highest public interest can be reached and public policy formulated. The master plan report is to be utilized as an aid in decision -making regarding the coordination of public and private activities which are based at Dinner Key. It is intended to provide the City with the flexibility necessary'to adapt to changing so- cial and economic conditions of the region while serving the public needs for open space and marine recreation. 1.2 STUDY AREA The study area is defined as the areas generally bounded by Bayshore Drive on the west and Biscayne Bay on the -east; and extending from the westernmost limit of Peacock Park to the northernmost limit of Kennedy Park. The study area also includes the Spoil Islands adjacent to Dinner Key. In Addition, the study addresses the existing conditions and trends of neighboring properties, with the aim of identifying relevant contextual re- lationships between the project site and the surround- ing areas. 1.3 METHODOLOGY The study process for the preparation of the master plan comprised (7) seven distinct planning tasks as outlined below. 1. Developing a data base for the study area and its context. McFARLANE ROAD PEDESTRIAN CONNECTION 3; • /� �,1• I of 10 PQ 1 ;L�� 1, ;� i�� -! 1r r�■/� tEll wo.114 1 �► a r. `, " 4 ► •1, * �, ` k �lr'.,Ti�c'+�- 111 w f y i y ' IL f' tv ur Rili 41 3 Y i 6� PAN AMERICAN 9RIVE & MIAMI CITY "ALL 2. Analyzing the existing conditions aqd the direction Of change within the study site and its context. 3. identifying problems and opportunities in the study area and its context. 4. Formulating goals and objectives. 5. Developing alternative solutions. 6. Testing these alternatives and generating a final proposal. 7. Developing implementation strategies and phasing. A very important ingredient in the development of the master plan has been the element of citizen participation. In addition to two public hearings held for the purpose of obtaining citizen input, the Consultant and the City of Miami staff interviewed key individuals and civic organizations with the aim of assuring that the plan would be sensitive to the needs of residents and property owners within the context area of the study site. 11 S 0 A r L / rj r� rtrx�r�rry„iyi/ rii : r r Im s °�r� • i r1- 1Q Gi oP o ILLUSTRATIVE SITE PLAN QD SECTION 2: PLAN SUMMARY 2'. 2.1 CGENERAL CONCEPT The unifying concept of "public access and public use" is the central theme of the Dinner Key Master Plan. The proposed development of the Bayshore Prom- enade, a lushly landscaped path for pedestrians and bicyclists paralleling Bayshore Drive, will link the three city waterfront parks. This pedestrian system will be complemented by a continuous bay walk extending from the Dinner Key Marina to the Monty Trainers Restaurant. In addition, the widen- ing of sidewalks along McFarlane Road and the par- tial removal of parking will help to pedestrianize this street and thus foster a strong pedestrian linkage between the Bay and the Coconut Grove Vil- lage Center. These proposed site improvements will not only provide public access to areas which are presently removed from the general public but also increase the opportunity for more frequency of use by the the general public due to the interconnection which will be established between these public facilities and amenities. Reclaiming public property for a "higher public interest use" is a key element in the development of the Pan American Drive ,entrance landscape feature, an open :space area approximately 2.3 aches in size which presently is being utilized as a "de facto" surfaces parking lot. The concept proposed by the plan consists of preserving this area as "green open space" and relocating the surface parking from this area. P D t,- LAND RECLAMATION DIAGRAM 0 s OPEN SPACE RECLAMATION PEACOCK PARK MaFARLANE PEDESTRIAN CONNECTION MCFARLANE MALL KEN MYERS PARK NEW PARKIN MIN DINER KEY SITE PAN AMERICAN ENTRANCE VIIRICK GYM YACHT CLUE CONNECTORS KENNEDY PARK NEW AND NPROYED PARKING SPOIL ISLANDS TOTAL OPEN SPACE RECLAIMED 4.580 b.f. 26.500 ..f. (-)18.000 b.1. 101.600 ..f. $0.100 ..f. 2.000 •.f. (-) 32.000 b.1. TOTAL /sY.700 r.L(+.OACRES) 14.75 ACRES 18.75 ACRES Similarly the conversion of the parking area located east of McFarlane Road, into a pedestrian mall concept accentuating the views of the bay and reclaiming this waters edge for people oriented ac- tivities is another example of the reclamation con- cept. Other plan recommendations which fall under this category are the development of a small (500 seat maximum capacity)­erforming arts with outdoor facility.for performances in an area presently being utilLxed by the Parks and Recreation Department, the Virrick Soling Gym and a boat storage shed operated by Merrill Stevens Dry Dock Company, and the decla- ration of the five Spoil Islands across the marina as public park land. The islands Mould be restored for passive marine open space activities. 40 CIRCULATION DIAGRAM Finally, the Dinner Key Master Plan -concept recognizes the need to upgrade support facilities such as parking, roadways, landscaping, lighting, graphics and street furniture. It addresses the is- sues of image and beautification concerning main en- trances, principal landmarks and scenic sites. More importantly, the plan recognizes that Dinner Key is the "waterfront foyer" to Coconut Grove; the place where the Village Center and the Hay meet. It recog- nizes that Dinner Key with a delightful marine ambi- ance, closely intertwined with the historical turn- ing points in Miami's history, has the potential of becoming one of the most desirable boating centers in the world. This is due not only to its geographic and climatic attributes but to the cultural, recrea- tional and marine commercial facilities that could; be made available at this location. 0 In 10 yew �lK�lRr►�' Mf(1F 4GdJ.MCIi►{� Mlw� or JUM ,yam.. couTyt �y, lacA 1 ffo" c. QiCiY� rlcAF ttm�a a+of ra p�,y�sNaee oche) 0 BCTt W KENI� HAdE M. MYERS PARK BAYSHM PrRO E SECTM VIEW AT O!k ID MOWDY PARK-NoKH END I 1 1111 m t0 5 0 2.2 PROJECT SITE RECOMMENDATIONS 4 A number of public improvements are recommended for the Dinner Key area. These have been divided into project sites. The following site specific recommiendations define the Dinner Key Master Plan. S. DINNER KEY SAY WALK A major emphasis of the Dinner Key Master Plan is the improvement of public access to the waterfront and providing the necessary public amenities for the enjoyment of this resource. At present there is no continuous waterfront access throughout the Dinner Key basin. It is in parts inaccessible and ill- defined. The opening of the waterfront at the recom- mended locations is seen as a high priority early action project. This program will result in the im- provement of the physical appearance of the water- front and the creation of more usable public open space. The bay walk will extend from the Dinner Key Marina to Monty Trainer's Restaurant. t'. IUYSNORE PROMENADE On the land side the creation of the Hayshore Promenade, a seer."c corridor for pedestrians is en- visioned. This c-intinuous landscaped open space extending from Peccock Park to Kennedy Park will form the backbone of the land side pedestrian cir- culation system. This lush tropical.landscaped promenade will open up to create public spaces at certain strategic locations, so as to highlight entrances and import- ant features of the area. The Hayshore promenade is the key element of the public pedestrian space reclamation at Dinner Key. C. HIcFARLANE STREET IMPROVEMENTS Not to be overlooked is the connection between Dinner Key and the Village Center of Coconut Grove. McFarlane road is to be improved as a pedestrian link serving Dinner Key and the Coconut Grove Vil- lage Center. Existing angle parking is to be re- moved and replaced with parallel parking. This will allow an increase of sidewalk space sufficient to accommodate and attract more pedestrian traffic. This area will be brick paved and improved with tree planting, lighting and street furniture. The design theme will be in harmony with that of the Village Center right-of-way improvements for purposes of both visual and functional continuity. M 4 FAFt "NM MOAP Ion i..•or --� vmwwm Umi I ..t I- t- McFARLANE ROAD IMPROVEMENTS" ! liii i M ! 1 0 Tt L r in � v -. �. ., a ... � �� .... ,. 7.A PEACOCK PARK Peacock Park is comprised of two areas which are the tree covered section on the west side and the open ball field along the waterfront. A number of improvements are proposed for this park. Follow- ing is a description of the proposed changes: 2.a.1 Court Games At the western end, the outdated and unused shuffle board courts are to be replaced with a seating area/small plaza facing McFarlane Road. Next to the existing tennis courts, the present site of the multi -purpose basketball court, is to be modified to incorporate tennis as one of the multi -purpose uses. A small structure to serve this new concentration of tennis courts will house a tennis pro shop. 2.a.2 Dry Fountain A dry fountain is to be provided at an open- ing under the existing tree canopy. This fountain will enhance the children's playground and provide an added activity, particularly during the summer months. The fountain would be designed in such a way so that it could serve as a small play court for children during the fall and winter months. The water jets would be operated during spring and sum- mer only to provide a refreshing and playful re- source for youngsters. PEACOCK PAR5V *a . c -M SECTION - PEACOCK INN STAGE r.Wgp" n r3 R 2.a.3 Peacock hnn Facing the ball park, there are two oak trees which from photographic records appear to be the two trees which flanked the original Peacock Inn. It is proposed that an allusion to the footprint of this building be created by a platform. This will take advantage of the natural slope of the land towards the waters edge and provide a natural amphitheater for concerts and other performances, now done from a trailer. i 2.a..4 Coconut "Grove", Field Games The existing baseball facility is to remain, The landscaping around the field is to be upgraded. The quantity of coconut palms is increased to return the area to the original "Coconut Grove" status. McFarlane Mall and Waterfront Promenade - Peacock Park 'The McFarlane road extension east of Bayshore Drive, presently utilized for parallel parking, is to be closed to traffic. The parking will be re- placed kith a pedestrian mall, for purposes of this f study entitled McFarlane Mall. This =all will gently slope to the water's edge, thus preserving a; and enhancingviews of the. ba ; y pir`lj� ;fie ' . sailboat mooring areas. A water feature at the;. intersection of McFarlane Road and Sayshore.,Drlve will provide a focal point to accent the interaec-s..: tion of these two major streets. _ y A new waterfront promenade will be built to the south of McFarlane Mall along the waterfront. This promenade will have picnic shelters adjacent to the water's edge. In the future, a pedestrian connec- tion could be established along the water's edge from McFarlane Mall to the Barnacle. Along the waterfront promenade, a new water oriented dock structure reminiscent of the origi- nal bath house building which stood at the water's edge during the early century is proposed. I i 'rfl rarrr �'ti j�l �1 1 r oe i/ / P � Ar /1 / j 'er PEACOCK PARK ` wA .2.6 KENNETH M. MYERS PARK Kenneth 14. Myers Park forms the pedestrian con- nection between Peacock Park and the Dinner Key Basin. Following is a list of the proposed improvements to the park: 2.b.1 Parking Buffered from the street, between the Coconut Grove Sailing Club and Bayshore Drive, a new 65 car surface parking lot is to be built. Similar to park- ing facilities at Peacock Park, this area will also be paved with turf blocks or a similar pervious surface. This new parking area will not interfere the existing views since these are already blocked by the fence of the Coconut Grove Sailing Club. A berm and heavy landscape will buffer this area from Bayshore Drive. With the closing of McFarlane road parking area, the vehicle entrance to the Coconut Grove Sail- ing Club will be relocated to Bayshore Drive. A com- mon entry to the new parking lot and the Coconut Grove Sailing Club will be constructed where there is a present median cut at Bayshore Drive. 2.b.2 Open Space & Skating Area The open space which gives a view of the bay along K. Myers Park will be preserved. The park will be enhanced with landscape street furniture and lighting. Adjacent to the Bayshore Promenade, a special contoured paved surface will be provided for roller skating activities. Shoreline improvements, stabilization and cleaning will make the area more attractive. KENNETH M. MYERS PARK J +� )06 KENNETH M MYERS PARK m ebb A A rs C-7 smy WWI$ ff e-1 IULA. V"owx - ='-.4 , fpAtA AM MCAH v91v& lilt SECTION — PAN AMMAN DIM VIEW TOWAFOS MW CITY HALL fAN AMMICM Vitift vwx SECTION — PAN AMEF40M DFWEsr R 2.0 DINNER KEY MARINA COMPLEX 2.c.1 Expansion of Marine Facilities The existing Dinner Key Marina is in the pro- cess of being rebuilt and enlarged from 325 wet slips to 550. In addition, the Seminole boat land- ing (Dinner Key Landing) will be rebuilt to house three boat launch ramps, a thirty car -trailer park- ing lot, new•landscaping, and a bait and tackle shop. The bait and tackle shop will be built off axis to 27th avenue to preserve the view of the bay from this location; and will provide supplies and fuel for boaters and fishermen. Improvements and expansion to Dinner Key Marina will include a new bay walk along the water's edge. This bay walk will be landscaped with royal palm trees and form part of the continuous water access along Dinner Key. 2.c.2 Dinner Key Landscape Entrance Feature The entrance to Pan American Drive from Bayshore Drive is to be highlighted with the creation of a new landscaped plaza at this location. A water feature, lush landscaping and new pedestrian circulation areas will accent this important open space, forming the gateway into historic Pan American Drive, and re- claiming this area from the present surface parking use. 2.c.3 Pan American Drive Beautification The pedestrian circulation areas adjacent to Pan American Drive are to be improved. A 25' wide section along either side of the existing drive will be devoted to landscaping and a continuous pedestrian circulation path created. This new pedestrian area will provide a continuous pedestrian connection from City Hall to Bayshore Drive. The tree planting along _.I i o C: the median and edges of the street will provide a "Frame of 'Vision" focusing on the City Hall Building. 2.c.4 Expansion of Coconut Grove Exhibition Center The expansion of the Coconut Grove Exhibition Center will consist of the addition of banquet and small group meeting facilities which the Center now lacks. it is recommended that these be added at the north end of the existing facility. Approx- imately between 20,000 to 25,000 sq. ft. of reno- vated mezzanine space and new construction would be required. This expansion would involve new vertical circulation access, food preparation and service areas, A/V production rooms, restroom facilities, waiting rooms and interior finishes commensurate with the quality of convention and conference pro- grams which would be served. 2.c.5 Miami City Hall Adaptive lie -use A detailed re -use study of the Miami City Hall building is beyond the scope of this study. However, once the Miami City Hall functions are relocated to the new quarters at the Government Center, a new a- daptive re -use should be found for this historic landmark. A re -use idea, which is being seriously consid- ered, is to convert the City Hall building, formerly the Pan American Airship Terminal, into an aviation museum. This idea has been discussed for the last five years. There is at present a group of Pan Amer- ican .Airways retired pilots, the "Clipper Pioneers", which have approached the City with tentative plans to create an aviation memorial at Dinner Rey. It has been proposed that a temporary naval aviatimp museum be fitted into the enlarged dock master's office. There is presently the possils l'ity of bringing a Sikorsky S-43 sea plane to the D#r° Key area. This sea plane is a two engine downsized version of the Clipper Ship. They are known as "'Baby Clipper". Presently this aircraft is being housed at the Smithsonian Institute in Washington, D.C. Should this become a reality, an appropirate location for this aircraft will be on the north side of City Hall between the two existing sea plane gangways leading to the water. The grassy knoll at this location will accommodate this sea plane. Ancillary facilities such as meeting rooms, food and beverage, etc. should be considered as an integral part of the aviation museum. A number of other options have been mentioned as probable reuse functions for the City Hall struc- ture. It should be kept in mind that many of these other options are not mutually exclusive with the idea of an aviation museum. Among these are a youth hostal, a center for community groups, a restaurant, a maritime museum, etc. Because of the important historic nature of this building every effort should be made to obtain an adequate adaptive reuse of this structure which minimizes the need for major alterations. Both the interior and exterior of the building are certified with the National Historic Register MIAMI C II I r- -1 :4 "^ It PERSMU I'v PAN. AMERICAN Dh AND PLAZA MOW TAWAADE CIT z PEIRUP .W..E+,d ,� rx TRAFFIC IMPROVEMENTS L8G=/u�iboR►�tTs a. Utersection geometries i signalization b. Traffic flow modifications c. Parking J re -stripping d. 'Ba *ing / trailers (boats or exhibits) e. Parking / 4 levels at 650 spaces f. Driveway geometry 2.c.6 Traffic Improvements A number of traffic circulation improvements are proposed for the main Dinner Key site. The entrance to the exhibition center at S.W. 27th Avenue is to be reworked. Improved geometries, the separation of in -bound from out -bond traffic by means of a traffic separator; and a one way traffic flow along the west perimeter of the exhibition cen- ter, in order to eliminate conflicts with marina traffic, is being recommended. The existing outer traffic loop around the Dinner Key Marina is to be retained. In addition, a new inner loop around the exhibition center is to be established. This will be accomplished by removing the existing raised sidewalk at the entry to JP's restaurant. The substandard intersection of the Dinner Key perimeter road and Pan American Drive west of City Hall is to be reworked. The new configuration will allow good traffic flow along the previously dis- cussed outer loop. A landscaped median opening is to be provided to allow left turn egress from the exhibition cen- ter to Pan American Drive. 2. c . 7 Parking Parking improvements at the Dinner Key main site include the re -stripping of the existing: sur- face parking lot adjacent to the Exhibition Center. This low capital investment measure will increase the number of compact spaces in this parking area and augment their present capacity by 133 spaces. Parking for vehicles related to the function- ing of the Exhibition Center, i.e. trucks and buses, is provided in two lots on the northeast side of the ii 2' t DINNER KEY AREA: PARKING EXISTING DEMAND/SUPPLY Existing Existing Demand supply Net 1. Dinner. Key Marina 448 439 ( 9) 2 Exhibition Hail 672 498 ( 74) 3. city Hall 100 73 ( 27) 4. Monty Trainer d Gym Area 216 156 ( 60) TOTAL 1296 1166 (130) ANTICIPATED DEMAND/ SUPPLY Projected Projected Demand supply Net 1. Dinner Key Marina 553 564 1 2 Exhibition Hall 714 650 (164) 3. City Hall 75 73 ( 2) 4. Monty Trainer & Gym Area 525 820 125 ra Other 80 -0- ( 80) TOTAL. 1947 1997 50 Note: An additional 831 spaces recommended. ADDITIONAL PARKING 1. Marina 2 Exhibition Hail 3. Grave Key A Merrill Stevens 4. Monty Trainers A Gym Area Total 115 spaces/surface 6 restriping 52 spacros/restriping 65o spaces/4 level structure 14 spaces/surlace parking 831spaces Center. These lots will accommodate 18 spao4qs and be screened and buffered to the surrounding areas. At times these lots can also accommodate overflow boat trailer parking from the Seminole Boat Landing Area. The projected parking demand for the Dinner Rey basin area is projected at 1,947 spaces by 1990. This demand takes into account the expansion of the Dinner Key Marina by more than 200 slips; an increase of 25% in the "event days utilization factor" of the Coconut Grove Exhibit Hall; the development of a scaled down version of the original project proposed by Monty Trainer (i.e. 40,000 sq. ft. of specialty retail); the development of the performing arts cen- ter and the adaptive re -use of the City Hall building.. In order to meet this projected demand, approx- imately 191 surface parking spaces will be added in the parking areas surrounding the marina, exhibit hall and Monty Trainer's Restaurant through the re - stripping of the lots for purposes of increasing the number of compact spaces and efficiency of layout. Nevertheless, there will be a need to satisfy the demand for approximately 650 additional spaces in a structured parking configuration if the current supply of 1,166 parking spaces is to be sufficiently augmented to meet projected'demand. ..1 23 A new four level parking structure, approxi- mately not more than 35 feet in height and accom- modating 160 cars per level or a total capacity of 640 cars, is proposed in front of the Merrill Stevens Yachts and Grove Key Marina hangars. This structure would have an architectural terracing ef- fect with landscape planters lining each terraced level. The terraced structure would be a maximum of loo ft. in depth so as to maximize the amount of open space provided; and be setback at least 100 ft- from the Bayshore Promenade. This structure will serve to preserve the ex- isting pan American Drive Area from surface parking while also accommodating the increased parking de- mand of the new activities at Dinner Key. This parking facility will also give the City the flexi- bility to negotiate joint -use parking agreements of Bayshore with the developments on the west side Drive (see Parking Analysis section, pages Two other alternatives for the location of the parking structure were analyzed.. In the future should the need arise because of increased demand of the Exhibition Center and other facilities additional parking could be provided within the general area of Dinner Key. A number of other alternatives for the location of the parking structure(s) were analyzed. The alternative presented is to place two park- ing decks which will jointly hold 650 vehicles. one deck on the south side of .the exhibition center would allow traffic flow under it and be placed right a- gainst the building. Given a building height of 55 feetthe deck could accommodate two ievels with ap- proximately 250 cars (125 cars/per level). At ground level a small amount of water oriented specialty retail would be located. This retail which would not exceed 15,000 square feet would soften the impact of this structure at ground level and help meet 24 some of the shopping needs of the boaters at the marina. STRUCTURED PARKING PREFERIED AL SECTION. PARKING STRUCTURE PR FERED ALTERNATIVE IN, A second deck would be built adjacent to the new multi -purpose Performing Arts Center. This deck, hold- ing approximately 400 cars (100 cars/per level), would serve the needs for the increased demand for this area of Dinner Key. Specifically the new multi -purpose Performing Arts Center, the new specialty retail area at Monty Trainer's and some of the activities on the west side of Bayshore Drive. Entrance and exit to this structure would occur directly off Bayshore Drive and through the existing surface parking area between Monty Trainer's Restaurant and the Virrick Gym. In the future should the need arise because of increased demand of the Exhibition Center and other facilities, additional parking could be provided within the general area of Dinner Key. 2.1) PERFORMING ARTS AND CULTURAL CENTER The old Coast Guard Sea Plane Hangar building and annex which presently houses the Virrick Gym in the hangar and the City of Miami Parks and Recrea- tion offices at the annex, are proposed to be con- verted into a 500 seat Performing Arts and cultural Center. The annex is to be demolished, with the Parks and Recreation offices relocated to the Government Center. In its place a new entry plaza and pedes- trian circulation link to the Dinner Key bay walk would be established. This open space would also en- hance a vista of the Bay from Bayshore Drive at this location. 25 0 Akogr-] �*.l OPT, k ��, 0,017 1V , In awl am .4. 0 0 C, 0 26 The Performing Arts and Cultural Center would work in conjunction with the Working Arts Center which has been proposed by various community groups as an adaptive re -use possibility for.the Naval Reserve Training Center across the street. The Working Arts Center would accommodate the physical requirements inherent in the training and develop- ment of human resources in the'field of visual and fine arts. This facility ;would become a hub for musicians, dance groups, theatre groups and artists. In contract, the proposed Performing Arts and cultural Center would provide an exhibition space where the different groups can present their performances in a controlled performance space. This facility would be restored with maximum flexibility in mind so that seating could be adapted from 150 seats to 500 seats. The renovation of the facility into a multi- purpose cultural center would allow for the sharing of space and support facilities between the City of Miami Boxing program currently housed at the gym and other potential tenants such as the Dance Umbrella, the Coconut Grove Children's Theatre, etc. The Virrick Gym site is ideally suited for a multi -purpose cultural facility due to a number of reasons. These are as follows: 1. The structure is in good condition and has the physical characteristics required for a facility such as the one being recommended. 2. The proposed adaptive re -use will increase the event days or use factor of a facility which -is not being utilized to its full ca- pacity. The present boxing program utilizes the main boxing area every other Wednesday (i.e. 24 event days annually). 3. It is strategically located across the street from the proposed Working Arts Cen- ter, and consequently this area could be- come the cultural hub of Miami. 4. It is readily accessible from anywhere in the region and can be served with public parking from both existing and future plan- ned facilities. The latter will facilitate a more effective joint -use of parking fa- cilities at Dinner Key. 5. it will take advantage of Dinner Key's waterfront activities and will increase daytime and nightime access to the water- front. 6. It is anchored within a community which is known for its support of cultural programs. In addition to the proposed Performing Arts Cen- ter with 500 seats, an outdoor sloped lawn surface, with an amphitheater configuration,is to be developed on the waterside of the existing building. This will complement the internal flexibility of the Performing Arts Center and create an outdoor activity compatible with the waterfront Bay Walk. Adjacent to the "amphitheatre Type" space, on City property, part of which is presently being leased to Merrill Stevens, an open space plaza would be de- veloped with food kiosk concessions and other informal activities to complement both the Performing Arts Cen- ter and the people -oriented outdoor spaces which will form part of the interface between the Bayshore Promenade and the Dinner Key Bay Walk. 2.E NEW BOAT DOCK PIER The existing boat ramp adjacent to the Virrick Gym is to be removed. This boat ramp has serious design problems. The approach angle is too shallow. This boat ramp will become totally obsolete once the new Seminole Boat Landing Ramps are rebuilt. In ad- dition, there are serious conflicts between the parking areas of Monty Trainer's Restaurant and the ramp. Recently approved improvements will make this ramp even less usable, in effect a de facto closure. The master plan recommends that the existing boat ramp be converted into a boat dock pier. This new dockage could accommodate a water taxi, an appro- priate feature craft or simply temporary docking facilities which are severly lacking throughout the Dinner Key basin. Because of its wide nature it can also serve to hold public gatherings and events. It will form part of the complex created at the Old Coast Guard Hangar and be visually and functionally linked to the outdoor amphitheater and Dinner Key Bay Walk. r) 27 • ii�llil�l'�II�I��IP 'ii�piii - _ I � I I III���IIIIIYIIIIilll6illl d dl �Ilillldl�li�d��.,�d,�. N., 2.F NOT USED TRIAN CONNECTION TO KENNEDY PARK 2,0 PEDES ° Bay The conshore Drive to Kennedy nection along. area of Monty ainer's must be im- from the Tr Park that a swath of land at Hay proved. It is proposed revious- least 18' in width be obtained from the Biscayne yacht Club. A sim11ar1stretch Yacht Club as p 1 obtained from Cora y is obtained the iece of _property a Park.Once this p continued into Rena gayshore Promenade can pedestrian and bicYcle provide a strong P _ 2 This will Provhout the study area. linkage throng 3a t. 4 n `K Cam. t 0 �,�•�p� /a dO Of�•000�'��� pOOO• ••�T,��•.I.-�:,•.••.-• r,r�.- , •� •.F�. o �,I1 . �j Op0 O OpopOpof/ p' a i.. •�o-e.. tie®•8OINI C19L 40 �'�i r J T• fT�s r� r 'I Y �Sto ���• a'7`� riyrk �dt����"�'� naz-�xr'M a !`�.4�§� �•'s" ::=vr r�.` �'� h ,�'����,F. .� r f. g." i DAVID T. KEHMMY PARK 2.h.1 Open Space The existing tidal swale at Kennedy Park bi- sects the park into two distinctive sections, the southern area abutting the private yacht club and a. northern section adjacent to Rockernan Inlet. The Bayshore Promenade'is to be continued into JWIanedy Park along Bayshore Drive. New curb, land- scaping And street furniture will give the Bayshore edge of the park the necessary safety buffer from traffic along sayshore and link it with the activi- ties of Dinner Key. The present pedestrian circulation paths are to be reorganized. The new re -configured paths will allow for large open meadows with uninterrupted play areas. At adequate intervals additional space is provided for street furniture and lighting. 2.h.2 sealth & Exercise Facility ,At the south end of Kennedy_Park a concession arrangement for the development and operation of an ''outdoors health and exercise facility" is proposed. This facility is oriented to outdoor activities which rill involve the general public as expectators and scene as active participants. An outdoor weight lifting area and an aerobics court Vie, to bye built by the .successful conces- sionaire. A, -shall "park like"'"structure will house egtiip, "t AtOrage and, l6ekers. TWO open shelter atr+nctn a wiJl: provide protection in the event of in+clemefft 'weather. 2.h.3 Parking '�acisting' p$r king area at the old Longview tath'�IW to be improved and enlarged. The present narrow entry is to be made one way outgoing and's new one way entrance with angled parking provided. The overall capacity is to be increased to apprcuEi- mately 140 cars. The existing palm trees lining the present entrance and within the parking area will be preserved. The enlarged, landscaped and paved new parking will relieve the problems which are presently experienced. The existing parking lot at the north end of Bayshore Drive is to be enlarged and improved. This improved parking lot will accommodate 40 cars and be properly stripped, paved, landscaped and lit. All new parking is to be properly buffered through landscaping in order that a "park like" ap- pearance may be maintained through out. A "turf block" paver will be utilized in both of these parking areas to visually enhance the area and pro- vide for a more pervious surface. 2.h.4 Pedestrian Connection at Bayshore and 22nd Avenue An on street stripped and signalized pedestrian connection will be provided at the 22nd Avenue inter- section with Bayshore Drive. This new pedestrian connection will provide for safe access to the park for the residents in the areas northwest of Bayshore Drive. $s 0 0 Lil 82 2.h.5 Picnic Areas The remnants of the filled in pool are to be removed and a new picnic shelter area is to be built and connected by walkways to the boat rental area. 2.h.6 . Shoreline Boardwalk & Pedestrian Access & Landscape Buffers The shoreline along Kennedy Park is to be Parksre- stored. A proposed plan by the City of miami Department and the Biscayne Bay Water management Com- mittee creates a new boardwalk, close to the water - parts of the eastern section side of the park, along I of Kennedy Park. The boardwalk on the waterside will allow for mangrove restoration along the exiaccess sting bay. shoreline, while allowing the public to the 'The tidal Swale area is being presently tra- versed by a rock path which is used to gain access to foot bridge across the tidal the other Side. A new the existing environmental Swale will be sensitive to more direct connection condition while providing a between the two sections of the park. a new Along the 'Rockerman canal boundal,-v land- scaped buffer and improved shoreline is to be im- plemented. 2.1 SOIL ISLANDS- OPEN SPACE 'RECLAMATION 'As part of the concept of reclaiming open space f9r the public's use, the Spoil islands directly a- cross Dinner Key are to be made accessible to public recreation and converted into passive parkland. The island directly across Peacock Park, (i.eraded. island No. 1) is to be cleaned of debris and upg The eastern shore, Biscayne Bay side, is to have the beach restored. Water quality in this area is excep- tionally good with clear visibility Of the bottom. ww� DAVID KENNEDY PARK 91ECT,01#- noANOIAWK $0i 9L a DAVID KENNEDY PARK SECTIOW FOOT OR10811 _ Y / • - 01W* SECTION= SOIL ISLAND NO. i NEW MOORINGS r I The inland side, the marina side, is to be replanted with mangroves. An access dock.is to be built on this side of the island and served by a boat rental conces- sion proposed for Peacock Park. The access dock is to be linked with the restored beach on the other side, via an elevated wood boardwalk. Islands number 3 and 4 are also to be cleaned and restored. The beach which is naturally forming between the two islands should be further encouraged. Islands 2 and 5 are to be cleaned and restored to a natural preserve setting. 2.J WEW BOAT MOORING AREA As explained in the analysis section, there are a large number of derelict boats which moor ille- gally on the bayside of the Spoil Islands. These boats are often some of the worst offenders in terms of polluting the water of Biscayne Bay. In addition, most of the derelict boats are in a deteriorated physical condition and thus tarnish the overall image of Dinner Key from the waterside. It is recommended that the City construct and police a new mooring area just east of Spoil Island 2 on the Biscayne Side, between the two access channels to Dinner Key Marina. This area contains no sea grass on the bottom and is ideal for a mooring area. Approximately 150 boats could be comfortably fitted into this space. The creation of these new moorings will alleviate the existing problems with derelict boats, and provide the City with a much needed tem- porary mooring facility. There would be a minimal fee associated with these new moorings. The City of Miami Marinas Department would be responsible for management of this new mooring area. 1W) ss 1) �1 SECTION 3: SITE ANALYSIS 3.1 ,HISTORICAL BACKGROUND Up to the early 1900s Dinner Key was a placid island covered with mangroves above which palm trees towered. A narrow marl prairie, about 100 yards long, separated the island from the mainland. The old rock road from Coconut Grove followed the edge of the highland onto Miami. This road was later to become Bayshore Drive. To the first settlers Dinner Key was a favorite spot for family picnickers. In the early days there was plenty of dry buttonwood to build fires. Boats on their way to the lower Homestead region found this island a convenient stopping place for their midday meal, thus giving the area it's present name. The coming of World War I altered this beautiful setting. The U.S. Navy selected Dinner Key as the site for a naval air station. Development and the subsequent changes to the natural environment had ar- rived: trees were removed, the island enlarged and bulkheaded, and bay bottom was dredged to fill the marl prairie which separated the island from the mainland. Finally, hangars and barracks were built to house aircrafts and the men who populated the base. The shoreline had suffered its first dramatic man- made change. The war, however, did not last long. At the end of the war in 1918 the base was closed. Some eight years later the hurricane of 1926 was to finally de- molish what had been left of the base. Hurricane winds and a giant wave surge had cleared the way for new development at Dinner Key. ,PAN AMERICAN SEA PLANE TERMINAL , TODAY MIAMI CITY HALL In 1930 the newly formed Pan American Airways System selected Dinner Key as the base for its Inter - American Operations. The lack of adequate landing fa- cilities for planes in Latin America forced Pan American to employ flying boats and amphibious air - crafts for its operations. The first hangar was e- rected in 1931 and a houseboat was used as its first passenger terminal. As passenger traffic grew Pan American undertook major improvements at Dinner Key. Starting in 1931 a deeper channel one mile long and 700 feet wide was dredged. Additional land was filled and hangars erected. In 1933 construction be- gan on the new terminal building. It was a modern facility. Inside passengers en- tered the terminal, bought tickets in the high ceiling room and walked through a door to the ship that was parked on the water or on ramps outside the building. 36 3 fe s c It liarc.a�..:.►s:r.r,ei�■s+7`■:o!i�iii/ EEfit b �.■i r�/E\r lk ■ F.,.r. .. i PaEDOMINANTLY SINt3LE FAI�IL :... RESIDENTIAL ARE ` {;� i?r •:' t '/r/i�■I■ % • U Illll I '�'�I i1�11, I1, 111 , III'l'!�I-,�yr Yr n..w„w •.m..:°.::. ' 4x a Ittll� % i. , Y■L/ a, I (�fi.f I V MIIII1l_ Il n ��I I r,Z,ju �.� .ti+1� •.ti r, •r •r, ' ® � � I 1 ' �� . r \ '< ,1, • ' � I � '�I I� r! rr.' JfS•"•r•;�.� "• ••ti "Y! •" :f,'Yl.Jf r.' r ;{ rti f" :, ;' - ' � I hY h )_:DEL: � I414 it I11' 1 � ill 11 i.�i?{rr. �'•. rrr ••4t'.3 v, _rr,:?r... :}'{�" •:`¢..,�..{. 1��II � 1 1 'r ti•" ,t�:',' .r r -- �'-� �i® 1'1' 4i{,, \ ���lh "!' � `, .'ff �l �I�I. � � 1I I1I �IY �� , ; III�I _►��I��� �� f�� {�.. f •�% �. frr r I�1h I 1'' illl il��''I�, 1�.:ill��ll!��III 11!` ' '�� !i�I�llllll� f ..•.. ' ,''.;f.v. R / tij I 1f y { 4 ��1� � •}r:irr .t .. rr� ...,.f r., f'rr y , t •Or lop wof� r�. `mow+ ��• ��i��% 1 � 'cat lit i 4G a) xS• .Y,y= } Ai LfT •lf.' r u�s' .,• rf C A C Through the mid 1930's and early 1940's nearly 50,000 passengers per year used the facility. The terminal averaged about 30,000 visitors per month with as many as 100,000 visitors per month during the winter season. Such was the magic of watching the Clipper ships run down the channel between the newly created islands and Peacock Park. During World War II, Dinner Key was once again -enlisted into service of the O.S. Navy. The govern- ment built two new hangars during this period. It is interesting to note that in 1943, President Roosevelt arrived at Dinner Key to board.a Clipper Ship for Casablanca. This trip marked the first time a F.resi- dent traveled in an aircraft while in office. Concurrently with these events, new developments were affecting the operation of sea planes from Dinner Key. The appearance of landing fields in Latin America during the war decreased the need for sea planes and on August 9, 1945, Pan American's last flight to Dinner Key took place. P LL In 1946 after 3 heated controversy the.,City of Miami acquired Dinner Key from Pan Am for the'sum of $1,100,000. A City Council Resolution of April 2, 1946, finalized the purchase and named Clipper Circle in front of the new City Hall and Pan American drive between the Circle and Bayshore Drive. The terminal building was first converted into a restaurant and marina office. A linear boat dock, with five piers, was added to the former site of the old sea plane port. In 1954 after the failing of the restaurant, the terminal building was converted to Miami City Hall. 3.2 CONTEXT AREA Dinner Key is one of the most important water- front recreation access points in the City of Miami. Situated between the famed Vizcaya Palace to the north, the Barnacle and Coconut Grove to the south, Dinner Key forms an important part of the waterfront access system to Biscayne Bay. Centrally located, it is accessible from most urban residential areas in South Florida. The various public and private marinas in the area offer unrestricted bridge free access to the open waters of Biscayne Bay. It is this condition that makes Dinner Key an ideal docking point for sailboats and large crafts. A number of clearly defined functional areas surround the study site. Dinner Key is within walk- ing distance of the Coconut Grove Village Center which represents the economic hub of the area. In general, commercial activities near the study site are service related (i.e. retail stores, offices, etc.) Most persons residing in the vicinity are in- volved in service related jobs. South Bayshore Drive which parallels the coast line, forms the study site's westernmost boundary. This beautifully land- scaped scenic road is rapidly becoming the choice location for major luxury hotels and executive of- 10,3 , 37 I: il M-1 38 fice buildings in the area. This large scale devel- opment is giving the Bayshore corridor a distinct image as a truly cosmopolitan setting for living, working and entertainment. This new development can be divided into two areas, south and north of S.W. 27 Avenue. The development along Bayshore Drive, south of S.W. 27 Avenue, represents the earlier high rise de- velopment of the area. It begins with the Coconut Grove Bank at S.W. 27 Avenue and continues south with a number of luxury condominiums. It ends at the corner of McFarlane Road where the Hotel Mutiny and Club abuts the public library. Following on :McFarlane Road, older developments form a transition to the Village Center shopping area. A parking structure, a vacant church and two restaurants are in the area. Northwest of this section of Bayshore Drive is the well known Mayfair Shopping Center. With the expansion of this facility, pedestrian traf- fic from the Village Center will be drawn closer to the Dinner Key area. East of S.W. 27 Avenue up to Aviation Avenue, on the north side of Bayshore Drive, a number of new hotels and office buildings are being built. This area is emerging as a superblock of hotels, offices and condominiums. Just northward of Aviation Avenue, along Bayshore Drive, residential development of a lower scale begins. There are numerous estates and low rise multifamily units in an estate setting. North of Bayshore Drive, onwards from Tigertail Av- enue,, exists all low rise single family residential development. To the northeast boundary of the study site, after David T. Kennedy Park and Rockerman Inlet, there is a small development of single family de- tached residences facing the inlet. Further north the new private L 'Hermitage complex of luxury town- houses begins. The immediate residential areas abutting the study site are characterized by a relatively afflu- ent population. It is a desired residential setting because of its proximity to the water, unobstructed bay views, lush tropical foilage and casual pedes- trian oriented ambience. To some extent this area functions as a bedroom community serving the whole metropolitan area. However, for most, Coconut Grove is more than just a bedroom community. The Grove area commonly represents the only area in South Florida where an individual or family can enjoy all the advantages of living in a self-contained com- munity where dwelling facilities are within short HIGH DENSITY RESIDENTIAL DEVELOPMENT ALONG SOUTH BAYSHORE DRIVE distances of shopping, commerce and banking, as well as cultural and recreational opportunities. In ad- dition, Coconut Grove is unique in that it possesses a racially diverse population with a mixed cultural and ethnic heritage. The population is mostly young, the median age being in the mid-301s. Table I indicates some interesting demographic data on the adjacent neighborhoods. Coconut Grove has been one of the City's high- est growth areas. Housing stock in the direct vi- cinity of Dinner Key increased by more than 985 units during the last ten years. This growth was mostly due to new condominium and multiple family structures built within the proximity of the coastal area. The Coconut Grove area also represents a re- gional center not only for marine -recreational activi- ty but also for cultural and artistic related events and civic organizations. During the last decade the area has experienced considerable growth in the com- mercial sector referred to as the Coconot Grove Vil- lage Center. The development of the Mayfair Phase 1 and 2 projects, as well as the development of the Commodore Plaza area, are helping to establish Coco- nut Grave as a regional center for specialty retail and entertainment related businesses. Environmentally, the Coconut Grove -Dinner Key section is also one of the most unique parts of Greater -Miami. ThB,Silver Bluffs along Bayshore Drive tovide a glimpse of the geological make up of this area. Thanks to the efforts of the early settlers who brought many new plant species, and to preservation achievements, the general vicinity of Coconut Grove and Bayshore Drive is one of the most densely tree covered parts of Miami. REGIONAL ACCESS Vehicular access to Dinner Key is provided by Bayshore Drive. This major arterial, which becomes a four lane wide boulevard (2 in each direction) as it passes the Dinner Key area from Aviation Avenue to McFarlane Road, collects traffic going to and coming from the Coconut Grove section. Bayshore Drive also serves as a major north -south thorough- fare connecting Old Cutler Road with Brickell Ave- nue and Downtown Miami. From Dinner Key the main access way to the north is S.W. 27th Avenue with S.W. 22nd Avenue providing a less traveled alternate route. Direct vehicular access to the study site oc- curs at a number of locations. There is no inter- nal street system connecting all activities within the Dinner Key area. The first access point is McFarlane Road which reaches to the water's edge along Peacock Park and the Coconut Grove Sailing Club. TABLE i c...• ""I .Iq•M. u..•. fh.e. ,q.l..w N ..M, 1.•1� „ ,! 7.,1. IM 1.•1. wl• wl• �.. I.nM.. y. Iwo tr•. .rly wN I,IFIM. .... $"Aso 131.9" ♦,.. 7f.• I. M ILMf - 132 M., M..N 41.71. ♦ 7, Fj llf MINOLE LANDING BOAT MOORINGS ao The entrance at S.W. 27th Avenue coupled with that at Pan American Drive and a loop road along the water's edge, allows access to the Dinner Key T4 Convention Center, Marina and Miami City Hall. Ac- cess to other areas of the study site occur directly off Bayshore Drive. nh In order for pedestrian&'to gain access to the waterfront, they must cross Bayshore Drive which is a relatively wide and heavily traveled thoroughfare. Access to the study area from the Coconut Grove Vil- lage Center can be obtained along the edge of Pea- cock Park and through Kenneth Myers Park. No water- side continuous pedestrian connections or bike ways exist from Peacock Park at the south end to David T. Kennedy Park at the northern end of the study site. Along Bayshore Drive from Peacock Park to Aviation Avenue there are adequate sidewalks and a bike path. Pedestrian and bicycle circulation along Bayshore Drive is hazardous from Aviation Avenue to David T. Kennedy Park due to a narrow, poorly constructed and often obstructed path that parallels the edge of moving traffic lanes. 3.3 DESCRIPTION OF STUDY AREA Much of the waterfront site is being utilized for recreational purposes both at landside and water- side. Kennedy Park, Peacock Park and Kenneth Myers Park form the network of public waterfront parks on the study site. At waterside Dinner Key Marina pro- vides public docking facilities. The private yacht clubs (Coral Reef and Biscayne Yacht Club at the north end of the site and the Coconut Grove Sailing Club at the south end of Dinner Key) provide private recreation activities and dockage. Commercial uses, in the form of restaurants and entertainment areas occur at Monty Trainer's Bay - shore Restaurant and Raw Bar at the intersection of Aviation Avenue and Bayshore Drive, at Chart House and Captain Dick's Restaurants adjacent to Grove Key Marina, and at J.P.'s restaurant above the Exhibi- tion Hall. Other commercial uses such as dry boat storage, sales and repair occur at the old hangars where now Merrill Stevens Yachts and Grove Key Marina are housed. An old Coast Guard hangar, next to Merrill Stevens Yachts has been converted into a box- ing gym next to which is a structure housing the City of Miami Parks and Recreation Department offices. The Coconut Grove Exhibition Center occupies a large portion of the Dinner Key area along Pan American Drive. Surrounding this facility is a large, paved, mostly non -restricted automobile parking area. The parcels of land facing the intersection of Pan American Drive and Bayshore Drive are vacant, since the removal of the old barracks that were used to house some City of Miami departments. Miami City Hall occupies the land at the east end of Pan American Drive. There are no residences within the study site except for persons living aboard yachts at the existing marinas. 3.4 EXISTING LAND USES - The study area, spanning 117.20 acres at bayside in Coconut Grove, is anchored at its northeastern and !southeastern ends by two parks (Kennedy and Peacock) providing the large majority of public recreation facilities for Coconut Grove and Dinner Key. A smaller park, Kenneth Meyers Park, has had its recreational function subjected to traffic associ- ated with launching and dockage of boats. To be exact, 40.89 acres, or 34.8• of the study area is public park land, for -the most part devoted to such as adequate sanitation and parking facilities, need to be strengthened if these open spaces are to effoctively serve as public spaces. °Marina and related uses are widespread and are Moth privately and publicly sponsored. Private facilities include the Coral Reef and Biscayne Yacht Clubs at the north end and the Coconut, Grove Sailing Club in the south. Together, these facilities provide moorings for some 230 vessels, wet slips numbering 159 and land storage for 128 boats. They occupy 6.88 acres. At waterside, Dinner Key Marina and the facility behind the Parks Department/gymnasium, provide public launching and docking services. Specifically, Dinner Key Marina presently offers 325 wet slips with an additional 225 units proposed for future construction, for a grand total of 550 wet slips. The boat launch ramp behind the gymnasium is used less than the Kenneth Meyers Park because of the design difficulties of the former facility. Commercially, two specific forms are evident. Commercial entertainment is provided by the Monty Trainers', the Chart House and Captain Dick Res- taurants. Of the three, Monty Trainer's is by far r r GROVE KEY MARINA 21 Iva LEGEND MULTIFAMILY OFFICES BOAT I STORAGE SALES/ 5` RESTAURANTS/ ENTERTAINMENT oar HOTELS j LIGHT INDUSTRIAL/� LAND USE PLAN BOAT REPAIR INSTITUTIONAL PUBLIC PARKS/ OPEN SPACE PRIVATE RECgEAT10NJCLUBS SURFACE PARKING _ VACANT LAND III I I I 42 W the largest, offering 150 wet slips at its marina, while the restaurant features a seating capacity of 800 seats. Total acreage for the three existing facilities amounts to some 8 acres. The other uses - dry boat storage, sales and re- pair -occur at the old hangars where Merrill Stevens Yachts and Grove Key Marina are now housed. Merrill Stevens, the more industrial operation, offers sto- rage and repair facilities for 200 boats. The Grove Marina, a "do-it-yourself" shop, has a maximum car- rying capacity of 350 boats. Municipal facilities for public use and enjoyment includes The Coconut Grove Exhibition Center and parking facilities, occupying a large portion of the study area; a boxing gym, the structure behind the City of Miami Parks and Recreation Department offices; Dinner Key Marina, which also provides a certain level of residential uses and the City Hall for general public access. In general, the study area offers little in the way of positive visual impact, or as a statement of community involvement and pride, although with its many facilities, it is heavily utilized for public and private ends. Development in the study area is unrelated, fragmented and haphazard maintenance is deficient in many areas of public property and, envira mmtal design has not been a primary concern in the development and renovation of many facilities within the area. More importantly, the area is afflicted with unrestrained parking on sites not designated for such development. The Spoil Islands, providing some 14.75 poten- i$ �, l.• rwwrwsi2w—�7 .. w..w ��w �LL..L w.� � � fs� ���.�� —.�� =•v�'� ��•°'.`:r>L �'� :..: 46;Me - ML z COCONUT GROVE EXMISITION CENTER BOAT RACK STORAGE i I f75 43 r il 44 LEGEND IVVVNII RECENTLY COMPLETED UNDER CONSTRUCTION PROPOSED AND COMMITTED PROPOSED PROBABILITY Of CHANGE „uxnrYalc,i3nt4,11 LLD All 14 *s\v/j ORELINE IMPROVEMENTS COMMEAG,nL nc.... EXPANSION PROPOSED/NEW PROJECTS 0 III 1 1 1 0 0- w — 3.5 PROPOSED NEW PROJECTS Private investment in the immediate vicinity Of the study site has been substantial. The Bayshore area has experienced a large amount Of growth in the last five years. Among the projects recently com- pleted are the 200 room Grand Bay Hotel and the Grove Towers Condominiums. A number of projects are at present under con- struction. The Mayfair Shopping Center is being expanded to 200,000 s.f. The new Burdines Depart- ment Store will provide added attraction Of shoppers to this center. immediately adjacent, the new Grove Square mixed -use center is taking form. This is a mixed -use office retail residential building under construction. on Bayshore Drive the Grand Bay Of- fice Plaza is approaching completion. The Coco- nut Grove Exhibition Center is also being expanded by 30,000 s.f. and is rapidly nearing completion. The City of Miami has committed to the expan- sion of the Dinner Key Marina from a 325 to a 550 boat slip facility. This expanded facility Will benefit boaters and increase the amenity of water's use at Dinner Key. Several projects have been proposed although their status, at the moment, is in the planning stage. of particular importance is the proposed development of the Monty Trainer property; a 50,000 s.f. specialty retail with marine orientation. On Knnedy Park a shoreline restoration project a- longethe east shore h6s been proposed by the City. Certain parcels within the study site can be expected to attract development in the near future. The parcel to the side south of St. Stephens Church, between the Church and the Barnacle, can be expected to attract development bcause of its strategic loca- tion. A recently acquired large parcel at the cor- ner of Aviation Avenue and Bayshore Drive can be expected to be developed within the near future. GRAND SAY HOTEL AND OFFICE BUILDING- 46 0 BOAT MOORINGS n 46 MARINA 4*4 UZ •~0%� .r w fill i; %N \ A e� KENNEDY PARK PRIVATE YACHT CLUB VISUAL FORM DIAGRAM L=L1 III 1 I I •wr r w Yt^�c f �yPi Secondary views are defined as unobstructed views of the bay above street level, i.e. from high- rise structures. There are three major building clusters offereing this type of view. The first of these is the condominium complex at Aviation Avenue and Bayshore Drives the second,nut a large site, occupied notably by the Grand Bay Hotel, the 5ummerhill Apartments, Hotel and the offices in the Grove. This extends from Darwin Street to S.W. 27th Avenue. The third such view is offered by two large condominium omrom plexes and the Hotel Mutiny area extending the northern corner of Mary Street along Bayshore to McFarlane Road. Park views are unobstructed views Of the bay speafrcm within the park. Kennedy Park, y P though ing, is heavily wooded and views of the bay, scenic, are not entirely unimpeded. Meyer's Park occupies a smaller area near the main boat -launching facility and offers open views of the Marina and the bay. Peacock Park, the furtherest point westward -iat the study area, also has open views of the bay least looking south and east. To the northeast, the view is mainly one of Marina docking facilities near the Exhibition Center and the City Hall. 3.6 VISUAL FORM FACTORS The visual form of Dinner Key is structured by a series of important elements: 1. At both terminus of the study area, the open spaces, David Kennedy Park at the north end and Peacock Park at the south end, give the waterfront a public recreational character. 2. Bayshore Drive forms a strong visual corridor which connects at a vehicular level`, -the ac- tivities at Dinner Key. 3. The yachts, sailboats, marinaallDinthe water oriented activities give the er Key area a strong water oriented character. q. Pan American Drive with City Hall as its fo- cal point forms a strong axis_ 5. Monty Trainer's Restaurant acts as a land- mark and a gathering place. 6. The strong architectural forms of the "Hangar type building contract markedly with the scale and materials of the sur- rounding buildings. 7. Finally, not arkingbe overlooked of the large areas psurrounding the Coconut Grove Exhibition Center. MONTY TRAINER'S RESTAURANT i M7� rT -7- _j le lot vw 3.7 VIEW CORRIDORS Primary views for the purposed of this study are unobstructed views of the bay, at street level, from Bayshore Drive. The major continuous primary view - as indi- cated on the map - is offered by the Kennedy Park site and is later broken by the physical concentra- tion of two private Yacht Clubs, an empty warehouse building and a restaurant (Monty Trainer's) immedi- ately adjacent. The parking lot presently separating Monty Trainer's from the Parks Department and Gym- nasium offers the second existing primary view of the bay. This is followed by another cluster of large buildings, viz. the Merrill Stevens Boating Facili- ties and the Grove Marina - both completely blocking any possible views of the bay from the street. This leads us to the Convention Center, where the view southward along Pan American Drive is mainly that of City Hall with a plethora of boat masts as a backdrop. The primary view, blocked by the Exhibition Center, opens up again at the boat laun- ching facility and the small park and, with the exception of the area occupied by another Yacht Club on the corner of McFarlane and Bayshore, this view is continued along into Peacock Park. This extension of McFarlane, from its intersection with Bayshore to its termination at the Bay represents an ideal vehicle for the development of a major primary view corridor in conjunction with Peacock Park. Should streetsidg parking be eliminated and the street widened'to form a type of plaza, then downtown Coconut Grove could very effectively increase its access to the most aesthetic feature of Dinner Key - the bay. 0 VIEW CORRIDOR - S.W. 27th AVE. s ..* i . ■fie �... ` t'. VIEW CORRIDOR - AVIATION AVENUE 49 4 INIFTWIl '771. Rl.%C-Sptjllm JU -7TA ME KENNETH M. MYERS PARK DAYID T. KENNEDY PARK 3.8 ACTIVITY CENTERS Activity centers for purposes of this study are areas which are being used to a high degree by the general public. The most highly used areas by the general pub- lic are David Kennedy Park, Dinner Key Marina and Monty Trainers. These areas are used almost contin- uously on a daily basis. Kenneth Myers Park is used mostly as a circula- tion linkage. Peacock Park is used primarily on week nights and weekends. The areas of relatively low intensity of use by the general public are the private clubs and the boat service yards. 3.9 HISTORICAL AND SIGNIFICANT BUILDINGS Heritage Conservation districts, (HC) were created as indicated on the maps - "to safeguard the City's historical, cultural, aesthetic... and anccitectural heritage...and promote the use of historical sites, historical districts... for the education, pleasure and welfare of the people of the City of Miami". (Article 16-Section 1600. City of Miami Comprehensive Zoning Ordinance). Within the study area proper, there is only one area actively zoned HC-1. This designates the bayfront area occupied by the City Hall and approached from Bayshore Drive by the historic Pan American Drive. This site was once the home of Pan American Airways System Inter -American Operations. Other sites worthy of note are within the context area: the library at the corner of McFar- lane and Bayshore is zoned HC-l; the Merrill 0 % W � MKT, Stevens/Grove Marina facilities are housed in old Pan American hangars; and the gymnasium was once the home of the U.S. Coast Guard. Yet another building, loft Reef, is now the central structure and namesake of a residential complex known as Rocky Reef. 3.1+0 LAND TENURE Ownership and use of land on the study site can be categorized as follows: Privately Owned Where the land is privately owned and the use occurring on the land parcel is privately managed. Only the two private yacht clubs, Biscayne Bay and Coral Reef, fall in this category. Coral Reef Yacht Club rents the bay bottom of its marina from the City of Miami. Publicly Owned Privately Used Where the City owns the land but leases it to a private entity for private use, either commercial or recreational. The major leaseholders in this category are Merrill Stevens Yachts, Grove Key Marina, Monty Trainer's Restaurant (Bayshore Prop- erties), the Coconut Grove Sailing Club and Chart House Restaurant. Captain Dick's Restaurant is a sub -lease of Grove Key Marina. J.P. is a lease under the jurisdiction pf the Coconut Grove Ex- hibition Center. Publicly Owned and Publicly Used This category illustrates all the uses which are in the public realm in terms of management land ownership. Under the public management Cate- gory are ,dinner . Key a,Marina, Coconut Grove Ex- hibition Center, City Hall, the City of Miami. Parks and Recreation Department building, Virrick Gym and the three parks: Kennedy Park, Myers Park and Pea- cock Park. 3.11 TYPE OF CONSTRUCTION The study area, from Rockerman Road to McFarlane Road, depicts mainly three types of construction. The most evident type, in particular its use in larger structures, is the steel/prefabricated -mix. The use is almost solely confined to older, publicly owned structures, as the Coconut Grove Exhibition Center, the Grove Key Marina and Merrill Stevens. As two of the largest structures within the study area, these latter buildings are at once noticeable for their general state of disrepair, poor design standards, and lack of adequate land- scaping. They contribute little to the study area visually. A fourth structure, located adjacent to Monty Trainer's Restaurant, appears both dilapidated and abandoned. GROVE KEY MARINA 63 `i-A0d3'i1 11001 I III I � LEGEND *.:t. PUBLIC OWNED/PUBLICLY USED PUBLIC OWNED/PRIVATELY USED PRIVATELY OWNED .11%. LAND TENURE a 1111 1 1 w 40 I z ®r TYPE OF CONSTRUCTION IIII: I I •dom ow 410 o-re1W a¢ r yy !wiA'- The second, more widespread but confined to smaller structures, is the concrete block type of construction. Its use can be found in such buildings as: City Hall; Parks Department i Gym- nasium; Monty Trainer's; both private yacht clubs; the Coconut Grove Sailing Club; the historical Library and the Chart House Restaurant. These buildings are all fairly well -maintained. The third and final type of construction, wood frame, could be found in only one restaurant, behind the Grove Key Marina. Its use has apparent- ly been designed to add "character" to this establishment; it is not evident elsewhere within the project area. 3.1.2 SUSCEPTIBILITY TO CHANGE The parcels of land comprising the study site have been categorized according to their probability of attracting change. These categories are as fol- lows: High - High probability for modification and ex- pansion which may change the character of the area. This includes the land parcels where the leases are about to expire; it includes Merrill Stevens Yacht parcel and land which is not utilized to its fullest potential. Medium - Where probability for change of use ex- ists and the general physical characteristics are to remain. This includes Miami City Hall and the Spoil Islands,, Moderate - Where there is a probability for change in physical configuration and the general use characteristics are to remain. These include the Seminold landing area, the Dinner Key Marina, the Coconut Grove Exhibition Center, Chart House Restaurant and Virrick Gym/City of Miami Parks and Recreation Building. Low - Where there is a low probabilityNfor change of use and physical configuration except for general improvements. This category includes Peacock Park, Kenneth Myers Park, Pan American Drive and Kennedy Park. Very Low - Where there is a very low probability for change of use and physical configuration. 3.13 DEVELOPMENT CONSTRAINT The property which presently encompasses the Virrick Gym and the City of Miami Parks and Recrea- tion Department as well as the parking lot adjacent. between these buildings and Monty Trainer's Restaur- ant is under a Deed Restriction. As part of the agreement in which the federal government ceded this land to the City of Miami, a deed restriction requiring that the property only be used for recreation purposes was imposed. CONVERTED HANGAR BUIL-DIN43 / VIRRK GYM s- 1 ' .... ry",+'• ��� .'c"Y � . �v,5scctat maxi�omr "f:""rrsrsty. .�. ?r y� �. �'r`' , t.' 4 �x inn * s is ►.r v T`�^"`" '."— E j . r+,,,� ,v+.+5e.. 5-�' FF�a: L V • a • , j mil` x'r2v Ls4,xY '%t+•i..+.. is i'. �`� ti'��'4d ,. • t ?�`it r. r„ • � �`,�ie jr T ��; : Ei ty a f.*, y � �'. ti`t. IYi�. � 'c� � �:; � t� .r. +.,t �� '•� "f �.* ,-}��ii�t"•.tst yw.i�� ry� Fii. ;#1����1�1�. ^'�s+�- ;�'•$+ � rim � t'~�„,y�"��="- yy� �,`4����t spy �,, 't'• ��` " -. ' f �,,�' � -� ���� �.'�f'���� , �. F {�•2S ,tt, 1• 4.q,�p� f'CJ� '"', }f "it a}¢¢, � � c■�cii�u $ c nA y.. c c • + c • • • -c � • C & 5 3.14 EXISTING ZONING The information depicted on the zoning map and discussed here is derived from the recently updated (May 1983) City of Miami Planning Department maps and complies with proposed zoning changes as indi- cated in the City of Miami Comprehensive Zoning Ordinance (Sept. 1983). The Project Area The entire project area is zoned for three uses only; however, actual land uses are considerably more diversified. The first designation -PR- relates to most of the area presently housing all three parks, the Exhibition Center and parking lot, the Marina facilities of Merrill Stevens and the Grove Marina, a restaurant and a private Yacht Club. PR, as defined in the Schedule of District Regula- tions, applies to areas where public park and recreation uses, and no other uses, are to be per- mitted. Should this designation hold, then the majority of these facilities would require Special Exemptions to remain on these properties within their present categories. WF-R/7 is a district designation intended for application to areas with major recreational boat- ing complexes and supporting facilities. The Regulations also provide for retail sales of boating, fishing, diving, and swimming supplies and equipment. Sites within the study area zoned wF-R/7 are presently occupied by two private Yacht Clubs, a restaurant with its marina and parking lot. The only anomaly is the Parks Department and gymnasium building - a municipal responsibility. The final zoning designation within the study area, HC-1 defines General Use Heritage Conserva- PEACOCK PARK KENNETH M. MYERS PARK 59 am: tion Overlay Districts. On the map, it designates specifically the Pan American Drive and the City Hall building, both landmarks recognized for their historical significance to the City of Miami. The Context Area The areas to the north and west of Bayshore com- prise the general context area of the study, and here the zoning designations become more varied. From Emathia Street westward, the first area has a dual designation: the primary, RS-1.1/1, permits generally, one -family detached dwellings on single lots, with provisions for supporting public or quasi public facilities. The Overlay District within this area - designated SPL-3 - refers to an area of special interest - in this case, the streets. Further northward are two large areas designated RS-2/2 where the same general principles as for RS-1.1/1 apply. Moving westward are two major zoning areas. The further north of these is RG-2/5 (SP1-3) which is a general residential designation with allowances for varying densities and for structures up to ten sto- ries. This area has also been designated a Major Street Overlay District. Just southward is a major market area, presently zoned RO-3/6. This district designation describes areas primarily residential in character with allow- ances for office uses; either in seperate buildings or in combination with residences. Another impor- tant deisgnation further west is SPl-2, referring specifically to the Coconut Grove Commercial Overlay District - an area embodying the spirit that is the Grove today. The final areas, deisignated HC-1, is a small site housing the Library and related build- ings - a municipal responsibility - and is a General Uses Heirtage Conservation Overlay District. AMI ►LL HIGH INTENSITY OFFICE DEVELOPMENT CITY OF MIAMI PARKS DEPT. BUILDING .4064164111 IIIIINilltl ig 8t 3.15 SITE & BUILDING ENTRIES Entry points within the study area are of four distinct types. Pedestrians have limited access within and around the Dinner Key Site. Along Bayshore from Peacock Park to Kennedy Park, walkways are not continuous, due to the existence of privately leased tracts amidst publicly owned lands. On the site itself, pedestrian points of access are not visibly designated by any type of signage nor helped by established walkways. The tendency is merely to follow established vehicular access routes. Along the Marina edge, access is again broken because of private tracts and inadequate provision of walkways where land does exist. The general impression is that pedestrian access as it exists has been an afterthought. Service and vehicle entrances are numerous but are not delineated by any type of signage. There- fore, these routes overlap and cause serious circu- lation problems on days when traffic peaks at the following points: the corner or Bayshore Drive and McFarlane Road as an entrance to the Sailing Club and the Park at Bayshore Drive amd Grapeland Boule- vard at its entry to the Exhibition Center and the boat loading area; the vehicular routes found a- ( = round the City Hall building; Pan American Drive „w at Bayshore; the entrances to Monty Trainer's parking lot and the boat loading area, and both entrances to Kennedy Park. Boats are the best services by existing facili- ties although more facilities can always be utilized. The two loading docks - at Kenneth Meyer's Park and at the Parks Department are well -used, although on peak traffic days, boaters experience the same access problems as other users of the site. For marina' -service related activities, access to Mer- rill Stevens and Grove Marina are adequate. 62 . •:,�. �.,. - BOAT YARDS BOAT RACK STORAGE yr �V-�L� LEI LEGEND BICYCLE PATH •se PEDESTRIAN CIRCULATIOW. Isis 0 ?4c:F1 C2 rt�%Toyllmi H �a r . r ■ t ' = 4 I 'EXISTING PEDESTRIAN CIRCULATION AND BICYCLE PATH SYSTEMS •wrN r . _.. . __. .. _ _.... 3.1$ BICYCILNG E PATH SYSTEMS CIRCULATION a A pedestrian and bicycle system exists only in certain parts of the study area. However, it does not form part of a coherent and continuous pedes- trian and bicycle access system. For the most part the pedestrian areas are poorly landscaped and main- tained. There are no pedestrian and bikeways con- necting the major activity centers of Dinner Key. of special importance are the gaps which occur be- tween Monty Trainer's Restaurant and David Kennedy Park and along Pan American Drive to City Hall. There is no continuous defined pedestrian con- nection along the water's edge. 3.17 BUILDING HEIGHT Building heights within the study area fall into two separate groups. older publicly owned structures as the Exhibition Center, Grove Marina and Merrill Stevens are in a medium height range, i.e. 37-55 feet. Newer structures, privately owned or used for marina or entertainment purposed such as the clubs and restaurants as well as City Hall and the Library buildings, are all low-lying, none exceeding 36 feet in height. As noted on a previous map -View Corridors - high rise buildings are confined to the context area, and generally occupy bayview sites west of Bay - shore. Nine structures/complexes are currently established, almost all of which are 47 feet or higher in height. The general appearance of the study area is one of open areas and medium height building clus- ters, none of which exceed 55 feet in height, the height of the Coconut Grove Exhibition Center.`` it is desirable, unless zoning designations change, to maintain this image and enhance its attractiveness and accessibility to public users. Whenever possible, high rise (over 55 feet) deve- lopment should remain donfined to the north and west of Bayshore Drive. DIFFICULT PEDESTRIAN & BICYCLE ACCESS- MONTY TRAINER'S TO KENNEDY PARK 410 U am, 0 .as .II -.1.Jll..,.. I I, 111 A 11111 11111ol I I 3mi EXISTING INFORMATION & GRAPHIC SYSTEM STREW FURNITURE A LIGHTING The existing information and graphic system, street furniture and lighting all suffer from major deficiencies. There is a concentration of lighting in the area surrounding the Coconut Grove Exhibition Center and where McFarlane Road meets the bay. Other areas in general lack appropriate lighting while the exist- ing lighting system is not all of the same type or quality. Graphic signage in terms of directions, regula- tory and general information lacks design quality, locational rational continuity. Existing street furniture is randomly placed and does not help in creating a sense of place or a continuity of image. At the parks, picnic tables and benches are erratically placed, while the bus - stop areas lack covered shelter. The location of existing garbage collection dumpsters is not very aesthetically pleasing. In all cases these are placed with no screening, in rights of ways or directly on the parks without any provision for the sanitary treatment of the ground area (i.e. concrete pads). 3.19 ENVIRONMENTAL ANALYSIS } Y Subject: Existing Conditions A comprehensive review of the project site has reviled a number, of overall problems. Generally there has been a lack of maintenance which has resulted in an accumulation of trash, decaying seawall and a decline in the overall appearance of the area. In the following pages a detailed description of the existing condition is illustrated. UNSCREENED GARBAGE DUMPSTERS LEGEND � ZONE A•14- AREAS OF 100 YEAR FLOOD#BASE FLOOD ELEVATIONS ZONEV-14 AREAS Of 100 YEAR FLOOD WITH VELOCITY (WAVE ACTION) . ZONE B- AREAS BETWEEN LIMITS OF THE 100 YEAR FLOOD AND E00 YEAR FLOOD i ONE V- 14 100 YEAR FLOOD PLAN ENVIRONMENTAL ANAL t 1 ilk1k ■ 1 G w PEACOCK PARK t n 0 � o p I 9j© 49 ar/■ COCONUT GROVE SAILING CLUB NORTH A. Basketball* tennis and other play equipment in good condition. There is evidence of erosion under the play equipment. 0 B. canopy cover in this area is very good. The canopy is made up of Live Oak, Gumbo► Limbo, Hango, Banyan and several Royal Poincianas. The shade prevents growth of lawn. There are benches placed at random which get a great deal of use. C. There is severe erosion along the pavement edges of both the building and the sidewalk. D. This area is low and ponding occurs during heavy rains. E. The shelters are simple and in good repair. Access is across turf areas which are showing signs of erosion due to foot traffic. F. Shoreline is a natural slope and the waters edge is full of debris. G. The shoreline has been riprapped with boulders which is a collection point for trash and floating debris. ENVIRONMENTAL ANALYSIS ZT,11 TT 000 �_7� � -7- Mail, Ala COCONUT GROVE $AILING CLUB 0-1- A C 0 BISCAYNE SAY Z4 If MW A. The parking lot is.surfaced with dirt and gravel. The lot is not well defined and licks organization. Drainage is across the lot to the shoreline and directly into the water. B. This is an open space area with no committed activities. There are several large trees and some shelters. The shelters are in good condition generally. Maintenance to the area appears to be minimal. C. The shoreline in this area has been left in a semi -natural condition. There is no seawall. The lack of maintenance has allowed a large quantity of seaweed and other miscellaneous debris to collect in this area. D. The boat launch ramps seem to be in excellent condition. 11� 60 =,A To AYNE 8 NORTH U Lo W 2 Cr o z W z n A. Pan American Drive has some very old Royal Palms which are in good con- dition. '"he balance of the plantings. are in poor condition. B. Large Melaleuca trees. C. Area adjacent to street is open with a few large trees. D. Planting on architectural berms has declined so much that most of the material is dead. E. Parking lot has many trees which are in poor condition. Many ground cover areas have had 40-60% die back. Tree cover is very poor. F. Pedestrian and seating areas have a great deal of plant material which is dead. ENVIRONMENTAL ANALYSIS DROVE KEY MARINA BISCAYNE. BAY a A. Parking is on loose surface and not well.' defined. The trees which exist were not planted for this area. Rather the park- ing has happened around the trees. There is a great deal of litter and surface debris in evidence. There is no screen- ing between the traffic, parking and boat storage (A-1). B. Existing planting of large Australian Pine. C. Street planting consists of Black olive trees. These are planted in land- scape areas•which vary little space be- tween the road paving, sidewalk and fence for the boat storage areas. D. Chart House restaurant. The seawall and water front walk are in good condition. Landscape material is minimal and is being maintained at a good level. The trees on the west parking lot (D-1) show extensive damage due to improper use of string edgers, (weed eaters). E. View from outdoor seating area to the Northside of City Hall building is of a poorly maintained area consisting of grass, benches in bad repair and a fish cleaning area. F. This area has one stand of Mangroves. The shoreline consists of rubble and trash. I� 7a" gi�.inu.r.�- .�... .. ..__,:..... .....�....rSSiat4Nu�ril6+l�ii ., �.. •-. W. ENVIRONMENTAL ANALYSIS SOUTH SAYSHORE DRIVE ow L� BISCAYNE BAY 72 A. Streetscape planting is poorly organized due to dying plant material and plants which have been added over the years. B. Ramp in good condition. C. Debris in water. Seawall in good condition. D. Trees in parking lot are in good condition. Ground cover is in poor condition. ENVIRONMENTAL ANALYSIS SOUTH RAY$HORE DRIVE ;; o A i CORALJEREEF BISCAYNE . BAY NORTH N { N. A. Mangroves are well established. B. Seawall in poor condition. C. Seawall and walk in poor condition. D. Walk has been underminded and is falling in. E. Parking lot is unorganized and in poor condition. F. Pool and remmenants of old estate are still on site and have been filled in. G. Streetscape planting poorly organized due to dying plant material and plants which have been added over the years. ENVIRONMENTAL ANALYSIS " In J 1:9 14 PHOTO q BISCAYNE BAY NORTH -A A. Draingge slough is filled With Ilan xrn"s. The water flow is from st6rm'drainagep and tide action. B. The shoreline at the discharge area consists of rubble and debris. It is in poor condition. C. Mature stand of Australian Pine- D. volleyball facility is not in good condition. E. water is very shallow. Mangroves are well established on shoreline. There is a large amount of trash and debris in the water. ENVIRONMENTAL ANALY818 --& DRIVE nil, s�Ysc a�� --- - - - 'MOCAYNE SAY NORTH n A. Areas adjacent to Kennedy Park are residential. B. Seawall and dock facilities on N. side of waterway are not of high quality. This boating activity even though interesting, is not an asset to the park. Shoreline on the park side of waterway has no seawall and very little natural vegetation. The mature vegetation is mostly Australian Pine. C. Parking is not well organized. Surface is asphalt, dirt and gravel. Not well maintained. D. Primary open field play area. Walking, jogging and frisbee are the principle activities. Canopy is Australian Pine with some Seagrape at East edge of park alona the shoreline. E. East shoreline has severe erosion. Broken concrete and debris has been used in an attempt to slow the erosion process. 79 S: ENVIRONMENTAL ANALYSIS Deeper water this area BISCAYNE BAY Island is covered with Australian Pine and some Mangroves on .th�is side Good beach on this side of island Boat repairs are being done on this beach. This activity is being screened by the vegetation on the island from public view. NORTH @ ie BISCAYNE 'BAY bead beach Australian Pine very shallow water im ENVI ONME TAL ANALYSIS Deeper Water in this area. Austrailian Pine and some Seagrape Good beach and shallow water in this area. PHOTO A Z� There are boat wrecks and apparent repairs going on in this area. BISCAYNE SAY PHOTO S Z�1 NORTH P�o 77 i iiii II III v,i I II °I 14 11IIIIvI'I"'ll'111111?roll 1 I'i'l ll!41Pro111}Iwo 111111'17'�!}711!S:a•;i:f°.r�t' .. . - ..--,.-_ ._-_ OF _ a 4 ANALYSIS �N ply .ENVIRONMENTAL A. The islands are predaiminantly .cam ` with Australian pine. "ere area few ' Seagrapes and `Coconut l�a2 as: PHOTO B. There are a few picj3da tablesexisting'' on the .island at' -the present tims<. Good beach area on this side of the island. 0 Very shallow S18CAYNE SAY NORTH 3.20 EXISTING PARKING CONDITIONS The primary purpose of this section is to ascertain the existing parking space supply and utilization as well as to establish the existing parking demands of the project site. Field studies included an inventory of the existing on -street and off-street parking supply as well as observation to determine the existing park- ing utilization. The resulting data was tabulated to present an overview of the existing parking space demands and requirements. 3.20 A PARKING CHARACTERISTICS in evaluating existing parking operations and planning for future needs, it is necessary to det- ermine habits and characteristics of drivers. These characteristics within the study area were determined from measured observations and personal interviews with patrons cognizant of the parking problems in the area. Many factors motivate the driver's selection of a parking space. These include the availability of a space near his primary destination, purpose of trip, time of day, traffic.regulations in the vic- inity -of parking facilities, walking distance to his destination, parking fees, and traffic access. 3.20 WMAIN DINNER KEY SITE- PARKIN4 For the purpose of this study, the "Main Dinner Key Site" is defined as the area including the athihition Hall, Dinner Rey Landing, Dinner Key Marina and the Miami city Hall. (see shaded area on Fig. T-1). T-I MAIN DINNER KEY SITE W 70 Since major fluctuations in parking demand by activities at the Exhi- are directly influenced was bition nto•ac ountithreee possiblescenarios: taking Scenario I (highest plarking demand); This condi- wring one of the tion assumes a par ing nee four major yearly events at the Exhibition Hail (i.e. Some Show) with concurrent maximum usage marina related and CityHallfacilities. of ainFig- ure T-2 shows the supply, deficiencies using Scenario I conditions. Scenario II (medium arkinq demand); This condi- an average size tion re ects t e nee s wring Hall and average usage of event at the Exhibition and City Hall facilities. Figure T-3 marina illustrates the resulting Scenario II conditions. Scenario III (low arkin demand); Assumes a non - at on low afacilities. as well as(See event y usage ofmarinaeand CitylHall Figure T-4). it should be noted that since Scenario I 16 conditions hardly ever occur (there are only event -days of this type), it would be very yearly costly and highly impractical to base a parking need study on such an unusual occurrence. Even though Scenario III conditions are rather common AMIL (there are 180 yearly non-event days at the Exhibit Hall), we feel that they still do not represent the true parking need for this area. on the other hand, Scenario II conditions give the real existing parking albetter indication of needs and are more representative of the actual parking demand. Table T-1 shows the results of the analysis. 40 FIG. T:Z EXISTING PARKING # " _ — (SCENARIO 1) g- SUPPLV 0- OEMAND Even though a net deficiency of 188 parking spaces is shown for Scenario II conditions; this number does not reflect the availability of over- flow parking at the two vacant lots on either side of Pan American Drive, fronting South Bayshore Drive. These lots have the potential of providing an additional 200 or more parking spaces. Regard- ing these lots; it should be mentioned that occu- pants, visitors, and employees of the hotels and office buildings across the street on South Bay - shore Drive make extensive use of these lots for parking purposes. Visual inspection on several occasions revealed that up to 70 vehicles were parked on these lots. This trend will probably continue and augment with the opening of the new Grand Bay Hotel and Grand Bay Office Tower. Figure T-5 shows the existing parking supply and demand information for the complete study area. Scenario II conditions were used for the "Main Din- ner Key Site" area. 3.21 EXISTING TRAFFIC CONDITIONS There are two principal routes of access lead- ing into Dinner Key, South Bayshore Drive/McFarlane Rd. and S.W. 27th Avenue. Figure T-6 shows exist- ing traffic volumes along these major facilities. The volumes along South Bayshore Drive are rather high partly as a consequence of the inability of South Dixie Highway to carry its share of regional traffic. Most of the traffic now using this faci- lity during the morning and afternoon peak hours neither originates nor is destined to Dinner Key for even Coconut Grove) but rather to and from loca- tions to the north and south of the study area. Therefore, widening of South Bayshore Drive to a .four lane section from Aviation Avenue to the northern project limits would, at best, result in a very linited improvement in the traffic flow along the project corridor. Even though the traffic along S.W. 27f.'h Ave- nue is also high, there are definite plans to widen this facility from S. Bayshore Drive to U.S. 1. Care should be given to urban design considerations such as appropriate landscaping, lighting and street furniture, given the importance of S.W. 27th Avenue not only as a major link between the Coconut Grove Rapid Transit Station and Dinner Key; but also as a gateway into Coconut Grove. The existing traffic volumes along this section of S.W. 27th Avenue are rather constant throughout the day and do not exhibit very pronounced peaking character- istics. ......- U.M. PWONAW town"& t .1...A1... r. ". -on"" sf. 018.4009. wUlr.l.. w, 4 w ma so M . mom$ .,..M . +.�.. ..0 12..M s .LIa.». MM ■ • .M LL. t71 M 30 U.. t. - .l...r f. .. M M . ! 1. 16 17 ........lr iy U.U-....lt.■ us 1.9 1...... 11.. US+.w. 14 0 . iM saw to . 7% M ..R aft. 1...t "n Mt•.t .11.. in" ""a . im "As". M n...11 'M Noun IN — +..... .rl. +.w . x.tn. +.•. In a Lam. MOM u. .M ... 30 - a 17. 71 w .qlq... +left 1M •aw••• •. lw .t 4w"%» 1.1 .•••u•• . 1.1 ......n........1,.•••l•l• .......wl.tl.. .........r... L....lw. +mu t....r. 1M..MQ.3. 1» wW..n . n to 1.1 "nftftW 11 Ww no ■ .....l .....l- ...•. 1» wsl. .."P. .t • O .p.•. M y.... 1./1.1 . 17. 1..I•U1 " 1.. 7R.Y on i 1 .M U.. • FIGURE T-5 7 43 � k 5 }e 3.G The location of existing.utilities are always an important,factor in ahy consideration of future isproV*MsUts within :.a site. Figure-T-? shows the existing utilities within:. the.'project area. it abould be emphasised that these are only the "major" or most critical Utilities and by no meansrepresent the totality of all''existing utility lines. Information,00vering.these utilities was ob- tained through detailed inspection of.available Utility maps for the area. These maps revealed that no serious utility conflicts associated with the proposals in this document are expected during the construction stage. I ate. � d I c SECTION a: MARKET ANALYSIS A. 1 DINNER KEY RETAIL POTENTIAI, The total population of Dade County was esti-- riated to be 1,739,000 in 1982, an increase of 471,200 persons or 37,2 percent since 1970. Be- tween 1970 and 19800 Dade County experienced an increase of 358#000 persons or 28.2 percent. Esti- mated annual growth peaked at 6.5 percent between 1^980 and 1981, but fell sharply to only .4 percent between 1981 and 1982. The total number of households was estimated to be 609,800 in 1980. This represents a total increase of 168,100 households or 38.1 percent over the 1970 estimate of 441,700 households. The number of households was 645,500 in 1982, an increase of 5.9 percent from 2980. National trends over the past decade have indicated a decline in the overall average house- hold size. However, there has been a correspond- ing increase in the number of households, many headed by females and young unmarried adults. These trends are also evident in the !Miami area, where the formation of new households has been increasing at a rate of growth faster than the population -- 42.5 percent for households, as coapared to 28.3 percent for population -- between 1970 and 1980. This substantial increase in households can be attributed in part to the fact "that the average household size dropped from 2.91 t .2.64'during the same -period. Table 1. POPULATION AND HOUSEHOLDS, DADE COUNTY Po ulation Households Annual Annua Year Number CTiange Number 5-ange 1970 1,267,800 - 441,700 - 1971 1,310,000 3.3% 449,900 1.91 1972 1,362,000 4.0% 483,200 7.4% 1973 11416,000 3.91 508,100 5.28 1974 1/4428000 1.8% 512,800 0.99 1975 1,4521000 0.7% 543,800 6.18 1976 1,4731000 1.4% 549,600 1.11 1977 1,501,000 1.9% 552,500 0.58 1978 1,528,000 1.8% 559,400 1.3% 1979 1/566/000 2.5% 568,400 1.6% 1980 18625,800 3.8% 6098800 7.3% 1981 10732,000 6.5% 652,000 6.9% 1982 1,7391000 0.4% 645,500 1.0% Sources: U.S. Census, 1970 and 1980; Annual Housing Survey, 1975; Dade County Planning Department; and Hammer, Siler, George Associates. 07 _ x Table 2. TRENDS IN POPULATION AND HOUSEHOLDSs, AGE DISTRIBUTION Comyo1970-1982 b• Year Population Averaae Households HouseEol -Size The -median age of Miami .area residents,, 34.8 , years, is consistent with..:, the rsedla�t ages, of � 347 1970 1,267,000 4280100 2.91 .; years statewide and slightly higher tbie nat, 1975 1, 452, 000 509, 800 2. wide median age of 30.0 years. 1 Hegiwa&q Tarot �- age of 35, the percentage ;oes f plder,r e�nts 1980 1,6266000 609,800 2.64 increasingly larger than tti 'national percentage*,.. 1982 16739,000 60900 2.6 ranging from a variation of .6'percent in the 39-- to Change 44-year-old group to 4.4 percent in the age group over 65. This is to a large extent attributable to 1975 NRE er 184,200 81,700 the large percentage of retirees who reside,in Percent 14.58 19.18 Miami, and in the State of Florida in general. In fact, Miami's age distribution is similar to that of the State with the exception of the 65 and overage Chan a group, which comprises a larger percentage for the 975-1980 State. N er 1740000 1008000 Percent 12.0% 19.6% Table 3. DISTRIBUTION OF POPULATION BY AGEMIAMI- POLITANAREA, STATE OF FLORIVAg. AND Change UNITED STATE5j,1980 1980=1982 Nu er 113,000 35,7000 State of United Percent 7. 0% 5. 9% Age Group Miami SMSA of�T-3air g- t3- -Ems Source: U.S. Census, 1970 and 1980; Annual Housing 0-9 12.1• 12.2% 14.51 Survey, 1975; and Hammer, Siler;, George 10-19 15.3% 15.4% 17.4% Associates. 20-24 8.2• 8.3% 9.40 By 1982, household size had inched up to about 25-34 14.80 14.50 16.40 35-44 11.80 10.60 12.30 2.69 persons per household. This may in part 45-54 11.5% 10.3% 10.10 reflect a doubling -up of families created by higher 55-64 10.6% 11.41 9.6% housing costs and recessionary factors such as 65 and over 15.7% 17.3% 11.3% unemployment. Median Age (yrs) 34.8 34.7 30.0 Source: U.S. Bureau of Census, 1980. +sa IS I i i I In Miami alone, the largest concentration of population is in 'the SS and older age group, 15.7 percent. The next largest concentration, 14.8 pereent, Is between the ages of 25 and 34. Of the total Mimi metropolitan area population, 76 percent is 18 years of age or older. HOUSEHOLD POMATION The average household size in 1980 was 2.64. Of the 609#800 households in Dade County, 32.3 percent contained 2 people, 26.3 percent were single -person households and 41.1 percent contained three or more people. Table 4. HOUSEHOLD SIZE, DADS COUNTY, 1980 Household Size Number Percent of Total 1 160,400 26.3% 2 197,000 32.3 3 1000000 16.4 4 78,700 12.9 5 40,200 6.6 6 or more 33,500 5.5 Total 609,800 100.01 Average Household Size = 2.64 Sourcess U.S. Bureau of Census, 1980 and Hammer, Siler, George Associates. The relatively large share of single -person households may be a reflection of the high ,iomposition of senior citizens in the population -dxw however, within younger age categories it may represent a potential retail market for Coconut Grove when also taking income into account. RACIAL COMPOSITION There has been a substantial shift in the racial composition of Dade County over the past 10 years, due largely to the massive influx of immi- grants from Cental and South America. Since 1970, the Latin population has increased by 100..8 per- cent, while the black population has increased by 45.3 percent and the non -Latin white population has declined by 2.8 percent. Latins comprised 36 percent of the population in 1980, up from 23 percent in 1970. The black population increased slightly from 15 percent of the population in 1970 to 17 percent in 1980. However, during the same period, the non -Latin white population as a percentage of the total fell from 62 percent to 47 percent. Table S. RACIAL COMPOSITION OF POPULATION DADE COUNTY, 1970-1980 1970 1975 1980 Number $ Number % Number % Non -Latin White 786*000 62% 769,600 539 764,200 47% Latin 291,600 23 4640600 32 585,400 36 Black 190,200 15 217,800 15 276,400 17 Total 1,2671800 100% 1,452,000 100% 1,626,000 100% Sources; U.S. Bureau of Census, 1970 and 1980; Metro -Dade County Planning Department; and Hammer, Siler, George Associates. as Of particular significance to the Miami area is the increasing impact of the Latin community on the local ec9nomy, as reflected by the following : statistics- o The Latin population is estimated to be 785,100, an increase of nearly 200,000 or 34.1 percent since the 1980 Census. o There are currently 232,278 Latin house- holds in the County, representing 36.1 percent of total households. o Average family size is 3.4 persons. o Nearly 30 percent of the heads of house- holds hold white-collar jobs. o Average household income is $23,244, consistent with the overall average of $23,335. This represents $5.4 billion in total household income for the Latin community alone. A. 2 INCOME Average household income for the Miami metro- politan area was $23,335 in 1979, which was higher than both the state average of $19,574 and the nationwide average of $20,373. At the time, 6.1 percent of Miami's households earned $50,000 or more, as compared with 4.3 percent and 4.6 percent for the state and nation respectively. i Source: 83 Dade Latin Market Strategy Research Corporation. to However, the largest concentration of households, 32 4 t --A less than $10'000 percen , a , Table 6. PERCENTAGE DISTRISM011 CW 80011E801+D STATE OF FLORIDA, JWD UNITED STATM, 1979 State of United Income Miami SMSA i+�TorTda tates Less than $10,000 32.4% 32.71 29.11 $10,000-$14,999 15.4% 17.5% 15.41 $15,000-$24,999 24.41 25.51 26.5% $25,000-$34,999 13.71 13.21 15.8% $35,000-$49,999 8.0% 6.81 9.61 $50,000 or more 6.19 4.3% 4.6% Mean Income $23,335 $19,572 $20,373 Median Income $15,691 $14,930 $16,930 Source: U.S. Census, 1980. The total number of households in the Miasi metropolitan area earning less than $10,000 dropped 26.9 percent between 1970 and 1980, while the nuak- ber of households in the $15,000 to $24,999 range nearly tripled. The most significant shift, how ever, occurred in the group earning more than $25,000. The number of households in this group increased by nearly 660 percent, from 22,200 in 1970 to 168,500 in 1980. The percentage distribution of households by income shifted as well. in 1969, tht number of households earning less than $10,000 was 62.9 percent, while only 5.2 percent earned $25,008 or more. By 1979, the number of households e4ra1109 I I� �I III,IIi,I less than $10#000 fell by nearly one-half to 32.4 percent, while the number earning $25,000 or more increas�ad significantly to 27.8 percent. it should be noted, however, "that much of this phenomenon was due to the inflationary impact of the economy on wages. Table 7. 'TRENDS_IN TOTAL NUMBER OF HOUSEHOLDS BY INCOME MIAMI MBTROPOLITAN AREA, 9_69-1983 1969 1975 1_979 1„983 Income Grow Zes` tFn�0,000 268,900 240,000 1960700 119,600 $10,000-$14,999 84,900 97,500 931,500 109,700 $i5,000-$24„999 52,100 107,900 148,000 142,900 $25y000-$34#999 11,900 34,300 82,800 106,300 $3%000449,999 - 1/ - 1/ 48,600 93,100 $SO,000 and over 10,300 30,100 3709,,800 37 100 6 93,100 664,700 Total 428,1o0 Percent Distribution ss than 110,F50062.8 47.1 32.4 18.0 $10.000-S14#999 19.8 1911 15.4 16.5 $15,000-',240999 22.2 21.2 24.4 21.5 $25,000-•34,999 2.8 6.7 13.7 16.0 $35,000- 19,999 -1/ -1/ 8.0 14.0 $'S0,000 id over 2.4 5.97 6.1 14.0 If T' :se figures are included in the next higher category. i Sources U.S. Bureau of Census, 1970 and 1980; Annual Housing Survey, 1975; and Hapmer, Siler, George Associates. There have also been significant shifts in the distribution of household income since 1979. As indicated in Table 7, the number of households earning less than $10,000 has dropped 39.2 percent, i while the number of households earning over $500000 more than doubled, rising from 37,100 households in 1980, to 93,100 in 1983. Likewise, the number of households earning between $35,000 and $49,999 nearly doubled, increasing by 91.6 percent. While almost one-third of the households earned less than $10,000 in 1979, only 18 percent earned less than $108000 in 1983. The percentage of households earning between $35,000 and $49,999 grew from 8 percent to 14 percent, while the percentage earning over $50,000 doubled, from 6.1 percent in 1980 to 14 percent in 1983. It is important to note, however, that although household incomes have been shifting upwards, there has been minimal real income growth. Rather, much of the income increase, particularly for the lower income groups, can be attributed to inflationary factors. A. 3 EMPLOYMENT TRENDS AND PROJECTIONS In early 19820 Dade County•s labor force totalled 823,400, the largest over the past decade. Of these, 752,900 were employed, reflecting an unemployment rate of 8.6 percent. Though the total civilian labor force has grown by 6.3 percent since 1980, the employed population has increased by only 2 percent, while the unemployed population has grown by 53 percent. Since 1970, unemployment was lowest in 1970 and 1973, with 4.1 percent for both years. Unemployment peaked at 12.6 percent in 1975 and fell steadily to 5.9 percent in 1979-1980, after which it started to climb again. *I DA 92 This increase in unemployment can be partly attributed to substantial population changes during that time. Specifically, more than 100,000 Cuban and 'Haitian refugees migrated to the County during that time period alone. Table 8 reflects employment trends over the past decade. The graph following Table 8 illustrates the fluctuating unemployment rate during the same period. Table 8• AND LflYMENTATCRENDSR DAUE COUNNTY, r-970-1982 Civilian or Unem- Unem- ployment near Force Employment 2 ent Rate 970 542,000 559,000 520,000 530,000 22,000 29,000 4.1% 5.2% 971 972 593,000 560,000 588000 33,000 25,000 56% 4.1% 973 974 613,000 649,700 599:600 50,100 7.7% 975 673,200 673,100 588,700 606,100 84,500 67,000 12.6% 10.0% 976 977 681,700 621,100 639,800 60,600 48,200 8.9% 978 97g 688,000 708,700 667,100 41,600 5.9% 980 .981 784,400 738,000 762,600 46,000 55,600 5.9% 6.8% 1982 11 818,200 823,400 752,900 70,500 8.6% Table B. CIVILIAN LABOWIMI= AN�, , 1continued} Civili-Laboran lit Unem- Year orce EmP p�ment Change 1-97 975 Number 131,200 68,700 62,500 Percent 24.24 13.21 284.11A 1975-1980 Number 111,200 149,300-39,500 Percent 16.5% 25.40 - 48.6% 1J Through !March 1982. Sources: Dade County Planning Department and Hammer, Siler, George Associates. The County's official unemployment rates probably understate the true extent of the unemployment situation due to the very nature of the tracking process. Generally, unemployment estimates are derived from three basic sources -- Unemployment Compensation (UC), the Current. Population Survey (CPS) and voluntary employer reporting. A large percentage of recent refugees 60 not have sufficient wage credits to qualify thew.for unemployment compensation and would therefore not be counted in Unemployment Compensation records. The Current Population Survey estimates are.based on a small sample of Florida households and are subject to significant statistical error. The third source, voluntary reports, misses all but those refugees previously employed by large firms. � 5 P I�� Il��Ii�IIIII�w� Local analysts who monitor the refugee unem- ployment problem closely estimate that joblessness among this group represents an additional four perawt above the official County unemployment rates. A. 4 LABOR FORCE CHARACTERISTICS Total employment in the non-agricultural sectors of the Dade County economy increased by 210,160 jobs between 1970 and 1980, a 41.7 percent increase, as Table 9 shows. The strongest gains occurred in the industry sectors of services, whole- sale and retail trade, and government. Those private sectors of the economy which create demand for various types of office space -- finance, insurance, and real estate (F.I.R.E.); business services; medical professions; and others -- increased approximately 52 percent during this period. Table 9. NON-AGRICULTURAL EMPLOYMENT, DADE COUNTY, 1970-2000 Number of Employees 1970 1980 1985 1990 1 00 Contract Construction 33,730 41,960 50,010 56,860 63,310 68,120 Manufacturing 75,380 103,720 124,640 143,910 162,790 180,910 T.C.U. 1/ 55,490 71,720 84,640 95,940 106,520 116,140 Trade 140,510 182,890 225,440 242,520 267,290 289,220 F.I.R.E. 2/ 40,630 54,660 66,170 75,510 84,420 92,690 Services - 116,240 183,410 229,510 273,620 320,550 369,630 Government 57,600 96,200 113,700 229,700 144,700 158,700 Other 3/ 3,560 6,740 9,270 10,100 10,800 12,400 Total Non - Agricultural Employment 523,140 741,300 892,380 1,028,260 1,160,370 1,286,810 1/ Transportation, communications, and utilities. 2/ Finance, insurance, and real estate. '5/ Includes mining and other non -classifiable employment. Sources: U.S. Department of Commerce, CountX Business' Patterns 1970 and 1980; U.S. Department of Labor# Bureau o Labor Statistics; and Hamner, Siler, George Associates. 94 I F! Table 10. POPULATION-TO-RNPLOYMT RATIOS ; DADE :' The large increases in the number of persons po lstfo0'�0` employed in the services, as well as in a wholesale Year Population ftyloyment Bart o and retail trade, reflect the nation-wide trend""' toward a service -oriented economy. Such an economy 1970 1,267,000 523,1 is generally characterized by employment gains 1980 1,626,000 741* 300 2.20 = following growth in the population rather than the 1985 1,854,000 892,380 2,.19 population moving to new jobs markets, as in 1990 2,019,000 1,028,I60 21Wk manufacturing -oriented economy. 1995 21161,000 1,160,370 1.90, 2000 2,279,000 1,286,810 1.80 In recent years, the ratio of total population f to total non-agricultural employment (population- Sources: U.S. Bureau of Census, 1970 and 1980p II.& to -employment ratio) has decreased gradually as new Department of Commerce, Count Business jobs were added at a faster rate than population. I ft j pop Patterns 1980 and 1980f��. The population decreased as a proportion of the oLabor, Bureau of Labor Statistical sires number of jobs from 2.4 in 1970 and 2.2 in 1980, as Hammer, Siler, George Associates.. shown in Table 10. During the coming years, this ratio is expected to continue to decrease as new Total non-agricultural employment in the service businesses, retail outlets, industries, County is projected to reach 18028,160 jobs by financial institutions, and professional firms are 1990. By 2000, total non-agricultural employment. established to serve the growing population and as will reach approximately 1,286,610 jobs. he share of non -workers in the population iminishes. A. 5 POPULATION AND INCOME PROJECTIONS It is estimated that Dade County population will be nearly 1.9 mullion by 1945. This repre- sents a 17.2 percent increase from 1..6.uillion in 1980. From then on, population.increases slaw to 10.6 percent.between 1985 and 1990,: 7.9 percent between 1990 and 1995, and finally, 5.6 percent between 1995 and 2000. Throughout the projection period, population is expected to increase by 22.9 percent. As average household.size begins to level off at approximately 2.5 by 1995, the percentage increase in the number of householft will -.be less than in past years. Between 1985 and 1990, 94 Y .• i households will increase by 10.6 percent, 7.9 percent between 1990 and 1995 and 5.6 percent between 2995 and 2000. Table 11. POPULATION AND HOUSEHOLD PROJECTIONS DADE D CITY OF KIM, 1985-2000 1980 1985 1990 1995 2000 lade County ?uL tion in households) 1,626#000 208548000 280198000 2,161,000 2,279,000 buseholds 606,800 7240000 801,000 8648000 912,000 households) 347,000 419,600 441,200 475,500 501,400 buseholds 134,000 163,900 172,100 185,700 196,600 -Scarcest Metro -Dade County Planning Department, and Hammer, filer, George Associates. Table 11 indicates population and household projections for Dade County through the year 2000. Table 11 also provides population and household estimates for the City of Miami as a specific subarea of Dade County. Estimates of household income have been made .-or 1985 and 1990 as shown in Table 12. Because nonstant 1983 dollars do not incorporate variable nfiationary factors,'these household estimates are conservative, but are useful in analyzing household .noose trends over the next several years. Once nflationary factors are available for calculation, •.hanging the income figures to 1985 and 1990 dollars will cause the income figures to shift upward, moving households into a higher income bracket as the dollar decreases in value. Table 12. PROJECTED HOUSEHOLD BY INCOME GROUP MIAMI METROPOLITAN AREA1983-1990 1983 Constant Dollars) Less than $10,000 1983 119,600 1985 130,200 1990 144,200 $10,000-$14,999 109,700 ll9,500 132r200 $15,000-$241999 142,900 155,700 172,200 $25,000-$341999 106,300 115,800 128,200 $358000-$49,999 93,100 101,400 112,100 $50,000 or more 93,100 101,400 112,100 Total 664,700 724,000 801,000 Source: Hammer, Siler, George Associates. A. 6 ANALYSIS OF RETAIL DEVELOPMENT POTENTIAL. The Dinner Key Trade Area is a sub -set of the Dade County metropolitan market. This analysis is a preliminary analysis which has been undertaken to estimate the longer range retail potential for the area. In conducting the analysis, our focus has been on the support possible from consumer expenditure potential but has not included equally important elements such as land availability for development, parking, the capacity of local transportation net- works to support such development and a host of other factors. Because these factors have not been considered at this time our findings should not be interpreted as recommending levels of retail development. ss TRADE AREA DEFINITION For purposes of this preliminary analysis a general trade area was defined. This general trade area consisted of a primary area which was within a ". 10 minute driving time to the Dinner Key area, and a secondary trade area which required a driving time of between 10 to 15 minutes. This general trade area for Dinner Key includes sub -areas 5.2, 4.38 1.2, 4.6, 4.7, 5.1 and 5.6, and is shown in Figure 1. on the following page. HOUSEHOLD INCOME PROJECTIONS Currently, HSGA is estimating that households within the general trade area will increase from 153,086 in 1980 to just above 203,000 in the year 2000. This increase will result due to both increases in population and decreases in household size. Table 13. HOUSEHOLD AND INCOME PROJECTIONS DINNER KEY TRADE AREA, 1980-2000 Average Total HouseTiold HouseKold Year Households Income Income 000 1980 153,086 $20F850 $3,191,843 1985 165,586 $25,940 $4,295,300 1.990 178,086 $27,450 $4,888,460 1995 190,586 $29,460 $5,614,663 2000 203,086 $30F550 $6,204,277 Source: Hammer, Siler, George Associates. 96 u ! I I III � ICI III II.II �� tl l6�i I II yy .ill III I !� i Ili JillII v w; I,IEI,Il,I I.. J Table 14. RESIDENTIAL EXPENDITURE POTENTIALS BY CATEGORIES. DINNER KEY TRADE 20OG (000s constant 1953 VollArs) At time same time, average household income Category 1980 1985 1990 199S 2000 will increase from approximately $20,950 in 1980 to Shopper's Goods $30i555 in the year 2000. Total household income Department is expected to leap from approximately 3.2 billion Store S 280,682 $ 377,896 S 430,184 $ 494,090 $ 54S,976 in 1980 to 6.2 billion in the year 2000. Apparel c Accessories 124,906 154,630 175,845 202,127 223,353 Home Furnishings 124,481 167,316 190,649 218,971 241,966 This tremendous base of household income has Other Shopper's ! major implications for retail development in the Goods 82,987 111 677 127,099 145 981 261,311 Dinner ley Trade Area. The extent to which Dinner Subtotal 33,061,169 $T;i 2,609, ley can capture some of the sales potential Convenience Goods generated by this income is of course problematic, Groceries 609,642 $ 820,402 $ 933,695 $1,072,400 $1,18S,016 many variables as they relate to capture must be Other Foods 6,383 8,590 9,776 11,229 12,408 taken into consideration. Drugstore 95,75S 128,859 146,653 168,439 186,1291 Liquor Store 41,493 55,838 63,549 72,990 80,655 Other Convenience Z"ENDITURE POTENTIALS BY CATEGORIES Goods 51 069 68,724 � 99,934 2 8 99,268 Subtotal $ 604,342 $1,089,413 . . . . 599 . , Table 14 indicates that based upon our analy- Eatins sis of households and household income trends the -and- Drinking $ 255, 347 $ 343,624 $ 391,076 S 449,273 $ 496,342 Dinner Key Trade Area had a shopper's Goods poten- tial of better than $600 million in 1980 which will Total $ii;� 3`%'f:+ grow to a $1.2 billion market by the year 2000. Source: Hammer, Siler, George Associates. The eating and drinking market for restaurants and other eating and drinking establishments was $225 million in 1980 and is expected to approach 500 million by the year 2000. While only certain aspects of the convenience market may be suitable for Dinner Rey, this market was over $800 million in 1980 and is expected to exceed 1.5 billion'by the year 2000. DINNER KEY SALES PbTENTIAL FOR SHOPPERS GOODS Ina preliminary analysis, assumptions must be made with respect to the potential capture assuming normal competition, quality retail development projects with adequate or superior public access and parking# as well as an effective mix of i' merchandise. `'fir 7"",t.,, , a,._.,., .._.. _........ .....,,... � . ...... „..�r......A....,..,_. i Table 15. DINNER KEY TRADE AREAS SALES POTENTIAL FOR SHOPPER'S GOODS s onstant 1983 Dollars) Consumer Source Share 1980 1985 2990 1995 2000 Trade Area Residents Tourism Inflow Total 201 $120,651 $162,343 $184,755 $212,233 $234,521 10% 60,325 81,171 92,377 106,116 117,260 8% 1/ 48,260 64,937 73,902 84,993 93,808 $229,236 $308,451 $351,034 $403,242 $445,589 1/ Office employees included in inflow potential. Source: Hammer, Siler, George Associates. 1 i� �lall,�'1I,61I IIiJEL,4l��a�.l; �.� � I Table 15 above indicates that if those cri- teria could be met the Dinner Rey Trade Area could capture approximately $300 million in shopper's goods sales by 1985 and approach $450 million by the year 2000. The assumptions in Table 15, however, assume a tourism market which has not been very strong in several years, nor does it include an assessment of changes in current shopping patterns which would have to be achieved in order to fulfill the potential capture rates established. Table 15 therefore represents the outside potential assuming retail developments which would be highly competitive within the Dade County market. A. 7 DINNER KEY. EATING AND DRINKING SALES POTENTIAL Eating and drinking establishments constitute a key element in defining an image for the Dinner Rey trade area. Table 16 below provides an estimate of the nsales potential for eating and drinking based upon C. current estimates of household formation and income trends. e to Table 16. DINlIER KEY TRADE AREAS EATING NO DRMIM SALE's !!OTlJIML, a Umstant 1953 WII*rs) Consumer Source Trade Area Residents Tourism Inf low 1/ Total Share 150 10% 7% i/ Sources 1980 1985 it" MS. 2000 $38,300 i 51,543 $58,661 $ 67,373 $ 74,451 25,S34 34,362 39,107 44,917 49,634 17,874 24,053 27,375 31,442 34,743 $81,710 $109,959 $125,143 $143,734 $1569829 Includes office 0MIGYMMt. Hamner, Biler, George Associates. .r tf's I Our current estimates indicate that in 1980 sales potential for eating and drinking was approximately $81 million and is expected to in- crease to $158 million by the year 2000. This is a very strong market which also has strong elements of competition. It is clear, however, that this is a market which can be tapped effectively for the Dinner Key trade area. Indeed, much of the current development effort is based upon the premise of capturing a larger share of this market. THE COMPETITIVE FRAMEWORK A key determinant relative to the subject site's retail potential and character is the size, quality and deployment of other principal retail activity areas located both within and outside of the previously delineated trading area. In other words, the shopping patterns, competitive alignments and store strategy programs in the overall Dade County market require examination in order to properly evaluate the feasibility, key tenant availability, development scale and sales potential for retailing at Dinner Key. In light of travel patterns, geographic ^onsiderations and retail development patterns, ade County can broadly be divided into three ectors for the purpose of this analysis. North Dade. This sector extends southward from Me" ade-Broward County border to a line roughly corresponding to the alignment of NW 36th Street. Central Dade. This mid sector of the county is rep esen; ed by the area located between NW 36th Street on the north and Tamiami Trail and the Miami River on the south. South Dade. This sector encompasses the re-` a Ter of Dade County. The existing and emerging principal retail components of the three Dade County sectors are identified on the following map and are discussed below with the North and Central Dade County sectors are examined initially before a more detailed examination and evalua- tion of the South Dade County retail structure is presented. Note: In the following discussion, discount stores and J. Byrons (a strong, promotional - type junior department store firm) are omitted since these firms are not relevant to this study. NORTH DADE RETAILING The principal retail activity areas in the northern part of Dade County are represented by department store -anchored shopping centers and include three major centers(Westland Mall, Mall at 163rd Street and Aventura'Mall), one high fashion center (Bal Harbour Shops) and, to a far lesser extent, three major centers (Carol City Shopping Center, Biscayne Shopping Plaza and Northside Shopping Center). The Carol City Shopping Center and Biscayne ShoppinS Plaza are botH community size centers containing small JC Penny units. The Northside Shopping Center was anchored by a large Sears store to i vim x poem Me s MK Ua:7M s Owl as a.wa x sw M.aM s sw a 3"ffd sus" adl.a a..•w suw Uzi" x POW a. • ad Oar0 awl+ s r. asb h. UAW pt� 1w M.M { ends" No � im I1dim a weefrlir char 9a ss.M T xarpra ~go qua x has •l.ar s la..l a.aa s.nw a.aM s a" Alm an" W" ssA x wm.s 2M SIM •pia >• sl.s ar.... sm" ar•tr la.•a seen ic too" NS.M Mod a1 %o►la' $70M t n ownum U.AW J. ss•••• 'n Isis am Sam .aa s..ur of*i�is..00 xci.,.W al.M M a T~ Wow �{ at /•lls gaMilsoUti0 m'm It Oalm BLIP Mu a.dlr aMY ll3.7M �woom 1la.M0 swim & d a�Tgla n.w » arm" sauce• W.W which is now closed. These three retail facilities do not play an important part in the mainstream of North 'Dade retailing and are excluded from further comment. Westland Mall. Located near the edge of the resident,a sett ement pattern in northwest Dade County, Westland Mall (developed in 1971 around a freestanding Burdines unit) has traditionally served Hialeah, Miami Springs and other neighbor- hoods located west of NW 42nd Avenue and north of the Miami International Airport. Over the last 15 years or so the trading area has become i.ncreasingly Hispanic in its population character. Mall at 163rd Street. This center in northeast a unty opened in 1956 and for a large number of years attracted strong consumer patronage from the entire North Dade -South Broward County soarket. As centers developed to the north and west (Westland), the trading area compacted as did the center's appeal as a result of management Neglect. This latter factor, however, has been dramatically reversed due to a complete renovation program which included the installation of a fabric roof. Aventura Mall. This newly -developing center im nort`Tieast Da a County promises to become a very major retail component during the next few years. With its four department store anchor group, including Macy's initial Florida unit, Aventura Mali is expected to attract regular patronage from a broad area in North Dade County and South Broward County and compete head -to -head with the Mall at 163rd Street. Bal Harbour Shops. Although not of the physica scale of the three previously mentioned centers, this premier fashion center serves a trading area that is more extensive than most regional centers. Also located in northeast Dade County, this prestigious center initially opened. In 1966 with a 112,000 square -foot collection of basically high-grade and high -fashion specialty shops. In 1971 a Neiman -!Marcus store was added and subsequently expanded and in 1977 Saks Fifth Avenue opened. in 1982 a second level of mall shops opened with Bonwit Teller added to the anchor group. Affluent tourist trade accounts for a sub- stantial share of the business at Bal Harbour Shops. CENTRAL DADE RETAILING The principal retail components in Central Dade County are quite diverse in character and are as follows: 1) the Miami Beach shopping area; 2) Downtown Miami; 3) Uptown Miami; and 4) Miami International Mall. The Miami Beach area -is actually a mini -sized retail node and is not pertinent to this analysis and is therefore eliminated from further discussion. Downtown Miami. This central business district (CBD) for t e metropolitan area has undergone an almost complete change in its shopper orientation over the past 20 years or so which has been exceptionally beneficial. Today, it is a pre- dominately minority shopping area with a very substantial Latin patronage. Burdines represents the only large unit in this very active CBD which has a predominately mass market orientation with respect to its merchandise offerings. 10) let Omni Area. This active shopping district is definitely planned that will add 644,200 square several blocki north of the CBD and is centered feet to the present inventory fora total of around major units of Sears, JC Penney and Jordan 2,127,700 square feet in the foreseeable future.. Marsh, with the former two stores representing the anchor units for Omni International -- a multi -use The principal retail facilities in the area complex featuring a large retail mall. This highly are identified on the following table and map of successful center attracts strong trade from Dade this report. County residents as well as from the tourist market, particularly Latin American visitors. Table 17. PRINCIPAL RETAIL FACILITIES IN E SMTH DADE Miami International. This recently opened located 2egional center is west of Miami Interna- trap 4k t ional Airport and attracts substantial trade from Key Location Principal Store . ie area located west of an imaginary line extend- Store Siz-' .ag north -south from the Airport. The planned :3dition of two more department stores should serve A Micracle Mile Area Sears 14S,000i 2 strengthen this center's command of the western B Dadeland Burdines 403,000 ide County area. Reportedly, the patronage of Jordan Marsh 215,000 i.ami International is characterized by a large JC Penney 1910400 igree of Spanish-speaking trade. Saks Fifth Avenue ** 7S,000 Analysis shows that the three principal retail Lord i Taylor ** 112,000 concentrations aligned in Central Dade attract C Mayfair Burdines ** 749200 appreciable trade from their indigenous sector D The Falls Bloomingdale's 2250,000 as well as from adjacent parts of North and E Cutler Ridge Mall Burdines 122,700 South Dade. Jordan !Marsh 130,000 Sears 1790400 SOUTH DADE RETAILING Lord i Taylor JC Penny ** 970000 159,000 'The predominant shopping patterns in the South Tade area are currently formed or will be shaped by Total 13 3,127,700 those retail concentrations associated with major 2epartment store or specialty department store * under construction; ** planned Snits. At the present time the trading area contains eight of these major units occupying an Source: Hammer, Siler, George Associates. approximate total of 1,483,500 square feet. In addition, five units are under construction or ti 162 The Miracle Mile is the name commonly liven to the Cora a es s opping district -- the general four block area extending along Coral Way between SW 42nd Avenue on the west and SW 37th Avenue on the east. This shopping district contains about 160 shops, restaurants and other retail establish- ments. For the purpose of this report the highly successful Sears store on the east side of SW 37th Avenue has been added to the retail alignment of the Miracle Mile which, along an active shopping area, has relatively few fashion shops. The Miracle Mile stores receive a good share of their business from tourists, business visitors and seasonal residents. Dadeland is presently the largest volume center i— n Metropolitan Miami thanks, in part, to the Burdines unit that is reportedly the top volume department store in the southeastern region of the nation. This store initially opened in 1962 and was subsequently expanded. In 1966 Jordan Marsh entered the center and in 1971 Penney's opened their store. Studies show that tourists account for a significant share of Dadelands business. Saks Fifth Avenue and Lord 6 Taylor are planning to open Dadeland units in 1984. The center at the present time has few fashion stores in its tenant lineup; however, a share of the 25,000 square feet of the expansion area designated for the mall is anticipated to house specialty stores and shops emphasizing fashion merchandise. Basically Dadeland is a mass -market center and despite the future presence of Saks and Lord t Taylor the center is expected to retain its mass -market orientation. JA" I I I 1 1. n11I11 � 111 '14 1, ,111 Illrs'fi11 lil tl l 9.! 104 Ma fair in Coconut Grove came on stream in 1979 as Dade;s first retail development devoted exclusively to fashion merchandising. Beautifully designed, this three-story shopping facility encompasses open courtyards and contains about 55 shops, boutiques and restaurants occupying approximately 96,4000 square feet. As befitting its role as an elegant shopping experience, many of :.he shops in this very high end center featuring European and American designer goods. Studies indicate that 50 percent of the business at Mayfair originate from tourists, mostly from South America. Mayfair is currently being expanded with a Burdines store of 74,150 square feet, about 66,000 square feet of additional shops and restaurants and a class A hotel with 182 rooms. Due to its off -center location Mayfair to date has had problems in effectively penetrating the market. The Falls, a specialty store center, opened in 1980 at the intersection of U.S. 1 and SW 136th Street in an imaginatively landscaped environvent. Approximately 67 shops, restaurants and other busi- ness establishments are currently sited around the Falls' man-made lagoon and waterfall. Although not as ultra fashionable with respect to its merchan- dise presentation as Mayfair, The Falls neverthe- less contains a limited number of shops selling high -fashion goods. The specialty center format of the Falls will soon be up -graded to regional center proportion when Bloomingdale•s first Florida store 12256000 square feet) opens in 1984 along with 40,000 square feet of additional small store space. Cutler Ridge Wall, the southernmost major retai3-tvac`11ty in Dade County, opened in the late 1950's, was initially expanded in 1973 with the opening of Sears and expanded further with the latter inclusion of Burdines, Jordan Marsh and Lord & Taylor along With additional mall space.. With - the opening of JC Penny the long term.expansion of Cutler Ridge Mall will finally ends. A limited number of upscale specialty stores and the presence of Lord 6 Taylor provides Cutler Ridge Nall with some fashion appeal; however, the center is predominately a mass market shopping facility. A. 8 TRADE AREA SUPPORTABLE SPACE Based upon our analysis of household formation, income trends and potential capture rates we have assessed the amount of square footage for shopping goods and eating and drinking which could be developed in the Dinner Key trade area. Because of the high cost of construction and probably high land cost, sales per square foot estimates used to support supportable floor area demand are somewhat higher than for other retail developments. rye. i III I I III I I Illllll� lI I III111111iV, lull it II �Ildi II II iilill'll ilillll li'dd II �lili ill II I Ifl dulillilii l hl i1 hi our current estimate of existing or planned space-isi,-405,000-square---feet of shoppers goods and --eatiug-t-and .-dr nking - floor space within the Dinner Key- conut-!Qrove :business distrizt. Based upon +tour analysis, :the market could support an addi- tiaml ;000,000 .square lest by 1985 and approxi- uately 2*3 million square feet by the year 2000. it should.be noted, however, that other retail projects'such as Bayside are expected to come on the market during ,the projected period. Such projects nust'be considered in formulating long range plans for Dinner Rey. DINNER, REY SITE CAPTURE ESTIMTES The Dinner Rey site has the obvious amenity of the vaterfront, however, it faces ever increasing competition from proposed new development in the Sauth:.bade,County Trade Area and existing strong retail ncentrations in the north. It must therefore compete for a market share in the south and central areas of the city. Given these factors we would anticipate the site's capture share to be apptely 20 percent. This would translate into a possible 80,000 square feet in 1985 and 130,000 square feet by the year 2000. Table 18. SUPPORTABLE FLOOR AREA DINNER KEY TRADE AREA. 1980-2000 (CmuiLative bqmro rest of GLA) Category Shopper's Goods Eating and Drinking Existing and Planned space Net New Supportable Less Tourist Demand Sales Per re oot 1980 1985 2990 1995 2000 $300 764,120 1,028,170 1,170,113 1,344,140 1,495,296 $225 3S3,15S 489,702 S56,191 638,817 705,902 Net Buildable source (405,000) (405000) (405*000) (405,000 (405,000)' 722,275 1,111,872 1,321,304 1,577,957 1,790,198 (201,093) (270,S70) (307,923Y (3S3,7201 1398,8661 521,192 841,302 1,013,391 1,224,237 1,399,.332 s Hammer, Siler, George Associates. sea B MARINAS AND BOAT SERVICE FACILITIES ANALYSIS DESCRIPTION OF MIAMI MARINA A preliminary analysis of the market potential for additional marinas in the Dinner Key area revealed the following information and conclusions. There are three locations for marinas in the Miami area which were surveyed in order to deter- mine slip demand. The Miami Harbor area contains four public marinas: the city -owned Miamarina with its 208 slips, the Watson Island facility which has 45 slips, the Plaza Venetia Marina which contains 193 slips, and the Miami Yacht Club which is a privately -owned marina. The Dinner Key area contains several marinas including the Dinner Key Marina which contains 374 slips, the Coconut Grove Sailing Club consisting of 264 moorings and Monty Trainer's Marina which has 50 slips. This area is also serviced by two storage and service facilities, Merrill -Stevens which contains 52 slips, in addition to its dry dock repair and storage business, and the Grove Key Marina which is primarily a storage and repair facility which contains only six slips used for transient boats. Two additional marinas, the Biscayne Bay and Coral Reef Yacht Clubs are privately -owned and maintained. Two additional marinas located on Key Biscayne to the southeast of the Dinner Key area, must also be considered in the inventory of Miami area marinas. Marina Biscayne contains 165 slips and the Crandon Park Marina, a county -operated facility, contains 222 slips. The Key Biscayne Yacht Club is a private club also located in this area,-,. -06 AVAILABILITY AND DEMAND FOR SLIPS Of the 446 available slips at the three marinas in the Miami - Harbor ., -- . Niasaviea, : Plaza Venetia, and Watson Island.-- 304,-or 68 percent, were occupied as of late December 1983. This. relatively low occupancy level is primarily Alue-to the individual nature of eabh of these facilities. The Miamarina is primarily a transient --marina whose occupancy varies with the season, the Watson Island facility suffers from poor reputation and facilities, and the Plaza Venetia is a new marina which is relatively unknown. None of the dockmasters surveyed expressed additional demand for slips at their respective marinas. The Dinner Key area marinas contain 746 slips at the five facilities which have public access. With the exception of Monty Trainer's which'had less than five slips available, all of the avail- able slips were occupied. In addition to this existing demand for slips, waiting lists at the individual marinas indicated that there were 57 owners desiring slips at the Dinner Key Marina, 108 boat owners needing moorings at the Coconut Grove Sailing Club and a definite, yet indeterminant demand for slips at the Merrill -Stevens facility. The 165 boats on these waiting lists represent 22 percent of the existing slips in the Dinner Key, area. The two public marinas on Key.Biscayne contain a total of 387 slips and currently have on 84 percent occupancy with 325 boats., There is no additional demand at the !farina Biscayne and al- though no official records are maintaned at the Crandon Park !farina; however, there is excess demand for 3D- and 50-foot slips. There are currently 1,S79 slips available in -.he Miami Harbor, Dinner Key, and Key Biscayne marinas and 1 373 (87 percent) are currently occupied. The desirability of the Dinner Key area is evident frost its high occupancy level and documented waiting lists. The proposed expansion f the Dinner Key facility from its current 374 dips to 550 slips over the next three years should satisfy the existing demand for slips as well as a portion of anticipated future demand. There will be, however, demand for additional sailboat moorings which has not been addressed by the proposed expansion of Dinner Key. Given the location of this marina relative to the Miami Harbor and Key Biscayne facilities, the Dinner Key Marina represents the most logical location for future expansion plans due to its location in Niami,.access to waterways, and quality of the amenities offered to ship owners. BGhT SERVICING FACILITIES :Although most of the marinas offer some type of repair and fueling equipment, the two primary boat -servicing facilities along the Miami oceanfront are located in the Dinner Key area. The Merrill -Stevens Dry Dock facility prisaraly services boats in excess of 28 feet in length. -Services include indoor and outdoor storage, haulout facilities, -mechanical and electrical repairs, hull repair and paintshop, and sales e. fq both =sew t and ,Used boats. The Grove My !lariha !provides `a dry, storage facility which serves boats less than 28 feet in length and t includes outdoor racks or.pods and indoor storage facilities` This yard also provides a small repair facility which can accommodate 12 boats. In both cases, the dockmasters indicated that there was a definite demand for repair facilities and an excess demand for storage space. Table 19. OCCUPANCY LEVELS AND DEMAND FOR SLIPS DINNER KEY AREA, 1384 Number Ohs / Occupied Exe Location/Facility Moorings -Slips Occupied Dema ) Miami Harbor Miamarina 208 166 80% None Plaza Venetia 193 125 65% None Watson Island 45 12 27% None Miami Yacht Club N/A N/A N/A N/A Subtotal 446 304 6e% Dinner Kev Area Dinner Key Marina 374 374 100t 57 Coconut Grove Sailing Club 264 264 loot 108 Grove Key Marina 6 6 100% None Merrill -Stevens Dry Dock 52 52 100% N/A Monty Trainer's Marina 50 48 96% N/A Biscayne Bay Yacht Club N/A N/A N/A N/A Coral Reef Yacht Club N/A N/A N/A N/A Subtotal "4 � wa ITS-, �► Kev Biscavne Marina Biscayne 165 135 82% None Crandon Park Marina 222 190 86% N/A Subtotal 387 325 Total le,579 IrM 87% Sources Hammer, Siler, George Associates. tag .=li1u= Y+.. st wl. I .L".j �. -S i.i. .. A . . ..♦. _-r.a 1. ...♦ r.. �. xa ., e ... i .._ �_, ... �"'•.�.�.!'ei hl nd+ww� ...; _...: N[ I I I � li ��uil;l��la� �L i�i�ulall�� a��i C ANAiYSiS flF CURRENT PUBLIC LEASE .COMMITMENTS, DINNER KEY STUDY AREA IISGA has conducted a preliminary analysis of leases'of public property in the Dinner Key Study area for the purpose of making a determination of their impact on longer term development options. The current leases define what the city intends for the near future. This is because in many instances current lease commitments extend through the 1990s and the year 2000. Information provided us indicates that the '� City is legally bound by approximately 10 leases to _ private concerns within the Dinner Key Study area, including sub -lease relationships through the master lease of the Grove Key Marina. The public lease ,arrangements impact future development options in that they both inhibit a conceptualiza- tion of new uses given the existing use framework, .and because the legal structure of the leases are such that land assembly for any new development would be nearly impossible before the year 2000. CURRENT STATUS OF PUBLIC LEASES For purposes of this analysis we have divided the current leases into two categories. The two categories are leases whose commitments will expire on or before 1990 and leases which expire after 1990. 'These two categories have been developed .�` because we believe that lease expirations after 1990 will have a strong influence on the future development of the Dinner Key area. They will largely determine the extent to which market opportunities which exist in the 1990s can be successfully responded to and impact public policy decisions as they regard lease expirations during the 1980s. In short, to what extent have the '�. aes commitments through the 1990s and year 2000 locked in the development pattern for Dinner Rey. According to our information the following table indicates the leases which will expire following the year 1990. Table 20. LEASE EXPIRATION AFTER 1990-DINNER RLY Lessee Bayshore Properties Coconut Grove Boatshed Biscayne Bay Yacht Club Chart Horse Restaurant lSub-lease Grove�Key Marina) Coral Reef Yacht Club Year of Address �ra 2550 S. Bayshore Drive 2oa� 2540 S. Bayshore Drive 1996� Dinner Rey 2tt12 2484 S. Bayshore Drive 1994 Grove Rey l�larina Dinner Rey 2009 Sources: City of Miami Lease Manageieent Office and Hammer, Siler, George Associates. The pattern of leases due to expire after I990 make it clear that for the near future the non-public functions of Dinner Rey will be related to marina's, yacht clubs, restaurants and perhaps include some specialized retail activity. i�lhile the Adventure Yacht and Sailfnq Club and the Coconut Grove Sailing Club appear on Table 21, we have assumed that their leases have or will be renewed for their present functions. r+ Table 21. LEASE EXPIRATIONS BEFORE 1990-DINNER KEY Year of Leases Address Expiration the use function, degree of public flexibility for ----- changes in use function or control, and public :Merrill Steven's Drydock 2640 S. Bayshore Drive 1984 financial return. Tom Soccio Peacock Park, Bayfront Park 1984 The use and compatibility issues are obviously fraught with controversy. Advocates argue that a Ship*s Store Coconut Grove 1984 full service boat yard is an essential amenity to iGrove Rey Marina) an economically viable marina area. Adventures Yacht David J. Kennedy Park 1979 * This argument holds that there is an intrinsic i Sailing Club, Inc. 2643 South Bayshore economic relationship between boat yards and marina's based upon their geographic relationship Coconut Grove McFarlane Road 1983 * to each other. The second argument is that the Sailing Clue, Coconut Grove boat yard has been an essential part of the character of Dinner Key for many years, with its Motes These leases may have been extended, however, new own intrinsic charm. expiration dates were not provided. With respect to land control, advocates argue Sources: City of Miami Lease Management Office and Hammer, that a lease renewal should be given with terms Siler, George Associates. compatible with other lease renewals within the Dinner Key area. This implies a twenty or thirty Table 21 makes clear that the public leases year lease, and that the financial terms of the due to expire prior to 1990 can only have a minimal lease should be adjusted slightly to improve the impact on land assembly patterns for development return to the city. prior to 1990. Only the Merrill Steven's Drydock lease has the potential to assembly a substantial It is clear to us that the Merrill Steven's block of land. Since this lease must be Drydock lease renewal issue will be difficult renegotiated in the near future, it stands as a key because it goes to the heart of the planning issue element of any future development focus. for Dinner Key. That is, which uses are in the greatest public interest given rather limited land MERRILL STEM'S DRYDOCK resources. For our part, we believe that the current use has both strong and weak points. There are essenCially three issues that are raised when reviewing the Merrill Steven's Drydock On the positive side, it does seem that the -lease renewal. These issues apply more generally close geographic location of the boat repair and to all of.the public leases in the Dinner Key area. storage facilities to the marina's provide greater The issues are the character and compatibility of convenience for boat owners, however, we reject the q�w F i{ i 1 low economic contention that the marina's would suffer substantially if the boat yard were not present. we also tend to agree with those who believe that the boat yard has its own charm as a part of the Dinner Key tradition (although there are clearly no economic benefits from this perspective). Finally, the lease income to the city generated from this lease is substantial given current standards of evaluation. on the negative side is the fact that the current use as a boat yard is not necessarily the best economic use for the future, nor doea the current use achieve a great deal of public benefit. The question of public interest, however, is not one which was intended to be determined by consultants. These are issues which must be addressed by elected representatives of local government. ASPIlk 4W 9 SECTION 5: PROBLEMS AND OPPORTUNITIES From the analysis of existing conditions a num- ber of.problems and opportunities were identified. These have been broken down into categories of urban design, environmental, traffic and parking. URBAN DESIGN 1. Inadequate Public Access to the Waterfront - Access to the waterfront is obstructed at a num- ber of places. Most notorious is the area behind the Merrill Stevens leasehold. Areas along the Grove Key Marina also need to be made more acces- sible. 2. Inadequate Utilization of Public Property - Property along Bayshore Drive within t e vicinity of Pan American Drive, is currently being used as a de facto parking lot for overflow parking from across the street. 3. Inadequate Parking Facilities and Management Parking at Dinner Key is insufficient to meet current or projected demand. Figure illu- strates the deficiency of parking spaces at Din- ner Key. Furthermore, the existing parking areas are now properly maintained. For example, there is no landscaping, proper signage, maintenance or paving at any of the parking areas at David Kennedy Park. 4. Inadequate Circulation Systems - Circulation systems for both vehicular,, pedestrian and bi- cycle traffic are inadequate. As previously ex- plained in the analysis section, the vehicular traffic at Dinner Key has major deficiencies. This is the case at the entrance to the Coconut Grove Exhibition Hall and the entrance to the parking lot at the south end of Kennedy Park. . •. Pedestrian circulation throughout the Dinner Key area lacks continuity. The pedestrian right of way is not properly kept and in many in- stances there is a dangerous conflict between pedestrian and vehicular circulation. 5. Inadequate Identification of Main Entrances and Facilities - The land use patterns at Dinner Key have evolved through the years in a piece- meal fashion. Consequently, there is very little coordination between the site relationships and operations of the various uses at Dinner Key. This problem is particularly evident at main ac- cess points such as entrances to the Coconut Grove Exhibit Hall and Dinner Key Marina area; entrances to Pan American Drive; and the Virrick Gym area. The visual image of these entrances as well as public use facilities at Dinner Key need to be highlighted and strengthened. 6. Inadequate Conditions and Maintenance of Public Grounds - As previously stated in the analysis phase there is debris and litter all over Dinner Key. The public areas are not well kept. This issue will need to be given serious consideration along with any capital improvement program to up- grade and beautify the area. 7. Inadequate Inter -government Coordination - There is very little coordination among the different agencies and departments involved at Dinner Key. Although the City departments involved are under the administrative authority of one or two as- sistant city managers, there does not exist an administrative coordinating structure which estab- lishes management goals for Dinner Key on a system -wide basis and then develops the necessary strategies and procedures to accomplish these objectives. 40) 1911 t , 1 1I111 will m MANGROVE 00 RESTORATION NEW BEACH fr•0 NEW MOORING .000 0 BAY WALK P, GATEWAY SURFACE PARKING rj P AREA A� rr OPEN SPACE RECLAMATION CITY HALL MONTY TRAINERS 8 DEVELOPMENT NAVAL RESERVE CENTER IIIIIIII JOINT USE OF PARKING FACILITY EXPANDED MAR14A • 0 ti PROBLEMS AND OPPORTUNITIES There are a number of;oppOrtunities available at Dinner Rey, which could bbe •toa►ken advantage of in creating a better marine recreational environment. ,among those are: 1. The existence of .a unified pedestrian Sys - I:., tem linking,. the parks and the bay with the "Grove" 2. The reclaiming of public'property for pub lic open space and..greenery. 3. The enhancementof recreational and cul- 1 total facilities. x 4. The preservation of "marine services and character" within a mixed -use unified de- velopment concept. This concept would pro- vide a similar mix and intensity of the uses presently found at Dinner Rey, but within a more compatible and effective land use and circulation development plan. Dinner Key Environmental Analysis Subject: Problems and opportunities The.Environmental Analysis shows an over all lack of maintenance and repair. The following items are site specific where a problem is known to exist and speaks to specific action that should be taken to correct the problem or enhance that par- ticular area. The commentary for the various areas are as follows: t ... 4 d 2. Monty Trainer Area: a. The parking along South Bayshpre;;, Drive needs to be: screened or`2and- scaped to separate the parking areas from the street traffic. The`pedes- trian area must be better defined. b. The parking area to the south of Monty Trainer's should be screened and the landscape treatment in this area upgraded. 3. Boat Ramp Area: 1. Kennedy Park: the is in a. This is the ramp behind the "Parks Department". Trash needs to be re- a. Where shoreline poor condition on the north and east moved from the water and the seawalls .boundri.es, there should be some repaired. This area is not being stabilization and revegitation. utilized. Additional boats could be moored in this area. The landscape b. Trash should be removed from the treatment for the parking area should shoreline and Mangrove areas. be upgraded. c.. Where seawalls exist, they should be 4. Parking Area West of the Hangers: renovated or replaced. This occurs at the south part of the park around a. This area to the west of Merril the boat rental area. Stevens and the Grove Rey Marina are being used to junk storage, truck d. Proper planting and maintenance parking for the convention center and precedures can upgrade the quality other impromptu parking. if this use of the park open spaces. is continued then the parking should be organized, landscaped and screened e. Playground equipment for the from the surrounding traffic. Trash children should be upgraded. is everywhere and must be removed. f. Parking problems with relation to ` car count and quality as to how these spaces relate to the park must be improved in both parking areas. 1144 '�' I II ` I Al ! 11,1111A 11 i 41 I I1 V i ii�� 1� 1, � �� - .�[� li�' I 5. Chart House Area: S. Convention Center: a. The entrance way to this area needs to a. The maintenance of the landscape be screened from both parking areas around the convention center is poor.: adjacent to the entrance and the boat There is a great deal of the plant storage. Upgrading the landscape material which is dead or gone. The spaces around this facility would be material which is providing the most a very positive move. The parking screening is the weeds which have areas as well as the waterfront been allowed to grow. This lack of ambiance would be greatly enhanced. maintenance is creating sight line problems at several of the parking 6. Pan American Drive: lot entrances. l a. There is no screening between the b. The overall appearance of this area rl parking and the traffic way. would be greatly enhanced with the re -landscaping of this area. Screen- b. A great deal of the existing plant ing of the parking area, replacement material is in poor condition. of ground cover area and coordination of tree planting would greatly en- c. Utilizing the existing Royal Palms, hance this facility. this area could be upgraded with the proper landscape treatment to regain 9. South Boat Launch Facility: the stature of a grand entrance drive that it once was. a. This facility is open, dirty and the parking for cars and trailers has no 7. City Hall Building: definition. a. The areas around this building are b. Parking should be organized and not landscaped. The parking areas screened from the traffic on South are not screened. The overall Bayshore. Trees could add scale and impression of the exterior of this shade to the area. facility is not of the quality that you would expect from the City of c. Trash removal is indicated. Miami. 10. McFarland Road: b. Screening of dumpsters and parking areas would enhance the look of the a. As a vehicle approaches South area. Proper planting could upgrade Bayshore and McFarland, the view to this facility so that this structure the Bay is obscured by the planting regardless its use (present or in the median. future), would have a quality look. y. 4 I i. i. �.n fix_ . .. _ , .. _. r � .� ! _. -. n.n .. _ �.. 0. .�. - . . • V _ �.. e . b. Tie proper use of plant materials would turn this into an extremely attractive vista. 11. peacock Park: a. Where the water runs off of the hard surface around the building and off the sidewalk, there is severe erosion. The orithe surface,Of water flow modified. be b. Maintenance is indicated for some of the play facilities. c.. The shoreline along the eastedge for of the park provides the opportunity a seating or viewing area. d. The edge treatment must be improved as it is in poor condition. Trash and junk must be removed. 12. south Bayshore Drive: a. There is a lack of continuitiand organization to the street planting. There is no separation of vehicular and pedestrian traffic. The lack of screening and close proximity of parked cars tends to give the feeling that you are driving through a park- ing lot rather than a boulevard. People within this project area are constantly aware of the car movement or traffic. b. proper tree planting should be done along the traffic way. \. aAe • C. The yf pedestrian tr separated rM traafiic- uallcorxi- dors. d. Parking should be screened from the traffic way so as not to detract from the boulevard treatment. The overall impression of the study area is that of drepairdue and redesigning would bring d neglect - Cleanup, rep this area up to the standards and provide the overall environmental quality that the "Grove' is trying to promote. The basic elements are here. It is an opportunity which needs to be exercised. Figure T-8 shows a summary of the main prob- lems and opportunities pertaining to parking and circulation in the project area. As previously shown on Figure T-5 parking deficiencies exist at the Peacock Park -Coconut Grove Sailing Club area, Dinner Key Landing, Monty Trainers Development and David Kennedy Park. Concerning vehicular circulation, the follow- ing locations are in need of improvements: 1. S.W. 27th Ave. Entrance to the Ex- hibition Center: Very poor geometric conditions are prevalent at this location. Vehicles destined to the Exhibition Center must negotiate a sharp left turn and are often obstructed by other vehicles trying to leave the premises via the same access road. During weekends boat trailers using the Dinner Key Landing entrance must make a sharp right turn, negative- ly affecting vehicular circulation. 2. Concrete Pedestrian Walkwav of the South Side of the Exhibition Center: There is a raised pedestrian walkway extending from the Exhibition Center building across the existing parking lot. This walkway acts as a barrier prevent- ing proper internal vehicular circula- tion around the inner perimeter road adjacent to the Exhibition Building pro- per. 3. T-Intersection of Dinner Key Marina Perimeter Road, West of City Hall: Geometric conditions at this inter - EXISTING SURFACE PARKING- McFARLANE ROAD EXISTING SURFACE PARKING KENNEDY PARK 117 A film 1 y" 1Y, sp—.- 54 rill A WN N section are again substandard and nec- essitate the use of a stop sign for vehicles exiting the marina perimeter road and heading north to Pan American Drive. 4. Pan American Drive Entrance/Exit to the Exhibition Center: The existing median along Pan Ameri- can Drive blocks all Bayshore Drive bound vehicles exiting the Exhibition Center parking lot via this access road. This condition substantially hinders proper circulation at this location. 5. Entrance/Exit Access Road for South- ern Parking Lot at David Kennedy Par : TFiis narrow two-way access road is totally ineffective from an operational and geometric standpoint. Because of the insufficient number of parking spaces provided at this location, it is not unusual to find several vehicles illegally parked alongside this access road, creating a serious circulation problem. Existing intersections in need of improve- ments include the So. Bayshore Drive intersection with S.W. 27th Avenue, Pan American Drive and Aviation Ave. Additional traffic generated by new development along So. Bayshore Dr. as well as added usage of the main Dinner Key site will re- quire that changes be'made to the existing sig- nal at S.W. 27th Ave. and S. Bayshore Dr. from its existing phase to a multi -phase operation. visual observation at the intersection of Avia- tion Avenue and S. Bayshore Dr. revealed that this intersection is experiencing safety and cap- acity problems. A signal at this location should be considered. The Pan American Dr./,pay- shore Dr. intersection is ineffective and does not provide adequate egress for left turning vehicles, especially during events at the Exhibition Center. OPPORTUNITIES There are great opportunities to improve existing parking facilities at Dinner Key. The two vacant lots fronting Bayshore Dr. are now serving as de facto parking lots by users from across the street on So. Bayshore Dr. There is great poten- tial for joint use parking in this area. There are hundreds of available parking spaces in the office buildings across the street that are being under- utilized during non -working hours and on weekends. If these spaces could be made available to the public during non -working hours the City could re- ciprocate by allowing parking during working hours at Dinner Key. t1UM I Mi UURFACE PARKING - KENNEDY PARK LONGVIEW AREA tt1k. 00 O LEGEND ROYAL PALM ACCENT INFORMAL \ +�7+0 1 ��l �( S 4f _ _ 1 Ito ICYG8,p a • n rai aUc:� L7 O �Q' � p �.', � p a iP O_p oO0 nOQ i�J coca O a Cc) Opp PLANTING CONCEPT ill i I I •wr• r M SECTION & PLAN ELEMENTS LANDSCAPE GUIDELINES These are guidelines or suggestions as to the type of plant material that might be incorporated in certain areas and for some specific uses. These areas sball be identified and the plant material that night be used in those areas referred to. This is NOT a "how to" guide for re -landscaping the Dinner Key area. These are guidelines and suggestions as to the types of plant material that would be suitable for use in the various areas. PBA.COCK PARK A. Before the lethal yellow blight caused the demise of the existing Coconut Palms, there was a large grove existing on the Peacock site. This 'grove" should be re-establisbed using the Maypan and Green Malayan palms. B. wwaaterseedgekarea and the shelters at should have shade. Mahogany, Live Oak and Tropical Almond trees should be used. Royal Poincianas and Hong Kong Orchid trees could be utilized for color. d ir�� 'oo' l 4 r� its RMETH MEYERS PARK The proposed parking lot West of the Coconut Grove Sailing Club should be planted with Live Oak or .Mahogany trees for shade. Calophyllum trees could also be utilized. The parking surface should be screened with the use of berms and plant material. There are several types of plant material that would be suitable for screening. Silver Buttonwood, Dwarf Oleander and Myrtle are several types of plant material that could be utilized. i BAYSHORE DRIVE The treatment along the edge of Bayshore Drive promenade, has for purpose of definition been separated into three different configurations. A.. Narrow linear sections of the promenade, which are caused by the physical constraints of the street and adjacent off street parking or other existing improvements such as walls or structures. The landscape treatment in these'sections tends to be more formal due to the physical constrants. The primary trees should be Live Oak. Smaller tree varieties such as Tabebuia, Ligustrum and Buttonwood could be used in seating areas to reduce the scale and lend definition to these areas. Where there is paving to the East of the defined area, it should be screened, either with berms or plant material. B. Sections with open space, which occur to the East of Bayshore Drive look onto the water in several areas, or into a larger open space. The promonade should retain the character as described in A above. As the planting moves into the open areas, it should become 122 .i i - rr' - Pr P.O. 'r t l e ," trrYr r tl1-,rrty �tf' rr,r l J' j►rr P �" // 1 / P i //P.0 r PP or informal and open. Other plant material such as, but not limited to, the Hong Kong orchid, Royal Poinciana, Tamarine, Mahogany, Buttonwood, both green and silver, Sabal and other variety of palms should be utilized in a naturalistic manner. In the areas of Meyers and Kennedy Parks, it will create a pleasent transition from the streetscape into the park areas. . C. Entrance Points, such as street intersections and parking area entrances shall have groupings of Royal Palms to call attention to and create emphasis to these areas. These plaza areas create a scale change at these points at both the pedestrian and vehicle level which will help call attention to the fact that it is an area which may have both pedestrian and vehicular traffic. D. The raters edge adjacent to the Marina will have a wide walkway with Royal Palms intergrated into the paved areas. The entrance or drop off points should have medium-sized trees such as Buttonwood or Ligustrum to reduce the scale of the area and to identify these entrance points. Some screen planting should be utilized between the pedestrian areas and the parking to hide the paved areas. I Be The Convention Center parking lot should be refurbished by replanting all of the ground cover areas and supplimenting the tree planting in the,parking area. Mahogany and Calopbyllum trees should be the primary replacement plant material. �i PAN AMERICAN DRIVE A. This is a trafficway of historical significiance as described elsewhere in this report. It is lined with stately Royal Palms. The ambiance that this planting brings to the Dinner Key area has influnced the approach that has been taken with the balance of the project area. The Royal Palms should be replaced where necessary and the theme retained and carried forward to encompass the entire Pan American Drive area. As this street is adjacent to parking and marine ' facilities, a secondary, lower planting of trees should be established as well as the screen material to disguise the parking areas and provide separation from the trafficway. Mahogany or Calophyllum trees as well as Live Oaks could be utilized for the primary screen material. The secondary or lower screen planting could be a selection from any of the following plants= Ligustrum, Buttonwood, Pittosporum, Cocoplum, Oleander or Wax Myrtle. B. The median planters should be repaired and the planting should be replaced. There are many plants which could be used in the planters to give color. These should be selected, based on the time of year that the planting is to be done, as the plants are seasonal. The grass that exists in the median should be replaced with a groundcover such as Raphiolepis or Pittosporum wheelers. 124 0. THE MERRIL STEVENS - GROVE MARINA PARKING AREA This space is currently being used as an unorganized parking area. Due to the projected requirements it is very.likely that parking in some configuration will remain in this space. The parking could be in the form of surface parking, a parking garage or both. What ever form of parking is decided, the area will require landscape treatment A. Canopy trees for shade would be Oaks and Pongams. The parking surface and the cars should be screened with Cocoplum, Silver Buttonwood and Wax Myrtle from all surrounding facilities. There will be some odd shaped open spaces which will occur that would accomodate Royal Poinciana or Orchid trees which would be used for color. Tall pains such as Sabal, Washingtonia or Royal palms would be used to soften and reduce the scale of the parking structure. 2. The existing entrance and parking for the Chart House will only require landscape renovation. The fence separating the boat storage from the trafficway on both sides of the entrance needs to be moved back approxinatly fifteen feet to allow for a planting area. This will allow for trees such as Mahoganys Calophyllum, and Wax Myrtles to be planted for canopy, as well as screening of the boat storage areas. Oleander, Silver Buttonwood and Cocoplum are some of the plant materials that can be used for screening of these areas. 12S WJ loom TRAINERS - CITY OF MIAMI PARRS DEPT. � iJ � pIOU PARKING LOT. 4 �j� ace This is a shared facility and will remain as such. building being, used as a gym is t If the presently converted to an alternate use, the parking requirement will continue to exist. B. The parking lot planting should be renovated and would conform to the new parking w configuration. Trees would be Oaks, Calophyllum and pongams. The parking surface .� and the cars should be screened with Y Cocoplum, Silver Buttonwood and Wax Myrtle ' from all surrounding facilities. C. The path system will be continued at the West of the parking along Bayshore. The v edge primary canopy trees being Mahoganys with palms being used at the entrance to the Royal parking area. CORAL REEF YATCHT CLUB y BISCAYNE BAY SAILING CLUB -.4 The area between the west boundrys of these two and the pavement is approximatly elighteen clubs feet. It is intended that the bike path would be very close to the boundry structure to provide maximum separation between the pedestrian and vehiculay trafficways. A. No seating would occur in this area. Bollards, groundcover and"trees would be used between the bike path and the street to t c� further reinforce the feeling of separation. would be the primary tree with Mahoganys ,Cocoplum providing the low level separation. 126 This park is. Very heavly used .for jogging, biking and relauatlon. There are seating areas on the East edge of ;the park that offer splendid views of the bay. The open,apacea within the park are not well orgasised�;tbe-s1=4 line conditions are poor and theta is not enough parking to accomodate the heavy use. It is intended to realign the path system as shown on the master plan..Viewing and seating areas will be intergraded with the path system. A. The North and Bast edges of the park along the water should have the rubble and broken concrete removed. Some regrading at the waters edge should be done so that the ground slope to the water is very shallow. The landscape could be enhanced with the use of Seagrape, Buttonvood (bath green and silver), NoroAhia and possibly Mangroves. B. Thesteepedge at the East edge that is suffering erosion damage should be ripraped to prevent further loss of the bank. This is shown on the boardwalk plan prepared by the City of Miami Parks Department. C. The Mangrove areas in both the water channel in -the center of the park and the waters edge West of the boat rental basin should be protected. -'The foot bridges suggested, are to control the pedestrian traffic which is presently crossing the subject area via some rocks which are presently in the water. o ".� a Oc v �3 sat D. The existing parking lot at the Northwest corner of the park will be enlarged and improved. It will be screened from the South Dayshore with plant material and will have trees for canopy and shade. Mahoganys, and Oaks should be used for this purpose. The parking surface and the cars would also be screened from the park users with hedge material ie. Cocoplum and wax Myrtle. 8 The landscape treatment tme n should define the he open spaces and reinforce the planting areas that are shown. Trees to be utilized should be the Live Oaks. Mahoganys, Buttonwood, Seagrape and Tropical Almonds Royal Poincianas and Hong !Gong Orchid trees could be.used in selected spots. Palms such as the Sabal, Mayan, Green Malayan, Royals and some species of the Date Palms would enhance the tropical ambiance of the area. F. The South parking lot is designed to take advantage of the existing Royal Palms. These lams would be rote p cted and would become ,p part of the total site design. Additional palms would be planted along with Oaks, Mahoganys, Calophyllum and Seagrape trees. Shelters and pedestrian areas would be included with the renovation of the seawalls ` at the North and East waters edge of this area, N ►AU N I ISLE ;.off bore ielsne�s . nr ''colas• can provide a Valuable beach rasource for the Dinner ley area. 'Cleanup is the price re�qu cement ;..The islands can be, plant*d - with Seagrape, enttoi voe8, Beachberry 'Scaeroh . a�g i ",,tome Coconut - Pales. •rbere are,a few; areas on the lea of the islanae that eight-occoxodate Mangrove plantingjr 4A AAt.A .r ' � .ice •� � .. '. ����iQl�li��F�flF I�J � � ti"ek". .. .�, a.xi t • •+K- -{ ,.. 4-...... i 11117 iiM x .. r ..v,..0 •• •• ._ .•. l It �w i 0 r L TRAFFIC AND PARKING Transportation related recommendations can be classified into three (3) main categories: a) park- ing related improvements (i.e. re -striping of existing parking facility, provision of new at grade parking lot, construction of new parking gar- age), b) circulation related improvements (i.e. lane addition, median barrier removal, etc.) and c) other type (i.e. signalization improvements, etc.). Each recommended improvement has been assigned one of the following three "priority" classifica- tions: High Priority: Those improvements with high potential benefits in relation to their costs, and those providing an im- mediate substantial positive effect on existing critical parking, safety or operational deficiencies. intermediate Priority: Those improve- ments that exhibit a significant positive effect on existing parking, safety or operational deficiencies. V, Low Priority: Those improvements which Of exhibit a positive B/C ratio and provide a desirable safety and operating trans- portation environment. Following is a brief description of all trans- portation -related improvements within the study area. Table also identifies their relative pri- orities and associated costs. 130 "Pt I MUM M r1w[~ &SWO t LI�It �f "RIM 1.-! 40.0 wMti.r a.w..k f t iM. �..� CW M spu 1:=§MWPGMMt 0 now M�MI� we �w L bt.wM ! aaM. To-& Ole .hw 4r4� Stu M •IM11�. MAM M to.w. Mum. tl.1 oboe WMW s !toe as w.w... •.Mts OWN tw w.ww nob Mte 1A/tM Mt rnt 9rA/q t 3BJW "M or OHM 12 $ Sol" wwNl :istwt.w.w wSSAWAIL r.wMl.t 1t•I IM. '�~ Nt 0 4w 4 Wok &ir M.M. ...1 IWA* t� bw"'� w..�. l QML p.ORlllwl n-t .AM4NNttI ttw maimMMw r I Mass, oft ...: ; S~ SO' town k...rii...t one .1 tl �d11. o.t ..,. r... ob, stt. n. .w..w .e w. •..w.. u. �. •nM.....n.�.tt .. wNtu..t... f a"# &Ann* r. .ob...h.t. �.t «...M.r...w�. t. MOW ,. SOW f M rr1M. W M Mtt[ yob qAt l saw 19-1 ..tar «..� LOW s r. rn► uw.r .a.a.. a •...+nt�e >E. Low �wrnMuc TABLE T-1 ""' oerwt'iw�IMeti t:i �! w atti. �•• "f PARKING As mentioned previously in this report, the project areas with an existing deficient park- ing condition include the Peacock Park/Coconut Grove Sailing Club area, Dinner Key Landing, the Main Dinner Key Site, Monty Trainers Development and David Kennedy Park. Existing parking problems at these locations will certainly worsen in the future due to both the expected increase usage associated with future improvements of these facilities, as well as the additional demand generated by the accelerated high-rise development along So. Bayshore Dr. Table T-2 shows a comparison of existing and projected parking conditions for the project. It should be noted that the project has been sub- divided into four distinct parking "areas", re- flecting their different geographical locations within the project area. Parking Area I serves the southernmost project area including Peacock Park and the Coconut Grove Sailing Club. Parking .Area 2 is responsive to the parking needs of the "Main Dinner Rey Site". Parking Area 3 serves Grove Rey Marina, Merrill -Stevens, the proposed cultural facility, Monty Trainer's proposed spec- ialty center development, as well as serving for overflow parking needs for both the Exhibition Center and the various high-rise developments across the street on So. Sayshore Dr. Parking Area 4 serves the needs of David Kennedy Park. Figure TR-1 and Table TR-3 show a summary of the proposed parking improvements. It should be emphasized that a parking structure for Area 3 is necessary in order to satisfy the projected .parking needs while at the same time preserving the necessary open space which is so vital for Dinner Rey. NU AVOW ►AR[iN AREA US a- i a 1 N i .1i5111 i11 Thix could I* not with the Njofair4 Nrkt+g Sew M+ON� ' for parking area 3 ,10i t't Aosr•os� fen of OR Monty .a+ #0 by Trainer's. 1 aperk- Los "" OW mdia"ost "loo b !bn TX_1_'s. s •30 TABLE T-2 1 tat TRAFFIC The following is a brief written description of the -recommendations to improve traffic circula- tion in the study area, keyed to the appropriate Circulation Problems previously identified and dis- cussed: 1. S.W. 27th Avenue Entrance to the Ex- tion Center: As s own on Fa,gure TR2 it is recom- mended that this important entrance be completely reworked. The main features of this recommendation are the provis- ion of better highway geometrics, the separation of inbound from outbound traf- fic by means of a traffic separator, and one-way traffic flow along the west per- imeter of the Exhibition Center in order to eliminate conflicts with Marina traffic. Appendix "A" contains an eval uation matrix of the various improvement alternatives for this intersection. 2. Peripheral Vehicular Circulation Around Exhibition Center Inner Loop and Aroun Dinner Key Marina Outer Loop): As shown on Figure TR2 it is recom- 41� mended that an inner loop vehicular cir- culation around the Exhibition Center be established; in order to accomplish this it will be necessary to remove the existing raised pedestrian walkway with- in the area of this new peripheral road. It is also recommended that the outer vehicular circulation loop along the Dinner Key Marina perimeter be retained. 132 t¢� .III ll� �hll�i�li d'II III , 3. T-Intersection of Dinner Key Marina Perimeter RA. West of City Ha : As-ahown on Figure TR2 it is recom- mended`that:this substandard intersec- tion be reworked in order to allow good traffic flow -along the outer loop pre- viously discussed. +4. Pan American Drive Entrance/Exit to Exhibition Center; As --shown on Figure TR2 it is recom- mended that anew median opening be pro- vided to allow left turn egress from the Exhibition Center to Pan American Drive. It is further recommended that the pro- posed access road and entrance/exit to the proposed parking structure north of Pan American Drive be lined up with this proposed median opening mentioned above. S. Entrance/Exit Road for Southern Parking Lot at David Kenne Park: Ass own on Figure TRZ it is recom- mended that the entrance/exit to David Kennedy Park be reworked in order to allow.better ingress/egress, while sim- ultaneously providing additional park- ing at this location. 1. Intersection Improvements at Pan Amerman Dr., S.W. 27th Ave. and X-vlationAve.: Ass own on Figure TR2 it is recom- mended that the intersection of Pan American Dr. Iand Bayshore Dr. be sig- nalized in the future once the antici- pated development growth in this area takes place. This will substantially NO, relieve the future overloading of the 27th Ave. and So. Bayshore Dr. inter- section, especially during high -atten- dance events at the Exhibition Center. 2. It is also recommended that the two phase signal at S.W. 27th Ave. and Bay- -_ _ shore Dr. be upgraded to a multi -phase. operation. 3. Furthermore, it is recommended that provision of a new signal at Aviation and and South Ba sy hors be Stu e n connec- tion with the proposed developments in this area. �s 6�r� 1i T.O'4, � � x s AV;ii SECTION 7: IMPLEMENTATION A INTERGOVERNMENTAL COORDINATION It is recommended that a Dinner Key Coordina- tion Committee (DKCC) be created to provide for an effective systems management approach to public policy administration within the area of Dinner Key. The DKCC would consist of no more than 15 mem- bers representing the following departments and a- gencies: Finance, Property Management, Planning, Parks and Recreation, Public Works, Marinas, Police and Fire Rescue, Coconut Grove Exhibit Hall and the Off -Street Parking Authority. The DKCC would be chaired by the City Managers office. A DKCC deputy director named by the City Manager's office would serve as a liaison between the various departments and be responsible for project management activi- ties on a daily basis as well as ultimate imple- mentation responsibilities. The DKCC would meet at least once a month. It would be the responsibility of the DKCC to set up a management framework for strategies and operational procedures aimed at satisfying the public policies established by the City Commission in their adoption and amendments of the Dinner Key t master Plan; as well as any administrative direc- tives established by the City Manager's office. In addition, the DKCC would be responsible for reviewing any plans or proposals developed by the private or public sector for the modification or improvement of Dinner Key or portions thereof,. The DKCC's role in this situation would be of an ad- visory nature to the City Manager. However, a permit for renovation work or new construction; permits for special events, concessions leases, li- censest.etc., could not be issued without the writ- 134 ten approval of the DKCC, except that the decision of the DKCC may be appealed directly to the City Commission ' Since a majority of the current leases will not expire until after the year 2000, it will be diffi- cult to institute these recommendations in a ubiqui- tous fashion. However, it will be incumbent on the City of Miami and the herein proposed DKCC to use every opportunity available as a result of a request initiated by a lessee, to negotiate the inclusion of some or all of these recommendations in the form of a lease amendment. For example, during the last six months the Biscayne Bay Yacht Club, the Coconut Grove Yacht Club and Bayshore Properties (Monty Trainer's Restaurant) have requested either special permits, licenses or lease modifications from the City of Miami. & LEASE MANAGEMENT RECOMMENDATIONS The Merrill Steven's Drydock lease remmal case suggest that as a natter of public policy some general principles need to be established as a framework for public lease management. We would propose the following for consideration: 1. As a general rule, private parties must be able to demonstrate substantial public benefit from their private business: activities, or must expect to provide financial renumeration to the city on the basis of highest possible commercial use for the property. 2. As a general rule, the city should business activities. The lesser the degree attempt to retain control of properties of public benefits to be derived, the higher pursuant to maintaining future the degree of financial returns: to be ex - development options. This could be pected. achieve through shorter term leases • and/or buy-out/termination procedures b. Uniform compensation guidelines for minimum included in the lease. guaranteed base rents need to be estab- lished for different categories of business 3. As a general rule, compensation to the activities. city for uses of leased public land for commercial purposes should be established c. A minimum 20 ft. wide waterfront easement on the basis of comparable cost assuming should be a requirement for all waterfront the agreement was private rather than property land leases, except for the Coco - public in nature. nut Grove Sailing Club. 4. Public access to the amenity of the d. All leases should include a Demolition Bond bayfront is a part of the trusteeship provision. This bond could be utilized by function of the city which should be the City at their option to bring the prop - considered and protected in any private erty back to its original undeveloped condi- lease arrangements. tion at the expiration or termination of a lease. S. Effective lease management can be best achieved within the context of a general e. A 2% lease payment override needs to be es - plan for the area which minimizes the need tablished for purposes of funding the to consider land use policy on a case by Dinner Key Improvement Fund. This 2% over - case basis. ride would be in addition to the base ne- gotiated lease payments. The application of these principles begins to establish a general framework incorporating lease f. A "buy-out" clause should be included in N management into the planning and development all leases. function. The following recommendations are intended to serve As a -guide to the D.K.C.C. in terms of negotia- tion and management of'land leases, concessions and licenses at Dinner Key:. a. The determination of "financial considera- tion' due to the City. should be based on an equitable assessment of the degree of pub - lie benefits to be derived from the private 136 �l�.� �''-'�". ...., •"i. _ .r, �s . .. z. `r = .. . i i ., ..._. .., .nz i^�N I�{�� w�°f��4�'��a .<s'. - ..i..^.i�,l �`�_ §`'k- 1�',p`t.�aYt4�e1:`�E4 d, ,gYk :•ri- rr>a i� - �"'�` .., qMEL d Q 'CAPITAL &&MOVEMENTS UST 1. PEACOCK 'PARK 3. wFARI.AM ROAD EXTEN" KENMII Y PAW . Tennis Court Demo of Road i 40,000.00 Pawl" - s�a.1�rsbars Malt 2 > t s,000.00 of ,Walk* 2:New 20,000.00 Bollards 20 at $300.00 ea. 6,000.00 Usk" 14�►0lR.� ,r• .Building 30,000.00 Tsees tT,00dt:Q0 Bard Surface Royals • 20s000`y0M Multi -purpose Ct. 9,000.00 50.000 sq. ft. at $5.00 250,000.08 screen Plantift soas,:, Water Feature 100,000.00 Boom rsaility 25q: 00� 7iemo of Shuffleboard Ct. 3,000.00 wing South f0,00d 00 McFarlane Renovation S. Side North 2500 00 Parking -Informal. Small 30,000.00 Paving 40,000.00 Tennis Courts 20,000 00 Main Lot 62,000.00 Landscape 20,000.00 Shelters 40000%s ! •rid4es 14,000.,00�. Flay Equipment 20,000.00 Subtotal 456,000.00 riea Tables 41041W.06 )later Feature, Plaza 90,000.00 Contingency 150 68,400.00 ameba* 1.50.44 A/E L Administration 70 36,708.00 idge Repair • an 600040100 Platform, Entrance Area 120,000.00 Irrigation (Rock on site) 2201Os0.06 TOTAL $562,108.00 Sod 11080".00 Shelters 6 at $8,000 ea. 48,000.00 Walk at waters edge 50.000.00 SubSubtotal 15! 1'1Ba,457S.00r sea Well 20,000.00 Contingency 50 Spring House 100,000.00 A/E i Administration 70 06.842.00 Grose planting 4. DM M KEY BANN TOTAL S1,234.037,90, 200 CH at $160.00 ea. 32.000.00 other Landscape 35,000.00 COMM GROVE MMIDITION CENTER irrigation (Rock) 80,000.00 Ezpansion with seminar rooms, SPOIL 2fLAMDS Substitute will increase in- banquet facilities s support stallation costs. 22,500 s.f. renovation i new Subtotal 716,000.00 construction $1,237,500.00 Contingency 150 112,900.00 parking Lot Re -stripping 83,600.00 A/E i Administration 7o 60,053.00 TOTAL $917,953.00 Parking Garage 4,500,000.00 Circulation Improvements 37,500.00 -a &ML NN A11N 350,000.0! 2. KEN. M"M PARK AREA Traffic Signals 35,000.00 Parking Lot $ 7e,000.00 Cultural Site w/Amphitheater 1,000,000.00 promenade Yard Surface Temporary Dock 6 Feature Area 200,000600 menadc 2menad sq. ft. at 5.00/sq. ft. 100,000.00 d OF COM Landscaping S 390,000.00 A. Peacock Mark 0 fl?sns.QO Paving 390,000.00 St. lsrn. Lights 10 at $400.00 ea. 3,000.00 Lighting 99,600.00 B. kMsth Owen Park Lights 40 at $400.00 ea.16,000.00 d e Ran C. McFarlane Irrigation 123,000.00 >yprasaments :561.140a01k Street Furniture 8,400.00 0. Dinner May Basin 10,241,017r.00 9!rees/Sod 125,000.00 E. teaaedy Park 1,234,037.06 Screen planting 4,000.00 F. Spoil Islands 350,000.00 Shelters 2 at $8.000.00 ea. 26,000.00 Subtotal $ 1,249,372.00 Skate Mound Contingency nis 1,670,495.00 30,000.00 A/E and Administration 7t 670,495.00 1�0'AL �= ARR �m tl?,tQs,7!74«00 irrigation 30,000.00 , Subtotal 402,000.00 TOTAL DINNER MET BASIN AREA $10,249,017.00 Contingency IS% 60,300.00 A/E i Administration 70 32,361.00 �' TOTAL $494,661.00 D. DWOER KEY 114PROVEMENT FUND recommended rthat a Dinner Rey Improvement ,B:Icraat+ed to meet t"he :critical needs of main- =t�repitt, replacement,-'san tation and solid lection in the Dinner toy area. This Fund rec es that thebeautit*ootiop and enhancement mf e' inner Rey'area.wiil,"generate an increased de - An terms of operational outlays for maintenance 7. . a='7fir. This is particularly critical in the t did open space areas where activities such as iemaval of weeds and trash; as well as proper irri- gatf► ,pruning, fertilization and pest control ac- tivit +es are essential to the long term environ- men.W quality of the area. The Dinner Key Improvement Fund would be spe- cifitialiy earmarked for the Dinner Key project site exclusively. Furthermore, it would be limited for use in maintenance, repair and replacements ex- peditures`only. The Fund would be administered by the DKCC. Funds for the Dinner Key Improvement Fund would be derived from a 2% override to be nego- tiated over and above the negotiated share of the percentage of gross which the City will receive from each lessee. For example, if the average rental payments are based on a percentage of gross ranging from 8 - 10, then the City would continue to receive the same amount but an additional pay- ment equivalent to 28 of gross would be paid to the Ditwer Rey Improvement Fund. a, �I'IIi � i l ''IIII l E. THE MERRILL STEVENS LEASE & OTHER LEASE HOLDS The development program for the Merrill Stevens. and adjacent leasehold properties shall be as follows: A. MARINE FACILITIES a. Full service marinas for boats under and over 29 feet. b. 125 wet boat slips (108 currently are avail- able within this area) c. Dry storage for a maximum of 500 boats. d. Docking area for water taxi and short term docking. The north boundary of the Merrill Stevens leasehold should be relocated approximately 150 feet to the south and the land reclaimed for public use, either as open space providing public access to the waterfront or for the parking garage described in the alternate solution. In view of the critical relationship which exists between boat storage and boat maintenance, we strongly recommend that the City expands the wet boat storage capacity to replace in large part the storage lost in the relocation of the leasehold line and that the dry storage presently in existence be more efficiently used. Although it is recognized that the wet storage does not replace dry storage in a one-to-one relation- ship, it is our opinion that the existing dry storage capacity is sufficient to operate a full service marina. The decision on the parking structure should pre- cede any determination on the relocation of the bounce arys A".' A 0 43S B. SPECIALTY RETAIL a. A marine oriented specialty retail component consisting of restaurants, fish markets, ma- rine sporting goods, bait and tackle, marine furniture, marine clothing, food and supplies, arts and crafts, etc. is also recommended to complement the marine services and recreation- al opportunities at Dinner Key. It is en- visioned that development of the Merrill Stevens leasehold, plus additional development of the Dinner Key Marina could include approximately 15,000 sq. ft. of specialty retail. Develop- ment of 40,000 sq. ft. to 80,000 sq. ft. is also envisioned for the Bay Shore Restaurant/ Monty Trainer as supported by the Market Analysis in Section 4. C. PUBLIC AMENITIES a. A continuous waterfront bay -walk would be provided along the entire length of the Dinner Key area from Aviation Avenue to Pan American Drive. b. A cultural performing arts facility contain- ing a seating capacity ranging from 150 to 500 seats would be developed as an adaptive re -use of the Virrick Gym building. The Virrick Gym building presently houses the City of Miami boxing program. The boxing program uses the small ring at the western end of the facility on a daily basis; however,, the main ring and auditorium is used only every other Wednesday (i.e. 26 event nights on an annual basis) when ama- teur fights are scheduled as a part of the boxing program. The adaptive re -use of this facility and conversion into a performing arts center would significantly increase frequency of use. The performing arts center could very well serve as the headquarters for a number of theater and dance groups in the Miami area ............................ ~; thus giving this facility.not only a more ac- tive use but also a wider public appeal in terms of patronage. it is recommended, that the city explore& the Poo sibility of having the boating program and, the physicmi fitness/recreational' program be a shared user of the Virrick Gym with the cultural program.. The Dade County Council for the Arts and Sci- ences as well as the various members of the Dance Umbrella have expressed an interest in relocating their activities to the proposed cultural performing arts center at the Virrick Gym. In addition, a performing arts center at this facility would also have an inherent economic multiplier effect in terms of the hotels, clubs and restaurants in the vicinity. These establishments would likely be patronized by persons attending performances staged at this proposed facility. c. It is recommended that immediately adjacent to the Virrick Gym building, an outdoor green space be developed in the configura- tion of an amphitheater so that this area may serve as a staging of musicals and per- formances which would take advantage of the beautiful waterfront setting at Dinner Key. One side of the amphitheater area would be directly connected to and form an integral part of the Dinner Rey bay -walk. d. Landscaped open spaces and parking provi- siops for a minimum of 650 spaces would also be provided as a part of the development pro- gram under the Unified Development Concept. B. SPECIALTY RETAIL a. A marine oriented specialty retail component consisting of restaurants, fish markets, ma- rine sporting goods, bait and tackle, marine furniture, marine clothing, food and supplies, arts and crafts, etc. is also recommended to complement the marine services and recreation- al opportunities at Dinner Rey. It is en- visioned that development of the Merrill Stevens leasehold, plus additional development of the Dinner Rey Marina could include approximately 15,000 sq. ft. of specialty retail. Develop- ment of 40,000 sq. ft. to 80,000 sq. ft. is also envisioned for the Bay Shore Restaurant/ Monty Trainer as supported by the Market Analysis in Section 4. thus giving this facility not only a more ac- tive -use but also a wider public.appeal in terms of patronage. It is recommended that the City explores the sibility of having the_ boxing program and the phy►sfaae fitness/recreationallprogram be a.shared user of the Virrick Gym with the cultural program, The Dade County Council for the Arts and Sci- ences as well as the various members of the Dance Umbrella have expressed an interest in relocating their activities to the proposed cultural performing arts center at the Virrick Gym. C. PUBLIC AMENITIES In addition, a performing arts center at this a. A continuous waterfront bay -walk would be facility would also have an inherent economic provided along the entire length of the multiplier effect in terms of the hotels, Dinner Key area from Aviation Avenue to Pan clubs and restaurants in the vicinity._ These American Drive. establishments would likely be patronized by persons attending performances staged at this b. A cultural performing arts facility contain- proposed facility. ing a seating capacity ranging from 150 to 500 seats would be developed as an adaptive c. It is recommended that immediately adjacent re -use of the Virrick Gym building. The to the Virrick Gym building, an outdoor Virrick Gym building presently houses the green space be developed in the configura- City of Miami boxing program. The boxing tion of an amphitheater so that this area , program uses the small ring at the western may serve as a staging of musicals and per - end of the facility on a daily basis; formances which would take advantage of the however, the main ring and auditorium is beautiful waterfront setting at Dinner Rey. used only every other Wednesday (i.e. 26 One side of the amphitheater area would be event nights on an annual basis) when ama- directly connected to and form an integral teur fights are scheduled as a part of the part of the Dinner Rey bay -walk. boxing program. The adaptive re -use of this facility and conversion into a performing arts d. Landscaped open spaces and parking provi- center would significantly increase frequency siops for a minimum of 650 spaces would also of use. The performing arts center could very be,provided as a art of the well serve as the headquarters for a number of gram under the Unified Development CCoonncept. theater and dance groups in the Miami area 130 i`e. 'The city hall building would be restored both in its interiors and exteriors to its origi- nal condition during the early part of the century. This structure is certified in the f National Register for Historic Buildings (i.e. both exterior and interior certifica- tion) . It is recommended that serious consideration be given to the adaptive re -use of this fa- cility as an aviation museum with a combina- tion of ancillary uses such as offices and meeting rooms for community based civic as- sociations as well as provisions for a small outdoor -indoor cafe restaurant. The implementation of thes Concept could vary significantly in terms of involvement, if any, by the lessees currently operating businesses at Dinner Rey; the timing of the development; and the ultimate phasing of the various program facilities specified as a part of the development program. The following are four basic examples as to how the implementation procedures could vary under these circumstances: with the developer in return for some consideration (i.e. partnership interest, shares of stock, manage- ment fee, etc. etc.) In this latter case, the lessees could maintain an active or passive role in the proj- ect subject to the terms of their agreement with the developer. OPTION A It would be recommended that the City proceed with the preparation of an RFP limited only to the Merrill Stevens property (i.e. this lease expires in June, 1984). The City would then request bids from de- velopers interested in the management of a full service marina for boats 29 feet or larger. Other additional uses such as boat sales and brokerage; and a limited amount of marine specialty retail (i.e. 15,000 sq. ft.) as described in this section, could also form a part of the development program for this leasehold. Under this scenario the City would limit the expiration of the new lease for the Merrill Stevens' leasehold, as well as any future lease within the Dinner Key Basin, to not extend beyond the year 2012, which is currently the expiration date of the Chart House Restaurant sublease with Grove Key.Marina. Es- sentially, this scenario signifies that the City would have to wait until the year 2012 before being able to proceed with the implementation of a Unified Development Concept. In this scenario, the City would not enjoy the opportunity of consolidating all of the leasehold properties into a unified de- velopment package, until the year 2012. OPTION B Similar to the circumstances identified above, and if the City proceeds to seek expressions of interest in connection with the Merrill Stevens leasehold, there is a possibility that the two following scenarios men- tioned below could eventually occur: 130 J a 1.40 1. Grove Key Marina and Bayshore Properties could form an association and be the suc- cessful bidders for the Merrill Stevens leasehold. In this case after satisfying the bidding requirements for the services and amenities to be provided within the leasehold property or their other leaseholds at Dinner Key; they would also in fact have the opportunity of providing a more unified and coordinated approach to the development and management of the remaining leaseholds within the subject area. 2. It is also possible that Merrill Stevens could associate with both of the entities mentioned above and in the event that they were also the successful bidder, the possi- bility for a unified management team for the leasehold properties would be attained. Essentially there are numerous possibilities for either direct "buy -sell" agreements, equity participa- tion possibilities between the existing leaseholds and outside development entities that may be interested in a more unified development of the Dinner Key area. There are also many possibilities for different types of corporate or partnership associations between cur- rent lessees in the subject area, who if successful in bidding for the Merrill Stevens leasehold, could in fact develop a more unified plan. The latter would probably be achieved in an incremental fashion rather than with a single phase large scale development; and with possibly a larger reliance on the adaptive reuse and renovation of existing facilities. In addition to the many legal and financial pos- sibilities which may be utilized, there are also an infinite number of possibilities for the actual de- velopment plans which may be developed under creative development - financing - management systems. For ex- ample, there is a possibility that a successful de- veloper could very well decide,to clear the entire parcel except for those buildings with architectur- ally significant or historically significant qual- ities; and proceed to develop a project which is to- tally unique and sensitive to the Grove. At the same time it is very possible that a successful bid- der could also decide to place a major emphasis in preserving the hangar buildings and structures which are presently at Dinner Key; and instead of going through a demolition process, concentrate in their adaptive re -use and renovation. By the same token, there could also be a successful bidder that would possibly consider a combination in€ill, demolition and new construction; and maybe some selected adaptive re -use. In other words, the opportunities for creative planning, design and land use management are numerous. In fact, this is one of the benefits of this develop- ment process, since it provides an incentive not only for creative financing, management and marketing, but also for land use planning. Upon adoption of this plan the City should immediately proceed to advertise the bidding of the Merrill Stevens leasehold. The RFP for this project should reflect a development program consisting of a full service marina for boats 29 ft. or larger, a minimum of 52 wet slips and the other optional uses described under OPTION B of this section. The RFP and lease negotiations should also reflect the prin- cipals and recommendations specified under LEASE MANAGEMENT. In connection with a full service marina, the City should allow the successful bidder, the option of having independent subcontractors perform services within the premises. However, this option should be conditional to the City receiving a percentage of gross on the fee earned by the subcontractor(s). The administrative and accounting costs involved with collections from the boat owners, payment to the subcontractor and retaining the amount due to the City, would be compensated by a fee charged by the lessee to the boat owner in the form of a percentage of gross paid to the subcontractor. This fee earned by the lessee would be discounted from gross revenues earned by the lessee prior to com- Putation of rental payments to the City. F. INSTITUTIONAL SPONSORS There are a number of recreational and cultural facilities which could in part be funded through in- stitutional sponsors interested in the direct or in- direct benefits associated with the particular fa- cility. For example, the renovation of the two ten- nis courts at Peacock Park, as well as the construc- tion of two additional tennis courts and a tennis pro shop type facility at the western end of the park could be an attractive element for one or more hotel entities in the area to sponsor not only in terms of initial capital outlays, but also maintenance and operation. Other facilities such as the proposed aviation museum proposed for City Hall, as well as the adaptive re -use of the Virrick Gym building into a performing arts center could both serve as attrac- tive sponsorship facilities for major corporations within the community. G. JOINT DEVELOPMENT Given the seasonal use characteristics of such. facilities as the.Coconut Grove Exhibit Hall, the marine facilities and the proposed cultural and performing arts facilities for the Dinner Key basin area, all of which have a high peak demand during weekends, points to the opportunity for the joint shared parking agreements with properties on the west side of Bayshore Drive. In other words, under a joint sharing agreement the City of Miami and the Est J J + k�# 4.�°= ;» , r Ihu•o s 4.,_.. lJ! 1!iill11111",W1 ill11,1�111111i various tenants of leasehold properties could be al- lowed to use the facilities avail- a special general fund for capital improvements in connection with parks and open space, shoreline parking presently able on the west side of Bayshore Drive in turn for enhancement and other environmentally sensitive, a similar consideration during weekdays for those same uses on the west side. A joint sharing agree- capital projects. j ment is difficult to monitor and manage. However, it would allow the City to satisfy the peak demands K. PUBLIC GRANTS Q which the Coconut Grove Exhibit Hall will likely g6nerate at least 25 days out of the year, in which A majority of the capital improvement projects cases the amount of parking required for those event identified in the capital improvement list for days would be impractical to provide on a year round Dinner Key could qualify in one or more of the feder- ' basis at Dinner Key. al, state and local grant sources identified below: H. USER FEES/GROUP RECREATION I. Federal Land and Water Conservation Fund 2. Federal Urban Park and Recreation Recovery The Cityof Miami should give further consider- ation to the establishment of user fees for the Program' 3. State of Florida Boating Improvnts Pro- eme Pro - . use and rental of cultural and recreational facilities at Dinner Rey on a "reserved basis." gram. 4. State of Florida Recreation and Development Assistance Program. C ARTS AND BEAUTIFICATION PROGRAM 5. Community Development Block Grants. 6. Biscayne Bay .Restoration Enhancement Program The City of Miami should earmark a minimum per- 7. Municipal Tax Exempt Bonds. centage (1 to 1.5%) of all of the construction volume by the City each fiscal year, dedicating The City is encouraged to aggressively seek any undertaken these funds for the development of arts programs in and all of the above funding sources for the imple- mentation of the projects identified in the capital public open spaces throughout the City of Miami. improvements list. Dinner Rey lends itself due to its amount of open space and proximity to the water, as an ideal set- L. OFF-STREET PARKING AUTHORITY ting for outdoor sculpture, water sculpture, water features, etc. The City of Miami should pursue the negotiation of an agreement with the Off -Street Parking Author- J. DEVELOPMENT IMPACT FEES ity for the development, management and maintenance of both surface and structured parking facilities The City should consider the establishment of at Dinner Key. Due to the wide variety of user development impact fees for high growth areas where- needs at Dinner Key, a number of different methods by an assessment based on the amount of gross square concerning the payment and regulation of parking feet of development would require an impact fee as- spaces will be involved. Some of these spaces may sessment (e.g. $10,000 for each 50,000 square feet involve decal parking while others may be paid for of space). The impact fees would then be placed in on an annual or monthly basis in addition to a de- !42 ' Ron i�li lulu iel�lll�ul�li�Il Ii�II�����lif��il�Il�ii�IlliY��lll��il�l ll111 � il�llll ill I u o II iilldII1111,1'' iliiiilJ1 1IIli ill `l ii�lll� 11 u� l 11 IJ lil cal or other systeaa *h1 ch .would clearly delineate different restricted' parking' areas. other parking areas would be simply paid for through a standard metering system or some other form of compensa- tion to be negotiated between the City and the Off - Street parking Authority. OA. The City should retain the services of an economic consultant, with experience in performing economic and fiscal impact analysis, for purposes of re- viewing.and analyzing the probable impacts on the Cocanut:Grove Business District,.to be generated by the+coaiercial scope;of projects which may be pro- posed by different applicants participating as a psrt,of tile- Unified=Development process. This r cog es the importance of economic and fiscal its 1. asa criteria for selection; as well as the dynamic nature of the market. ECTION 8: APPENDIX PREVIOUS STUDIES DINNEtt KEY MASTER PLAN-1972, RUSSELL-MELTON ASSOCIATES. ARCHITECTS. PLANNERS. CONSULTANTS The Dinner Rey Master Plan was defined as a "Master Plan and Planning Study on land and water use for the City of Miami". The main goal of the proposed plan was to increase the recreational uses of the Dinner Rey area both at landside and water- side. The plan proposed to arrive at this goal through wholesale demolition of most of the existing structures and the radical alteration of the exist- ing shoreline. The marina was to be enlarged to a capacity of 1,000 slips. The Spoil islands bulkheaded on the marina side and connected to the mainland by means of bridges thereby increasing the dock access area and the amount of shoreline available to the public. on the land side the removal of the existing Dinner Key Convention Center would create a large open park (Center Park) which would provide a sin- egle open space system from Peacock Park to Miami City Hall. Pan American Drive was to be removed with two parking structures placed directly in front of Miami City Hall. The present perspective to Miami City Bali would have been blocked. Although the City Hall building would have been retained for public use un- der this plan, most other remaining uses within the study area, except the yacht club, were to be altered by demolition andtor relocation to new facilities. 144 Although not expressed as a goal or objective the preservation of view corridors from north -south street abutting Bayshore Drive should be noted. It is a worthwhile idea that allows visual access to the waterfront. Another goal was to create a continuous accessi- ble shoreline. The goal is ambitious since it forces the removal and0or relocation of existing vi able uses (i.e. private boat storage and repair). The plan also proposed a number of goals for the surrounding areas. Some of these goals are worth noting even though in many cases development has gone in an opposite direction; the reasons being land value, access and development pressures. These goals and plan actions are: To connect residential areas with water's edge activities To maintain Bayshore Drive as a two lane (sin- gle lane in each direction) and To avoid the creation of a high rise wall at the west side of Bayshore Drive. To maintain the north end of the project as a single family residential zone. To create a plan for Coconut Grove. k A PLANNING STUDY FOR COCONUT GROVE 1974- CITY OF MIAMI PLANNING DEPARTMENT This planning study for Coconut Grove sets forth a series wl well defined goals and plan pro- posals which have, during the last years, helped to strengthen the vitality of the area and preserve its scale and character. The study provided the plan for the C-2A zoning and controlled growth of the com- mercial and residential areas of Coconut Grove. Within C-2A zoning areas buildings are limited to four stories above ground and respond to the street scene by the creation of pedestrian streets where the ground level must contain at least 65% retail frontage. The wain goals of the study are: To preserve the unique ecological and geologi- cal features of the Grove's environment. To preserve the historical heritage of the Grove. To insure that future public and private de- velopment is compatible in use, scale and in- tensity'with existing development and the natural environmental character of the Grove. To reduce substntially the amount of non -local traffic from Coconut Grove streets. To provide the necessary traffic system im- provements that are compatible with the Grove. To maintain and strengthen the "Village Center" of Coconut Grove (the commercial area around the intersection of Grand Avenue, Main Highway and McFarlane Road. litany of these goals have been achiefed. Among the plan actions affecting the Dinner Key Study Area are The creation of an environmental scenic corri- dor along Bayshore Drive. The creation of a pedestrian and bicycle path. along Bayshore Drive. The establishment of "park and recreation', as the land use for City owned waterfront property. The preservation of Miami City Hall as a his- toric landmark. Upgrading of 27th Avenue. DINNER KEY MARINA- CONCEPTUAL MASTER PLAN, GREENLEAF AND TELESCA,1 A83 A plan for the improvement of Dinner Key both at Landside and waterside. On the waterside it proposes the removal of the existing docks with 325 spaces and its replacement with a new configuration of piers having a total of 550 moorings. New pier construction is to be of concrete and the slips will have all the necessary conveniences such as running water, electricity and sewage connections. On the landside a number of definite actions were proposed. In general the recommendations are: The construction of a principal landside a- menity - a waterfront promenade suited for several types of activities. - Landscaping and signage designed to enhance the area. dab IA dipd� "A—'W''$k''�;i1�6;1;!ah Traffic circulation and parking improvement with drop off zones included for each pier. Specific improvement proposals are as follows: At the Dinner Rey launching site (existing trailer boat launching area near Bayshore Drive and the extension of S.W. 27 Avenue): - A dockmaster house - Launching ramp - Seawall renovation - Dinghy dock - Auxiliary trailer boat parking - 27th Avenue marina access - Landscaping At Dinner Rey Marina: - Proiect entrance - Supplemental signage - Bayshore Drive landscape buffer - Waterfront promenade - Pier drop off zones - Dockmaster zone - Miami City Sall landscape and promenade Feature Area - immediately south of City Sall. The area is to contain a new vacuum sanitary station. Service Area - at northeastern corner of Miami City Hall. Jitney Service - 6 motorized carts to chauffer people and equipment from parking to piers. Y .1tt *s COCONUT DROVE PARKING STUDY. ISW* GROVE PARK STUDY GROUP A parking study commissioned to,identiiy than parking deficiencies in the business center, eval uate the financial feasibility of parking facili- ties, make better use of the; existing parking spaces and suggest appropriate changes to the pres- ent SPI-2 zoning district. The study found, among other findings, that there is no deficiency in parking in the SPI-2 area at this time and that existing parking demand is not sufficient to amortize a revenue bond issue for a public parking garage. The existing parking demand as measured in the business area shows a ratio of 2.01 spaces -per 1,000 square feet of gross leasable area. The study shows that there is a vacant space in Coconut Grove within 800 feet of all areas. The need for added parking spaces in Coconut Grove is a function of added de- velopment. At this time new development is meeting its own parking demand. This should continue. The present demand reflects a daytime peak (11 a.m. to 3 p.m.) and space is being utilized by the same vehicle for four hours or more. There is a need to shift cars from the metered curb spaces to lots for longtime parking, thereby releasing space for short term parking at curb side. The ac- tual long term parking of an estimated 70 cars per day in the northeast section of the Grove could be solved by new parking at Dinner Hey. A number of recommendations were made to a- chieve better utilization of the existing parking supply. Several immediate low capital improve-F went project# are recommended to be implemented within the next five years. Among the recommenda- tions affecting the Dinner Key study site are: I�� ill . I Ili sill � `�V lllli� i i lll�l���li�l���lll��lli III II IIil lilt �l 111 ill Vi 7 II III I� I I I d III w ilii 1 I �il li I ill it l�i I �I�i ii'I �u � Ali � 'I �i ill Eli it l dl Ili i � i I i i The encouragement of peripheral off-street parking lots for employees and other long a feria trees. Diwer Rey lots for example. - An additional 100 .parking spaces at the north aside of ' the exhibition center, on the .and previously occupied by the old World War Il barracks, is proposed. This is recomaended so as to balance the parking layout -and provide additional parking suita- ble for long term use ' fronting Bayshore Drive. - A shuttle or tram service should be consid- ered connecting the business district of Coconut Grove with the parking lots at Dinner . 1Cey;`active participation by the Coconut Grove business-conaonunity is needed for this to -Occur. Several long range planning options are proposed if they should be needed and feasible. of importance tba-proposaI of additional parking at Dinner Rey. Vhis additi,&I parking could be supplied by provid- ing.one deck of parking. A shuttle operation between DifiA r Cey and -the Coiconut Grove business center Would be needed. N�. b rn 1 m �� �1 1"` ►—� rn �l •l c ) PARAM. 1)IMO Sams as Scheme t. S)Slightly Dotter 1)provides additional access to Diener Key ACCBSS TO AND geometric eonfigurstiem at S.Y. 27tb Ave./ Loading tbru now opening across Mary St. aka sm S. sayabore Dr. intersection might improve 2)Mw signal at pan American Dr./$. Say - traffic flow. shore Dr. ebould improve outbound traffic dispersion by segregating northbound traffic (via pan Amariean Way) from south - based traffic (via new S.Y. 27tb Ave. exit). 4)Mss S.Y. 27th Ave. slit will provide two exit lases via S.Y. 27th Ave. substan- tially increasing the site's traffic die- Persian rate. + 1)62)Same as Scheme I. 7)Circulation on 1)Improves existiag condition by provid- IK!'F.1tRAi. north side of Exhibit Sall is slightly in$ two distinct circulation loops; an CIRCULATION better than for Scheme t. inner ring serving the tabibit gall i as outer Is" for marina usage i .1.p.19 Restaurant. 2311ainates present conflict between Dinner Key Landing traffic i main site traffic. Same as Schema I l)Mw access to Dinner Rey Loading( Po- Dg+AC{ OM site Mary St.)will take a small part of KUPLl1 MTERS the part. SATswt PARE 1)Same as Scheme I but with an addi- 1)Minor additional pedsatrian/vehicle PEDZSTRW tiosal conflict Point treated at the conflict point at new entrance to Dinner DQACr am nit to S.Y. 27th Ave. Key Landing. 2)Same as Schema I. 2)altainatios of part of the raised con- crete pod. circulation area on the South side of Exhibition Ball in a monor ease - rive factor. 1)Sems as Scheme I but with an additional conflict point at the aw S.Y. 17t► Ave. ,1)Mioor additional bike/vehicle conflict SICTCat nit. point at now entrance to Dinner Key DQAC! Loading. 13Little or me impact. 1)Lictle or an impact. ALSlMLnC DRACT 1)Samr as Schema I. !)!raffle coming from the north must 1)Improvan access i parting at site but DRACf OM motor Ole site via a left tstm oppemite preclude* the possibility of additional overflow parting north of the txbibit DDSRB aT LANDIM SSt. without the benefit of a . rlu Ball. FF some as Scheme t. 1)lmproved vdAcular circulation pattern DOTAa ON facilitates possible sits development. TOtQ= Slit IT FT DEVUA MI 1)Sene as SCUM I but with a slightly better saeastries for the mow orris 1)Mew main entrance facilitates Dimmer nVACT a entrance. gay Marlon circulation. pro= at MAatZNA 1)Ssms as Sehome I. 1)Nss rim entrance facilitates RAULt tff= a ll BaClrek.4&tioa Pattasa. s» W& P. Moore as Schsse t. l)Nes proposed signal at Ran Ammrst" a Dr. should imprew City Na11 access. CUT a= 1)A2)Sams as sehsms t. 1)tmprov" eiroolatiss pottatm pro- WACT ON set" angroptioa of marina i Sxhlbit Mall Parking aw TV=S PASa= Dusan as scone I. Oftentres me"t � rsssastrretsoa of 13t#4T 4B i.p. 2ltb A"45. lays(Nsa Bs. laces•• s.V. nth 09. eectias - Video," of S.Y. nth Ass. A Yvnm to rwarMed. M m D rn D 30 r----�� PA RAM. 1)San as $domee 1,11. a Ill. 2) Car 1)Ssmm as sdM I A It. 2)AU traffic' ACCESS TO AND nm SITS esattatea all access to a from .tie is tole ad to exit win ass signal at pan .mite via Pan Americas Or. 3)2aam so Aoeriep Dr./S. Soyebove Dr. 3)t(lgAt Schema III. canes a sees Log problem along veetboved S. "bate Dr. "less a doable right tern is created at the S.V. 27th Ave./ S. Ssyebere Dr_ 1)Lvem though the two traffic loops 1)62)Same as Schemes I a It. 3)Circula- time on north side of Exhibit Sall is INTERNAL CIRCULATION are still provided. the access to the inset loop is sot as efficient as in the better that for previous two sabamaa. previous schemes. 0 1)seme as for previous schemes. fame as for previous schemes. IMPACT ON KENNETN MYERS SAYSIDS PARK 1)62)5ame as 5eheme I. $)Even though It 1)i2)3ame as Scheme I. PEDESTRIAN IMPACT eliminates one major bike/web conflict point(by eliminating the existing mein access entrance) the pedestrian crossing an Pan American Dr. will become =to cm - because due to a substantial increase in vehicular traffic. am 1)Se as Scheme I. 2)Even though it 1)Saae at Schnee I. BICYCLE IMPACT eliminates one eajor bike/vah conflict polut(by eliminating the existing win access eatrance)the bike crossing on pan Amorlcon Dr. will become more cumbersome due to a substantial increase In vehicular traffic. 1)Small positive effect by offering the 1)Llttle or so Impact. AESTHETIC IMPACT possibility of additional landscape treatment at existing site entranee(to be closed). IT fu 1)Improves access a parking at the site 1))a2)Sams as Scheme II. IMPACT ON DINNER KEY and otters the possibility of overflow LANDING parking north of the Exhibit Nall. 2)Ssme as Sehe o It a III. 1)Concestratlon Of access vie You Amer- I)Same as for previous schemes. IMPACT ON SIZE POTlean Dr. will prove dloadvantageous for DEVELOPMENTIALNT DlVELOPME27'I' future site development. 1)Morins access from S.Y. 27th Ave. and 1)Sase as Scheme II. IMPACT ON DINNER KEY Igoe southern vehicular origins not as MARINA direct as for other schemes. 1)gxbibit Nall access Igoe S.Y. 27tb Ave. 1)Same as for previous scheme. IMPACT ON EXHIBIT MAN. and from soutbegs vehicular origins not as direct so for other schemes. !)gaas for oil previous schemes but 1)Saae as for previous schemes. IMPACT ONms CITY MALL ow signet ban to be" to all lsboumd a Outbound Otte traffic. $)Yoget clgculmttoe pattern of ell the !)same as for previous sobs"$. IMPACT ON UISTING G ecbeMo. Not effective tog duetted par" 104rugetlos. t)Yoret VA.@" for possible ;)outbound access tog Moot►to future perking Oita just Borth of ixhiblt "Al. ; FUTURE PARKING future parking Otto• t earth of Exhibit Not as goal as 14 Previous two sobemse. volt. h �. !)face es Sobsoo Ill. emote Tight band tore night be sooded IMPACT ON S.Y. 37tb AVE. ;)Pg9O"*4 everutil$sett" Of g.feymbore at the northbound S.N. ;7tb Ave. $star` 4 S. fAYSNORE Og. betemon S.V. Ilth Ave, a Pan Amax auction + W16"isg of R.V. f7th Ave. to 4f1Vg toga Qgiva. recommended. P