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M-84-1079
g{�YY 1 ............. ..... ... . ... N CITY OF MIAMI. FLORIDA INTER -OFFICE MEMORANDUM -� bard Y. Gary DATE: July 19, 1984 FILE: Cir Manager SUBJECT RESOLUTION - RECOl LEND DENIAL DINNER KEY MASTER PLAN ;�. Aurelio E. Z- f7EFEfiENCESCOMMISSION AGENDA - JULY 31, 1994 Director planning g and Zoning Boards =NGLO5ilNFS PLANNING AND ZONING ITEMS Plan Administration Department - It is recommended by the Planning Advisory Board that the adoption, in principle, of the Dinner Key Master Plan, for public property seaward of South Bayshore Drive, from and i ncT di'nock �rb to and including Keane arT,e denied. The Planning Advisory Board, at its meeting of July IS, 1984, Item 4, fol-lowing an advertised hearing, adopted Resolution PAS 84-84 by a 5 to 2. vote, recommending denial of adopting, in principle, the Dinner Key -Master Plan, for public propmrtY Seward of South Bayshore Drive, from and.. including Pw ck Paris to and including Kennedy Park, as a #de to GiaJr a ., depo"oents, boards and agencies. Backup information is included for your review. - A RESOLUTION to provide for the above has been prepared by the City - Atte s Office and submitted for consideration of the MY COMmisison. t1pt Ail 1I cc; Law Department NOTE « Planning Department reces nds; APPROVAL .4: PLANNING FACT SHEET — APPLICANT City of Miami Planning Department: x May 16, 1984 PETITION 4. Consideration of recommending approval, in - principle, of the Dinner Key Master Plan, for public property seaward of South Bayshore Drive, from and including Peacock Paris to and including Kennedy Park, as a guide to City departments, boards and agencies. REQUEST To approve the Dinner Key Master Plan and its planning, design and implementation recommendations for the Dinner Key area. BACKGROUND The City of Miami Commission, in June of 1983, directed the admi ni strati on to prepare a _ comprehensive analysis of the needs and opportunities in the Dinner Key area and make $- recommendations for enhancing and preserving the highest public purpose for the use and enjoyment of these properties. ANALYSIS The Dinner Key Master Plan addresses specific site development strategies and designs for 'ry u parking, circulation, open spacer, recmti onal y y1� K fact 1 i ti es, waterfront access, and Sri ne s t services with attendant ieplentati.tnt programs _ and cost analyses. ItetOlMENDATIONS PLYING DEFT. Approval. Continued by a vote of 5 to 2, from the Planning Advisory Board meeting of Jure fi, 1964s, -ter the �'� meting of June 20, 1"4. Continued by a vote of l to 0, fry 0a Ply nigg r Advisory Board noting of ,Jug. meeting of July-1# , CITY WOOS ON ' continued meting f t Me 1i 4� Jr i z - - �g ^ - • I i r- mu mu 712is RIM 712is RIM M X Nil HIM I em low, 00 low fl nil m NWV HIM 1111 11 11 logo OL '11 1 NEI kxm M HE t' mum J� saw ml UWANWAW AWL 4 1984 Arva Moore Parks • loo6 So. Greenway Dr. • Coral Gables, FL • 33i34 (,3()5)448-4738 To: Mr. Chairman and Members of the City of Miami Planning Advisory Board - From: Arva more Parks, Historian A .16 ' .. iFim ,�i'�CVtvj •. �•ti A„ `J�_ .. .3,y ti5�" To Members of the Planning Board: I am sorry that because I am leaving town, I cannot be here tonight. As a historian who has spent fifteen years researching and writing about Coconut Grove, I know a great deal about the area and am vitally interested in its future as well as its past. I do not live in the Grove but as a the Miami life-long, concerned and involved resident of I just as much about maintaing the area, I am sure care historic, aesthetic and special character of the Grove as anyone, No one can expect the Grove to remain unchanged, but everyone has the right. to de„manndthat the primary concern of the City of Miami is to ensure that any plan for the Grove will not destroy its unique character. We are here tonight to respond to the proposed Coconut Grove Dinner Key Master Flan. While there are many parts f the. plan which are very good, it is not perfect. Because a to prepare group of concerned citizens has taken the time a 1 it iB im era�ive concrete. alternative to the city s plan, P stop and consider only one point: what is best that -everyone for Coconut. Grove. It is not a time for accusations . Or ; rancor',. Those , who support the alternative should not : be considered, =:spoilers but people who have a different pbiit p# view. `` �'ach plmn has people involved who have a vest the I►lapnig Crest, and it falls upon the members of' fiord-. the who represent the people to end, ,Cityom�aission, 4Q sider . aI : alternatives. and somehow come to a consensus* j li is not an easy task. rx I would like to ; specifically point out areas for your - coneii erati.on. The exhibition ball -parking &tea is,_al.rea4k #6 bi40 unattractive and no laascap O9 will ever be, abl$ tb*t.#act, . The- alternative plan provides decked Par Z9 combined with a well located, extremely attractive marine - oriented rotAil- are+ -. uear the waterfront to service .. boati..as u pe�l�esbrian visitors. Coconut Grove is the ; 'isct- t vac t: n'04s se well as ioca for vlsiti / tourist cam+and- ern cry tiffs area.:. Their presence would beh'efit {Oyer sloatg the eastern: ses.oard other com�i�tes�t!r� ,,.1 , capitalised Qn this trade but not Miami. It is l,isper.4ti4e that a full service martsa o ti t h- , rat+ iM .. oocut . Grove. Coconut Grove has 41*0s ' a { Brien tOd 'toward the Say and its activities and thus eri.enta" gA fully service mar ina. a s = aot;;.lci$ystrd- ow not Qpe#-:� - p # t'fib f PINES r 1 poor • • ....r hi n. d. .. h. ...... _. .f .. YYi` +.. .yw.-i#,T.�.f'j 10 or safely with a pedestrian walk-through, as proposed in the City plan. Parking is the greatest problem to be addressed. The egos of the individual designers, are not something the City should concern itself with --the best solution is the best solution no matter who presents it. The city must not allow parking to dictate everything or ruin the area. Is the city's proposed parking garage off South Bayshore Drive the best solution? Many think not. Parking garages should be placed in areas that service the area Where they are needed, and should be placed where there is already intrusion, i.e. in the area proposed by the alternative plan or as a third alternative, at a site nearer the old Coast Guard hanger Where surface parking already exists. If the hanger is to be re -developed as a preforming arts center, it needs parking near by. (that ever is proposed for the hanger should not preclude the boxing gym --which needs to be main- tained.) If the contractual' agreement with Monty Trainor requires additional parking east of Pan American Drive, then it should be placed not on South Bayshore Drive but nearer or i or ro rty Has satellite parking back of the _ the ran p pe • ridge been considered? Peacock Park is the most historic site in Coconut Grove. It is the traditional gathering spot for all Grove citizens and visitors. The city plan for the Peacock Park waterfront - is imaginative and appealing. The minimal stage in the - footprint of the old Peacock Inn would give the park a link. with its past, give preforming artists an appropriate stage an draw people into the park for special events. No parking should be allowed in Peacock Park under any circumstances, The Peacock Park "town square" proposed by the alternate plan is excellent and should be incorporated into the city _j plan. While removing the angle parking on MacFarlane Road and §� the parking at the foot of the street would be aestheti- cally appealing. it should not be removed from MacFarlane and put in a park. The existing business district of Coconut Grove: is alive and well. it is real, not contrived and has served the community for almost a hundred years. Nothing should be allowed on the bayfront that would drag people away from the P existing business district. Marine oriented retail +roul.d r � not detract from the business district, only 0omplowout it # wad "takes &way,*' food service, (as it is known in the Ba.has"- such as conch fritters # chicken, fries # cookies # ice . c"als _ BrtC. would be a wonderful addition. y The final landscaping plan for the area should t as f oi'"lpa all has been proposed in the City plans but shoullo refloat the tropical lushness, natives and Raboxias or ew-, � i an that is the signature of Coconut Grove, 3 can Drive and at trees such as the Royal Palms veralls designs consideration in Kennedy Park should be the any plan. of course it goes without saying that there should be coconut trees in Coconut Grove. Mould it not be possible for the Planning Board to ttee be formed that could i b oth recommend that a commiand of the architect/planners j members interestedeveral the city taff. planning board as well aSen us or atleast a wells organized could come up with a con written document that wsuno reason to rush told ijudgementand owhens of each plank There i so much is at stake. More time and thought is needed. gi erely, Arva Moore Parks f a � � .... ;Ire .1_ .d•«a�iM•H • V�.t'Rk7•S.ii+t .� �,( .. .• r.'7',. .. :. .:^' Fy;M e_e .;%��`:""p.?'��aY.•i4�„K+,trr.'%;�';y.+ei}1���';t•• _ei•' ,• .. ro .•f •:...• tr... .. ' t ... t. �:y :.• "'i i�•Y i,r:l j.' �=li �li�r i:'`i,.`y--'i. is •,ahS - CITY OF MIAMI. FLORIDA INTER -OFFICE MEMORANDUM ..a Howard�� ag�rGary City aKoddriguet Executive Secretary planning Advisory Board DATE- Duly 20, 1984 rILE SU9,EGT Planning Advisory Board Resolution REFERENCES: Dinner KeJ master Plan ENCLOSURES 984, following discussion of Agenda Item Re Resolution Dinner PAB 83 B4 On July 1$, 1 Advisory Board adopted Master Plan, the Planning Comm ssion as follows - and requested that it be forward to the City RESOLUTION PA8 83-84 RESQWTIQN RECOMMENDING THAT NORE BE A FULL REDUCT AN IN SERVICE MARINA AT DINNER KEY.AND MINA THE PRESENT SIZE QP THE CDNCURREN7OY R# '[HAT- ALL TEASES EXPIRE(i and El edio i offered by Ms. Patricia Kolsl an adopted bya 6-to rl vote. Upon be n9; Argesto.Garcia, the motion was passed . : =z yb t a' tX M 4 A £ 11 y,�PFF DINNER- KEY MASTER PLAN 1 . few-. G!TY OF MIAW pred by: fjjw RX WBEAMELLOs tJ tmw 1 1v�1�1i JJ $ E. FRAZIER ban PWWWS 'ORES , M ESAU ,q R i � �i��✓ EEROG .I� and R �`yw7�ER. �i��qyyp�y/� prylIwl_illlllll�lll qwq r4��hfE�I�Ci I� it - � ` � a �.:. � ...,. . r. a Iq.�l X I'Ih'IPiiiR71P1,S64�w pIp,PV I, I i , :.: •. ' SECTION i - INTRODUCTION Study {fib jectiVes Study Axes methodology SECTION 2 - PL1Q WINr- SUMMARY General Concept Project Site Recommendations Dinner Key Say 'Walk Sayshore Pr wm8de McFarlane Street Improvements peacock Park ers Park Kenneth Marina Complex Dinner Key Performing Arts Center Mew Boat Dock Pier 3 3 7 it 11 11 11 13 15 17 25 27 pedestrian Connection to 29 Kennedy Park 31 Park David T. Kennedy Space Spoil. Island - Open p 32 Reclamation 33 iyep Boat Moorings Area SECTION 3 - SITE GRAPHICS Historical Background 3537 Context Area Description of Study Area 40 39 ,egional Access 41 FacistS.ng Land Use 45 Proposed New Projects 47 visual Form Factors 49 view corridors 51 Activity meter Historical and significant 51 Buildings 53 Land Tenure Type of Construction 53 57 'Go Susceptibility to Change 57 lob Development Constraints 59 Existing zoning Site and Stuiilding Entries 62 Existing Pedestrian Circulation 65 and Bicycle Paty System+ 65 Building McLght �,� �i _ �..µ _�: _ �_ �.Lil.,,� _ �_ Ji�..�..l h•� w�r 01 IR 4 1�t'k , , 1l # h6 varna�l► Wtims Environmental Analysis Existing Information and Graphic System. Street Furniture and Lighting Conditions Existing Parking Existing Traffic Conditions Existing Utilities SECTION 4 - MARKET ANALYSIS Dinner 'Key Retail Potential Income Employment Trend and Projections Labor Force Characteristics population and Income Projections Analysis of Retail Development Potential Dinner Key Eating and Drinking Sales Potential Marina and Boat Service Facility Analysis Analysis of Current Public Lease Commitments SECTION 5 - PROBLEMS AND OPPORTUNITIES Urban Design Dinner Key Environmental Analysis Traffic and Parking SECTION 6 - PLAN E1ZMENTS Landscape Guidelines Traffic and Parking 66 66 79 93 85 87 90 91 93 93 96 98 106 107 Ill 114 117 121 130 Znter9o�;, " Lease.Capita�t Dinner Keys 137 etional' Sponsors 1g1+ Joint Deveiopnen '' userreell/Grouup� Recreation P 14'2 1 43 Arts and Beat utiiicatiosi Divelopme�►t impact fees 342' 142 pblic Grants parking Authority 142 oti-Street 8=10w a - APPIN011 ._ i.''ERRSI'dG`dlfi�tF�F'ARCrWr ra . 2 dW # . INTRODUG - E T 10% uN TION �. islands adjacent to Dinner Key. ECTIVE addresses the exist3.ag STl�'� in Addition, the study prop�ertres, 1.1 of neighboring:1 .+, Master Plan Report culminates. conditions and trends in relevant coQteXtu4ur Oo The Dinner Rey art of the Consult- with the aim of identifying act site and the uad nth study effort on the P artment lation$hiP0 between the p j a six of Miami Planning Dep ement ant Team and the City th effective growth manag ing areas. e- to provide the City wi general enhanc guidelines for the deVelatmDinnerdK Y • ment of public Property It is the aim of the master plan to clearly delineate the relative cost -benefit impacts asso- the u- Such issues as land- ciated with alternative actions concerning anon, tilization of public prof use compatibility, public access adufinancial re' public management controls and public Essentially the turn are analyzed in the ftMiami with a framework study provides the City hest public interest from which determinations Dolicy formulated. can be reached and public p The master plan report is to be utilized as an arding the coordination aid in decision-mia►king reg a with public and private activities w d the Cued a of p It is intended P Danner Key- necessary to adapt to changing so - the flexibility ion while cial and economic needs-onditifor ope�sPace and•marine Serving .tile pub recreation The study area is defined as the areas generally yne bounded by Bayshore Drive dinthfromsthenwesternmost Bay on the east; and extending limit of limit of Peacock Pastudy areanalsoeincludes the Spoil Kennedy park • The 1.3 tAETHOD OLOGY rolcess for the preparation of the The study p Planning master plan cOmnrised (7) seven distinct tasks as outlined below• area Developing a data base for the study 1. and its context. �. W TW M cFARLANE ROAD PEDESTNI�EGTiQi RIAN GE? �1 is PAN AMERICAN DRIVE A MIAMI CITY HALL COCONUT GROVE SAILING CLUB in the 2. sitar change wi�t�n C1i.reGtiOeof est and its ' roblems and appOrfi�ut��f:�»+�� 3. identifying p the study area and ita c+ q. Formulating goals and 06ieDttves-. g, Developingalternative solutions. these alternatives and generatiliq a fi. Testing ' final proposal. 7. Developing implementation strategies and phasing• important ingredient in the development dfvelopment A very mPo of the master plan has been the two public hearings participation' In addition to twocitiaen input: the held for the purpose of obtainingstaff interviewed Consultant and the City of Miami individuals and civic organizations tothe key s that the plan would owners within the resof assuring nd property needs ofarea�ofnthe ts astu y site- cont 6 "Air, I !,, I , I,.. r kI „l 1, L, ... ,,v. I ,. Tl68LE OF 8 SECTION 1 - n1ISMUCTUN Study Objectives Study Area Methodology SECTION 2 - pLUNING SUMMAM General Concept Project Site RecommendationsDinner Key y Walk $ayshore Promenade Mcp&rl.ane Street Improvements Peacock park ars Park Kennett, M. My Dinner Key Marina Complex performing Arts Center New 'Boat Dock Pier pedestrian Connection to Kennedy Park David T..Kennedy Park ace Spoil Island - OpenP acclamation New Boat Moorings Area SECTION 3 - SITE GRAPHICS Ristorical Background Context Area Description of Study Area Regional Access Existing Land Use proposed New Projects Visual form factors view Corridors Activity=Centel' Significant Kistoarical and Sign'I Buildings Land Tenure Type of Construction Susceptibility to Change ,Development constraints Existing zoning Site and Building Entries Existing pedestrian Circulation and Bicycle Building Height 3 3 3 7 li it ii 11 13 15 17 25 27 29 31 32 33 35 37 40 39 41 45 47 49 51 51 53 53 57 57 59 62 65 65 Environmental Analysis Existing Information and GraPhic System, Street Furniture and Lighting Existing Parking Conditions Existing Traffic Conditions Existing Utilities SECTION 4 - MARKET ANALYSIS Dinner Key Retail Potential Income Employment Trend and Projections Labor Porce Characteristics population and Income Projections Analysis of Retail Development Potential Dinner Key Eating and Drinking Sales Potential Marina and Boat Service Facility Analysis Analysis of Current Public Lease Commitments SECTION 5 - PROBLEMS AND OPPORTUNITIMS Urban Design Dinner Key Environmental Analysis Traffic and Parking SycTION 6 - PLAN ELEMENTS Landscape Guidelines Traffic and Parking ^ .i''• ,' �''si'�, r'', �� �SAM GapiP►l rests ,IOs9 t �r F t 104 13'Ps 79 >p�iad 1�w�s' 83 85 67 90 91 93 93 96 98 lab 107 III 114 117 121 130 In itutional "Sots 1,41 ,joint pavelorawwt eati i e"/Group Recr 244 User "to and B"Utificatiow froomw 143 142 Vevelopment impact tees 142 .Public GZARts oft -Street Parking Authority 142 SWAY b1 8 - Appavoll r -1 i s e ,,I � 1 1 E SECTION 1: INTRODUCTION , 1.1 STUDS' 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 iI I' 'I 1 1" 1 1 1 Islands adjacent to Dinner ey. in Addition, the study addresses the existing conditions and trends of neighboring properties, with the aim of identifying evant site andttheual re- lationships between the project 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. Can MaFARLANE ROAD PEDESTRIAN CONNECTION or 4 cv, .0 1:11% Leo, 40 — rl- I do 4r ��l is .7. :All Ire v,,; F, 'so. tMlu: ON, OL To . A If f 7, li 1p, tf_l__ 14N Np. Fri ' •�,,•��`��} � � �� � il, j•;i �f����l'1t M.r t� t.��r• �, �� � � ;�,. ,Ijfi ��af����'. i W(lz ts '00 tqto, 1, pm ul Ole, o. ,� �,. •+, a►•. •'�•. .�1 .� � a�s �� ��•3►• 1,. T ��� ��►�Ii S�i'•�r �p�i2if r�� ' 4 INV *1 v I !. I l . v I- A , , r'41 ." ", .% �.. -wv: 17, q r A k., . S"ji n" tt A ' lt, J.4 .,- L - r 1 11 ±lw C. T'.. vg 7., ii. 9. j5 lit V11, '.4 qj A G AERIAL PHOTO 41� I [1 I PAN AMERICAN DRIVE & MIAMI CITY HALL C0C;0NUT GROVE SAILING CLUB '40 2 j 2. Analyzing the "Within 10" asib direction of ChaA96 Within: and its COAtext' and OPPOrtuaiti"-, 3. jdent1fP-tOblc*S Yin9' area and its c0ftt`cxt* the study 4. Formulating goals and objeCtives., 5t Developing alternative solutions. 6. Vesting these alternatives and generatinga final proposal. 7. Developing implementation strategies and phasing - A very important ingredient in the develOPment t has been he element Of citizen of the master plan to two public hearings ticipation- in addition itizen input, the participation. purpose of obtaining c interviewed held for I and the City of Miami staff th the aim Consultant rganizations wil to the key individuals and civic 0 sensitive of assuring that the plan would be s within the context needs of area resideofntsthe andstudpy site. con arty owner 4 t ►Sr , [iJL7Ce !4 0' ' 3 { { t . "; . .Ly �' •^ '�►. h��' ' 43 P` Itul� ' M f !A' r. uti,. !t /. u. �� y tir,ru °►:`/Cry C)llit.• 1 t S� Xjtp f. tlttlr�`lj n. at a o -IlkCID CT cast t' 17 if! : AA A I 1 } �} Ark �A � ♦.r t �_+► t A PLAN ILLUSTRATIVE SITE fi i�MMm NR .M 1 sEcTION • LAN SUMMARY 2•1 WHERAL CONCEPT The unifying concept of "Public access and public use" is the central theme of the Dinner Key Master Plan. shore Prom - The proposed development of the Bay shore path for pedestrians and landscape enade, a lushly hare Drive, will link pays bicyclists paralleling arks. This pedestrian ti►e three city waterfront parks_ continuous bay system will be complemented by Marina to the walk extending from the Dinner addition, the widen - Monty Trainers Restaurant - of sidewalks along McFarlane Road ed pedestrianize ing parking will help to P tial removal of P pedestrian this street anthusgf and the tCoconut Grove Vil- linkage between gage Center. site imprpVements will not only These proposed resently provide public access to aublsi.c which also increase general public but of use increase the the removed from the for more frequency the opportunity 1 ublic due to the internfacilitiescan 11 genera p be es�ablished between these public amenities. "higher public Reclaiming public Property fora ment of " element in the develop interest use is a key in size the pan American Drive eximatelyl 2 35acres features .a,n open space area approximately utilized as a "de facto" which presently lot. The concept proposed by surface parking this area as "green open �ists of Preserving plan cc►t�sparking from this space'" and relseating the surface area. _ p DIAGRAM LRiAN IHICAGE n DIAGRAM LAND RECLAMATION PWa.rY ii' •owl P: 4i'rx ?t+r + � pp�i'`ttAlil'irro ir' ttn iPr' F Ago! t � 1A PERSIP MCIFARL 00, ME! RMI J' „ Y. ' '- E'.. lgll LAMA PEACOCK PARK STR#AN CONNECT#ON 4.600 •.f. 28.600 r.#. t E R KEN MYERS PARK (-)16A00 * # NEW PARVWG MaN►i DJOER KEY $RE 101.000 b.1. PAN AMERICAN ENTRANCE 94.100 «i. 2A00 6j. VIRR#CK OYM VACNT CLU9 CON8ECTORS KEWEDY per' *EW ANO W"OVED PARKWO r-132.1000 s./. TOTAL 18 700 y""ACRES) 14.76 ACRES SPOIL ISLANDS CIRCULATION DIAGRAM TOTAL OPEN SPACE RECLAIMED 18.75 ACRES Finally. the Dinner Key Master Plan concept recognizes the need to upgrade support facilities such as parking# roadways, landscaping, lighting, parking rea riangraphics and street furniture. It addresses the is- Siiailarly the conversion of the p main en- sues of image and beautification concerning More located east of McFarlane thedviewsoof theebay and trances, principal landmarks and Scenic Wes- s- r ma,. concept accentuating for people oriented ac- an recognizes that III y reclaiming this is waters edgeimportantly, the P - place rich fall under the pwaterf root foyer., to Coco IC4000; t It rec - tivitiet is another example of the reclamation con- t, ether plan recomncendations w a small {544 where the 1.lge Center and the Bay ` i amb cep are the development . of nizes that D;ite" .+"> wtt► 'n dekicetfl this category ity$ performing arts with outdoor once, closely ntertwineid with the a ti I of ,Seat being into in Miami'_s history.►s tie P► G3a+�i3i far pereft t* in an area preartment, the ing p° s iced the dark$ and Recreation Dee becoming -one ,Ire Qf t it ?► a �' t hi+c tig by rated ick foxing Gyls and a float storage shad operated in the waald� ibu es�bu Ito the alr za- •► Virr►ck company. ax►d_ the decla- and climatic attr* be C9 by=rrill Stevens Dry Dock Islands across the marina the five Ste' toyed tional and marine commercial facilities that ca�xld ration of rk land. The islands would be yes ,as public pa made avail»ab1Oat this location." for passive marine open space activities. I a BAYSHM-i SECTIOU Ww AT, K M. ERG PARK —T— 1 *4fvmp4"- rwwr*44 SoO 0 tww &tjTI4 0-0.1VA4010 ..tglL too ��,E �EGaUME�QA-r'aNs '�,*�► ,a.��✓j ended recomm Public improvements are divided F, number of P These have been area. site specific for the Dinner tes. The following Master Plan. into Protect define the Dinner Key recomiiendations S. DINNER KEY eAy WALK Of the Dinner Key Master Plan or emphasis to the waterfront A maj f ublic access for the improvement o P public amenities is andthe pr ding the necessary PA present there is no of this resource_ throughout the Dinner enjoymentwaterfront access ill - continuous arts inaccessible at the recom- Key basin. It is an parts the waterfront early The OF high priority ,defined. seen as a the im- This Program will result e mended locations as earance of the water - action project- apP the physical ublic open provement ofthe Dinner Key front and the creatwill extend sf om P The bay walk sQgGe' Trainer's Restaurant. Marina to Monty �. 13AY$14DRE p,RpMENADE the Bayshore ` On the land side the creation of for pedestrians is en - Promenade, $ scenic corridor open space This continuous landscapedpark wall vision peacock Park to KennedyPark cir- extending from Pe form the backbone of the land side P culati.on system. will tropical landscaped promenade This lush aces at certain strategic ublic space import open up to create public entrances aramenade so as to area. The Bayshore P locations,• a area. pedestrian space ant features element o f the public is the key reclamationat Dinner Key. F. C. MCFAFiLANS BTREET 111I ��re+ n Not to be overlooked is date C Lf:oconut and the village centercenter+�� � Gravre. Dinner Key rived as a pedestrian ve Vil Dinner Key and the Coconis toob�c re - link road is to be imp parking link serving Existing angle king• This Will lave Center• laced with Parallel to moved and replaced of sideway space sufficient allow an in estrian traffic tree paved and improved with accaaimodatwilldbetbrick p re fUrsiture. The design This area lighting and street t of the Village planting# harmc+ny with thafor purposes of theme will be in fmprovementinfO Center right-of-way both visual and functional con 14,& itisK d� ! MoFARLANE ROAD IMPRt',iVgMEaTB ,ask,t ,wom- c-fta aw .w via tt �k�*�� r g^ 4� _ � � � Mlwll I IIIIII � �. 1 ` h1�t'A.RLdNG Md.t.l. � "T'�#2fiXG+�b '�.'J� �"'r `,,.,I , ,,,_. .,,.,,. i..,,,,.,...,,. ,._,,., ,..., c +, u<�ai�a . �" 'r LI� .LI;,,,; �,. 2.A PEACOCK PARK Peacock Park is comprised of two areas which the west are the tree covered section ithe n terfront.S1Aenaumber nd the open 'bail field along proposed for this park. Follow - of improvements are p p proposed changes: ing is a description of the 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 multipurpose uses. A small Structure to serve this new concentration of tennis courts will house a tennis pro shop. 2.a.2 Dry Fountain tain is to be provided at an open - A dry $contree canopy. This fountain ing under the existing enis playground and provide will enhance the chi dr an added activity, particularly during the summer montt s. The fountain would be designed lin ay such a way so that ituzinldt�erfallsandswintell r months. The for children during be -operated during spring and sum - water jets would be.oP - mer only to providea, refreshing and playful re source for youngsters. PEACOCK PARK' IL 4•Y� SECTION - PEACOCK INN STAGE .M,�. 4 M I i dl uu Illllllllllllpi ""' ""'"'°� 2.a.3 Peacock Inn Facing the ball tmrk• there are two oak trees records appear to be the which from Photographicinal Peacock Inn. two trees which flanked the original his it is prnposeS that an allusion atotheorm.tpThis of this building be createdy of the will take advantage of the natutal slope e ,and providefora natural land towards the concewateredge and other Pe cest amphitheater f°artrailer., now done from 2.4.4 Coconut "Grove", Field Games The existing baseball facilitx is to remained. The landscaping around the field is to be up9 quantity of coc©nut palms is increased to return The q "Coconut Grove" status. the area to the original study entitled McFarlane Mall. This mall will gently slope to the water s edge'arh s prese the ing and enhancing views of the bay, P sailboat mooring areas. A water feature atnthe intersection of McFarlane Road accent intersec- rive tion provide a Focal streets. of these two major A new waterfront promenade will be built to the south of McFarlane Hall along the waterfront. This promenade will have picnic reheatpedestr.iannconnec- the p e, In the futu water's edg the water's edge from McFadrlanebe eMa bltohthe ed aBarnacle. from Along the waterfront promenade, a new water oriented dock structure reminiscent of the origi- se building which stood at the water's nag bath houthe early century Century is proposed. edge during ,ago it • �t p.� F � � . ' r I ,- ! // yr r rrr �` r•rlryrj� �,rrrrr � r �► �i friryrt:� > >rrr rii r / rrr%fj�1f1% 00F j// r3 / rrr ga lane"all A waterfront promen 2.a.5a e f ' ► t _.X"d "tension east of Bayshore .for rallea. paking, i8 ;. , !" Will be re- uof this °" _ PEACt?CK PAR WA ERI king be W. lies " e { K ,7 W 0 0 �,. J. � . l dl.,. ,E ICE"NET" M. MYERS PARK ers Park farms the pedestrian con - Jenne th R. Basin. nection between Baca fktherproposede�.mprovements to Following is a list o the park: 2.b.1 Parking Suffered from the street, between the Coconut shore Drive, a new 65 car Grove Sailing Club and to ark - surface parking lot is to be built. Similar to a similar pervious in facilities at Peacock Pork, this area will bepavedwith turf blocks area will not interfere surface. This new parking the existing views since these are already blocked by the fence of theuw�ll buffert Grove lthis Club. A berm and heavy landscape area from Bayshore Drive. With the closing of McFarlane road parking area, the vehicle entrance to the Coconut GroVeASCil-- i.ng Chub will be relocated tOlot and the Coconut mon entry to the new parking Grove Sailing Club will be ganshoretDriveere there is a present median cut at Y 2.b•2 open space & Skating Area n space which gives a view of the bay The o reserved. The park along K. Nyers Park will be P street furniture will be enhanced with rand the ,�jaceat to the gayshore Promenade, and lighting• ved surface will be provided a special contoured for roller skating . Shoreline improvements, stabilization and cleaning will make the area more attractive. KENNETH M. MYERB PARK P 1 W KENNETH M MYERB PARK A (iMNE+'L RK( fiYtClNd, - �i fit, f1 /l.Nl l If( .lAt- �I _ 13. ♦♦♦ *0110.1 10 R', t� M" AMERIGS'" # Ll :PxowEw P' , � .. ..shS, ,.,, •Y', a. d '. r..°Y,�! ,. -.- �. ill 11 11 P., A A01 t ` A k t,A DINNER KEY BASIN ASO ,C DINNER KEY MARINA GOMPLE( `'sj {w ansion of Marine Facilities 2 . c .1 Expansion e existDinner Key Marina is Pro - Thing rebuilt and enlarged fry t land~ cess of being the Seminole boa slips to 550. In additions park - three (Dinner Key Landing) wall be rebuilt to house i a thirty car -.trailer g three boat launch ramps. and a bait and tackle► ing lot, new landscaping, will be built off shop. The bait and tackle shop ba bay axis to 27th avenue to preserVe the View aAd from this location; and will provide supplies fuel for boaters and fishermen. improvements and expansion to Dinner Key walk along -the water's Marina will include a newwill bey landscaped with royal edge. This bay art of the continuous water palm trees and form Key. access along 2.c.2 Dinner Key Landscape entrance Feature shore The entrance to PanWithathercreatioon ofya new Drive is to be highlighted I Plaza at this location. circulationareas lush landscaping and new p en space, forming the will accent this important op ateway into historic path American Drive, anp$re- g claiming this area from present use. 2.c.3 Pan ,American Drive Beautification to The pedestrian circulation areas adjacent wide pan American Drive are to be improved. drive de section along either side of the existing drive will pedestrian be devoted to landscaping and a continuous a1 created. This new pedestrian area circulation p pedestrian connection along from will provide a continuous p lantin9 City Hall to Bayshore Drive. The tree p 17 �ilullllullllluiiillllll' II II •m M the median and edges of the street Citywill t��11vDuilding. oyr,a� of Visioalfocusing on 2.c.4 Expansion of Coconut Grove Exhibition Center The expansion of the Cocoiaddtionut rofeba quettand Center will consist of the small group meeting facilities which the Center now lacks,. It is recommended that these be added - att the north end of the existing facility. it they between 20,000 to 25 # 000 s°g ` f t. of reno- vated ybet a space and new construction would be required. This expansion would involve new vertical g food preparation and service circulation ccss#rods, restroom facilities# areas# A/''v production interior finishes Commensurate waiting rotes and with the quality of convention and conference pro- grams which would be served. 2.c.5 Miami City Nall Adaptive iie-"98 A detailed re -use study of the Miami City Nall is beyond the scope of this study. However, building Hall functions are relocated to once the 141ami CityCenter, a new a - the new quarterhhould beound for that ishistoric daptive re -use landimark . d.. presently the possibility master's office. There i4psea plane to the grinner of bringing a Sikorsky S'3 Keyarea. This sea plane is aThe aretwo knownas i "� by version of the Clipper Ship. y Clipper". this aircraft is being housed at the Presently Should Smithsonian Instilite.ian appropirate�location for o'all this become a reality,ide of City this aircraft will be on the; north lane gangwaYa leading between the two existing s F to the water. The grassy knoll at thisfl��iities accommfood and beverage: ill odate this sea plane. Ancillary etc. shc,uld such as meeting rooms, be considered as an integral part of the aviation museum. A number of other options have been mentioned probable reuse functions for the City of these ture. It should be kept in mind that many` other options are not mutually exclusive arehatyouth idea of an aviation museum. rou s, a restaurant, hostai, a center for community g P a maritime museum, etc. Because everyeeffottant historic nature of this building should be made to obichor mini izesathe neediforrmajor of this structure wh alterations. Both the iwithitheaN'ationalil;istoricof the building are certified Register hich is being seriously consi _ A re wNall building. formerly .._ �__.�.... ».,.. •�. eked# is to convert the City the pan American Airship Terminal, into an aviation museum. This ,idea has been discussedro#hPanaAm„r- ears. There is at present group � lie y dots# the "Clipper Pioneers . i.oap .Air!��Ys, retired p with tentative plans which iav xppraach+d the city to crate a ov et�on memo al at .dinner Key- - sed that . ar ke�rary naval I s :. ed dock � ' fitted , inio,. the en arg z: MI'AMt CITY HALL EW-. , , 14, Nk. i. 7 791L ms qyv & , 1! PERSM%,o I it L� pt\" AMf.RICAN 011 AND PLAZA rr %ficvj -MWAWS CAN oilliftly, I Ali i: ir mmruutgvw_- pEtwotomko ARTS AND 2, Air. timif. - M TRAFFIC IMPROVEMENTS LEGEND/IMPROVEMENTS a. Intersection geometrics & signalization b. Traffic flow modifications c, parking / re -stripping d, Parking / trailers (boats or exhibits) e. Parking / 4 levels at 650 spaces f. Driveway geometry A 2.c.6 Traffic Improvements A number of traffic are proposed for the main circulation. improvements Dinner Rey sit*. The entrance to the exhibition center' at S-W- 27th Avenue is to be reworked. improved geometrics, the separation of in -bound from out -bond traffic by means of a traffic separators 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 trafficrked. The flow along new thecpreviouslyodis-ll allow goo 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 31 RAJ l"l .10 CAR— SPACES"` 1.095 -SPACES ol SPACES 170 SPACES ]LEGEND • T I 140 SPACES 40 SPACES PROPOSED PARKING LOCATIONS AND SPACES I . .. ., l 06 These lots rill arco to 38 ee E encT � . h d - ��R�i Center., a'«. k screened Ahd :bufrfei `to t �- t13 D1 14 Kay '�' A jQ/$�iP 1.Y *��k times these lot$' P also E1crr ie $Ci$t Tins ', ,the from,, � trailer parking ' adstirrq flennend Existing Supply Net ark demand for a Hi .... The gro ected pOY TTIi e OCte A 1. 13irmr ►aladna 448 572 439 498 i 9) (74) basin area is- prothegexgansi( th+dr r demand takes into -account incFease 2. Exhl C►A HMAI Icy Hail 100 73 i 27i Key Marina by .more' than 200 aligst an "event days utilization €act'" Of the Monly Tyr 4 ` 216 156 { 60) 25$ in the Coconut Grove Exhibit Hall, the devekl nt m€ a original project pr4osed a O"Wer s0 TOTAL 1296 -0- 1166 ( (130) scaled down version of the by Monty Trainer (i.e. 40,00'0 sq. ff specialty cam"' m retail) ; the development of the perf+ormittg 4►rt8 : of the city Hall building. ter and the adaptive re -use ANTICIPATED DESIIANDI SUPPLY this projected demand. apprOX- Projected Demand projected supply Net In order to meet imately 191 surface parking spaces will be added in marina, exhibit 1. ©inner Key Fine 553 714 554 550 1 (164) the parking areas surrounding the hall and Monty Trainer's Restaurant through the re- the 2. Exhibition Mall 3 City Nail 75 T3 { 2) stripping of the lots for purposes of increasing and efficiency of layout • 4. Monty Trainer & 820 125 number of compact spaces Gym Area 525 5. Other 80 -0- t 80) Nevertheless, there will be a need to satisfy 650 additional spaces TOT1947 1997 50 the demand for approximately utnf the current Note: An additional 831 spaces recommended. in a struclu166 rking spacesistobesufficiently supply of P augmented to meet projected demand. ADDITIONAL PARKING 115-spaces/surface & restriping i. marina . 'tion l4�1` ha 2. Ex by ri i �I(ast � 52 spaces P 650 sp aces 14 level s u tract re � Grote Key a � 11 Stevens 4. Monty �'r�rmrs-b Gyre Area n parking i4 spaces/surface aces/s P g � Total 831 spaces I '1 ,,: 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 100 ft. in depth so as to maximize the amount of open space provided; and be setback at least lot} 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 with the developments on the west side of Bayshore 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 €eet# the deck could accommodate two levels with ap- proximately 250 cars (125 cars/per level). STRUCTURED PARKING PREFERED ALTERNATIVE V. +25 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 SECTION PARKING STRUCTURE PREFERED ALTERNATIVE impact of this structure at ground level and help meet some of the shopping needs of the boaters at the marina. 1J •+ t L s 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.D PERFORMING ARTS AND CULTURAL CENTER 'k 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 STRUCTURIED PARKING ALTERNATIVE 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 The Performing Arts and Cultural center would work in conjunction with the Wor Q coups proposed by various c0,unity 9 which has been r Possibility for the.Naval as an adaptive re -use p The Reserve Training Center across the street. ate the physical Working Arts Center would acco and develop- aining requirements inherent field of visuaa ment of human re would bee and fine arts. This facility theatre' groups and for musicians, dance Qroups• artists. proposed Performing Arts. In contract, the ovide an ex ibition and Cultural Center would groups can present their space where the different grolled oups Space. performances lwould berresored with � adapted This facility that seatin+q could flexibility in mind so from 150 seats to 500 seats. into a Multi - The renovation of the facility se cultural center would allow for the sharing, purl facilities City of space and supporthoused at the of Miami Boxing program currently the m and other potential tenantsChilden' ssThea Theatre, u the Coconut Grove Umbrella, etc. The Virrick Gym site is ideally suited for ose cultural facility due to a number a multi-pur P of reasons. These are as follows: condition and has 1. The structure is ac in good con tired for the physical characteristics rem being' recommended. a facility such as the one 2. The proposed adaptive re -use will increase the event days or use factor of a facility which is not being utilised to utilizes ram pacity. The present boxing 4 er Wednesday' the main boxing area every (i.e. 24 event days annually" �'E� 1Ff 1AJ"Q CARTS AN® CULTURi4L CE@iTE�1 E 0 3. It is strategically located across the een- street from the proposed Working Artster, and consequently this area could be- come the cultural hub of Miami. 4• It is readily accessible from anywhere in with public the region and can be served ic and future plan - parking from both existing �• The latter will facilitate ned facilities. a more effective joint -use of parking fa- cilities at Dinner Key - It will take advantage of Dinner Key's waterfront activities accesswill to therwater ease daytime and 9time front. It is anchored within a community which is 6. known for its support of cultural programs. in addition to the proposed Performing Arts Cen- ter outdoor sloped lawn surface, ter with mp seats. This will with an amphitheater configuratiobuildingbe develope on the waterside of the existing compatible complement the internal flexibility ctivity compatiOf the ble P Arts Center and create an ou with the waterfront Bay Adjacent to the "amphitheatre Type" space, on �s presently being leased City property, Part of which space plaza would be de - to Merrill Stevens, an open sp to d with food•kiosk concessnPerformingrArtsoCenl ve vi complement both the activities to comp aces which will ter and the people -oriented outdoor spaces shore form part of the �tenercKeyeBaYeWalke Stay promenade and the 2.1E NeW 90AT DOCK PIER The existing boat ramp V$a�rioK adjacent to the has s�ia Gym is to be ems. Th approThis achangleis too shallow• design problems. The cop the This boat ramp will become totally obsolete onIn ad - new Seminole Boat Landing Ramps are rebuilt, dition, there are serious Trainer�s Restaurant and the icts between the parking areas of Monty ramp. Recently approvedffeeetande facto closure ramp even less usable, in e The master plan recommends that the existingiB Th boat ramp be converted into aoat dock pr *waterr taxxi, an apPro- new dockage could accor sip 1 temporary docking priate feature craft se sverly lacking throughout the facilities which are Be ause of its wide nature it cIt Dinner Key basin. Bec also serve to hold public gatherings and events. will form part of the complex created at the told Coast Guard Hangar and bevisuallysually an and DinneroXeylY linked to the outdoor amphitheater Bay Walk. `" %'' yy., TM PAGE WMN'nONALLY BLANK ti t-- 6 TH f-,F § An4 57 4, i �.... ..,:v„ .r, ':,.. ,_ ,.. `', .,..-�......, •y; �• ',. k:, ., - .- ...,,, � A i!-ix� r•'Iv. rsae.. ,,, k, ^„`3"'t[*� AN ,��i5 ���1 �� Y II,'IIi III, III �F� � t I I '' �'!2' <e4 •� ,. ,,..-4. en .:� • "S xt - m� t t - - �" 4 '. k i � . ,. ., , 4 u as M"C Y'!'i'+k f'� �, k 34y'ty Ril mm�e +I `!m 4'�•aj. 2.F NOT E .' ,, ����� �. �� �# i � � � A a � P�1 or i PEDEETO IC! 1 a4'TV !1 GjWWY Tf�! d i s V The can t tm► .Ong Da�r$h+�re"`��ive:t to 5 Park from th+a area o '' I ntg rainy ' be imp - proved! It is �/y� d ,:�kh# $ 'silt, at �I iJ r: f ;:/fez Biscayne rwy "ddd......;. y, least 18' In dt'k tad tpa 4■ ,n/ yacht Club.strCl1} land was previous - yacht club. obtained fascia+► Coral Reef Yacht ' Once this piece of property is obtaiaeds the 7 a Bayshore Promenade can be continu+ d into Rt°E pork k. � This will provide a strong pedestrian and bicW,� k ; linkage throughout the study area. M ' } M1MNIIIMFlMrIpMiPai�i104Mllbkl I to IX I:Nutl " r _ w1� � 1i �.� *a � /t .; a` �, ..�/+a.}.�i "r"lf�== �� �",-. •i' :►.. .'/.',w♦r_+, }.�►+-r-w.sr. w r`w,' ►. - 1 ' 1°�° }+rr�jw �/ �: ,,{ e is A�!► .. : ,�., , , . ". , , . , , , } ':. , _ ;� �-} , } . . wo I dpN o n M■ oe # 04 a ;r .H DAVIOT-KOMDY PARK 2 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 Rockerman Inlet. The Bayshore Promenade -is to be continued into Kennedy 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 Bayshore 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 Health & 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. is to outdoor activities which This facility oriented will involve the general public as expectators and some as active participants. An outdoor weight lifting area and an aerobics court are to be built by the successful conces- sionaire- A small 'park like" structure will house equipment storage and lockers. Two open shelter structures will provide protection in the event of inclement weather. 2.h.3 Parking The existing parking area at the old Longview The present Estate is to be improved and enlarged. narrow entry is to be made one WAY Ou new one way entrance with angled parking provided. The overall capacity is to be increased twapprOWl- mately 140 cars. The, existing palm trees "UMAT'AhO present entrance and within the Parking area will, be preserved. The enlarged, landscaped and paved new parking will relieve the problems ,which ,'are- pre5ently experienced. The existing parking lot at thenorthend 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 peivious 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 provinidethe for areas safnorthwest 'of` RaYhone rk for the residents Drive. 2,h.5 picnic Areas ?be remnants -Of the filled in pool are to be removed and new picnic shelter area ter boat is to be built and connected by walkways 2.h.6. Shoreline Doardwalk.' i Pedestrian Access & i,andscape 'Buf fens to The shorelineIlan bynthe�CitykofnMiambieParks re - stared, % Proposed p Water Management Com- epartment and the Biscayne Bay D mittee creates a new- boardwrtskofctheeeastern section side of the park, along pa of Kennedy Park. The boardwalk on the waterside will allow ,for manclrove restoration ra nalong public to accessng the bay. . shoreline, while allowing the The tidal Swale area in being presently tra- versed by a rock 'path which is used to gain access to the other side. A new foot bridge across the tidal Swale will be sensitive to the existing environmental condition while providing a more direct connection between the two sections of the park. and - Along the Itockermacasharelineboundary isatonew belim- seaped buffer and improved plemented. 2.1 4jpgII,.ISLANDS- OPEN SPACE'RECLAMATION -As part of the concept of reclaiming open space for the public's use, the Spoil Islands directly a- cross Dinner Key are into dpassivesible to public parkland recreation and con qYH � .t 4, , v-- DAY{D KENNEDY PARK SECTION- BOARDWALK mew ! tpywaM aws) Vhe island directly across Peacock Park, (i.e. ialar ►► �.ls to be cleaned of debris and upgraded. „_ , „ &^ h the DAY{D KENNEDY PARK SEGTlON= FOOT 8R'1EI41 tilt C1 M t 101 + ;,Ya,,,..i v v1 rw*t►�M 8ECT,ON- SPOIL ISLAND NO. i ♦'� %♦�J/j fiJ/J 're"'r '1 1 f. ta!W #AOORI#OS i ol AA ,... ij A a`�:�`� A AAA .; fir r� A A x ♦j� �"t AA A'A �►�' j i A A paA t" The inland si+,, m�iiriaa `s+c; q� d:t on this ccesss. dock is tca+ with mangroves. Axe' a boat rental. concen` w side of the isl:aid'', and served by ss dock to to Sion proposed four P"+a++rack, Park. The theeother side. ? be linked with the restored beach on via an elevated wood boardwalk;. Islands number 3 and 4 are also to be cleaned 3,.r and restored. The beach which be fert,herlencouraged• between th e two islands should Islands 2'and 5 are to be cleaned and restored to a natural preserve setting. Zj NEW BOAT MOORING AREA As explained in the analysis section, there are a large number of derelict boats which moor ill&" gally on the bayside of.the Spoil Islands. These boats are often some of the worst.offenderlsn andiron, of polluting the water of Biscayne Bay. most of the derelicaoats thusare in a tarnish theeoveralldis�9'a' physical condition and of Dinner Key from the waterside= It is recommended that -the City OUSt C"Ad� police a new mooring area Just east Q PO n tho- tW04 access on the Biscayne Side, �is�$at4a contains no, n is to Dinner,Key Marina. +free«, grass on the bottom and .is` id+al for . a Approximately 150wbO&ts' �Qujd be com€o tal 1Y fine . . into this space. The creatiaan of these: ' new mac 94-. . problems wig."sre3�'i Space. - will alleviate the. existing p .., boats, and provide the City with 4 much n i,.-. Theree moorings.:-' I , , porary . mooring 'With ttj� Y ; s. Thi '`ity a fee associated with # new Miami. Marinas .Departmetlt, °wAuld . �s Brie for management of tht*'ne*mooring area. : NhVLB .,p AM] PERWhu I fly mikvm#ma-MK 0 P. SEC110N 3: SITE ANALYSIS 3.1 } STORICAL BACKGROUND Up to the early 1900s Dinner Key was a placid island covered with mangroves above which palm trees towered. A nrtthe island from'tabout maainland. The long, separated old rock road from coconut Grove Thisfollowed road wastlatergto of the highland onto Mi,�i• become Bayshore Drive, To the first settlers Dinner Key was a favorite ly picnickers. in the early days there spot for fami 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 site for a naval air s�helnaturalvenvironmentand had the ar- subsequent changes to rived: trees were remo,waseisland dredged tolfilldthed bulkheaded, and bay bottom marl prairie which separated the island from the ebuilt mainland. Finally, hangars and barracuiated the base. to house aircrafts and the men who pop 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 finally years later the hurnileft of the of fibase. was toHurricane de- molish what had been winds and a giant wave surge had cleared the way for flew development at Dinner Key. PAN AMERICAN SEA PLANE TERMINAL. TODAY MIAMI CITY HALL In 1930 the newly formed Pan American Airw s System selected Dinner Key as the base for its:Imt6r- American Operations. The lack of adegoaced Fang f*- cilities for planes'in Latin Americaforced Pan - American to employ flying boats and '' crafts for its operations. The first hangar was e- rected in 1931 and a houseboat was trafficsgrew Pan firstpassenger terminal. A passengerimprovements at Dinner Key - starting undertook major imp 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 wateroorhon rampstthe h ip that was outside the the building. parked on the so fw . .-Wr �.- --- -ii- 'I IN **-,�r 6 7 Wow, 41 ; 'us"'r a. Alk qUif or.*, oir o" lit, lit 11, its lit ow two co IT GROVE PEACOCK PARK EXkIBIT CENTE'*�� SURFACE PARKING!' -W A- T *ffi '�Tmuj—1 71 171' T IFT Ull I k, ; f 4 a in #a 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 U.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 presi- 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. PAN AMERICAN SEA PLANE TERMINAL. TODAY MIAMI CITY HALL in 1946 after a heated controversy the City of Miami acquired Dinner Key from Pan Am for the sum of $1,1000000. 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- ,• five 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 Rey 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 lox rise multifamily units in an estate setting. North of Dayshore strive, 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 nett private L "Hermitage complex of luxury town- houses begins. . The immediate residential areas abutting the study site are characterized by a relatively a,ffl,u- 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 fancily 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 SAYSH©RE DRIVE �It I commerce and banking, as well di,stences of shopping, rtunities. In ad - as cultural an& recreational uepin that it possesses dition, Coconut Grove is un' With a mixed Cultural a racially diverse 'PQP population is mostly and ethnic heritage. The the median age being in the mid-301s. Table young, demographic data on the I indicates some interesting adjacent neighborhoods - coconut .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 oandaartisticrrelatedleventsi ty but also for cultural and civic organizati©nuthe growthlast inetheecome area has experienced considerable mercial sector referreiotthe t econot MayfaGroghaseVil- lage Center. The development of and 2 projects, as well as the develoestablpment of the Commodore Plaza area, are helping Coco- nut Grove 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.. The Silver Bluffs along Samhoake e Drive provide a,glimpse of the geological up of this area. Thanks to the efforts of the early settlers who brought many new plant species, and to preservation achievements, Driveeisral onevofitheyOf most Coconut Grove and Bay arts of Miami. densely tree covered P REGIONAL ACCESS vehicular access to Dinner Key is provided by Bayshore Drive. This Major arterial, which becomes a four lane wide boulevardI' Win each direction) as it passes the Dinner Key area from AviatioveA lw to McFarlane Road, collects traffic goingto toA e coming from the Coconut Grove section. Drive also serves as a major north -south thorough- fare connecting 41d Cutler o�n�ad with Dinner . XAY�tl�� nue and Downtown Miami. � 27th Avenue With way to the north is $. » s.w. 22nd Avenue providing A less traveled alternate route. Direct vehicular access to the study site Oc- curs at a number of locatfnnsallThere activities within inter- nal street system connecting the Dinner Key area. The first access point is - 4s edge McFarlane Road which andreaches coconut Grove rSail.ing along Peacock Park Club. TABLE 1 Gww tt.t t/rt t.1.t.tt•• u ..we It a w 71 a-M 11 LM1 NM+w .trN AV 1.� Ysrr {,tM N .a.. $W.4" ay ta. aa4 a.1R3 1 ua » 14.1 at.. 1..1 t..Mt 1.m 40.6" 11.196 11•8a N..1m I0�0 ''� �Yrwiuwlw � , � " � innVliriiriri7itiiiJW 1111111111111311111111111!II i!IInNl1ll'�.1.ouloumimuupi i ! IIIIIIIIVIIIIIIIIIIYIIIIII�IVI�IIIVIIINI�IIY�i�IMI ii'i'i�ilri�i�irlMliYillY' , L -r.-•r.r'��var�.rcij._.p.+rrr�lr•a--ttre,-.•r..�e�a•o s :•••r-,] A 1'Sx #e • OWN " s,#* . • 61 .. r r•&11r! a,a rr.r awa sa- t•.,,... s. SEMINOLE LANDING 4. • �� '. .Ii• �� .may. .�..•i ���ti :.j.•.r +M.•�w .ww.. a►+M" ��,.,• tr.l: r•, w''}1..; i y �.444 A;t �.. .fit - • f .'"�, i . ,'`. 4..,� The entrance at S.W. 27th Avenue coupled with that at Pan American Drive and a loop rid along the water's edge, allows access to the Dinner Key Convention Center, Marina and Miami City Hall- Ac- cess to other areas of the study site occur directly off Bayshore Drive• in order for pedestrians to gain access to the waterfront, they Must BaDrive thoroughfare. a relatively wide and heavily traveled 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 Byers 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 ern end of the Peacock Park totudy Aviation. Along Bayshore Driveon Avenue there are adequate sidewalks and a bike path. Pedestrian and bicycle circulation along Bayshore Drive is hazardous from Aviation QA venue© to David T. Kennedy Park due to a athrthatpparallels the edge and often obstructed p of moving traffic lanes. Z. 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 Pack 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 ailing north end of the site ofdDinner Key) providethe coconut Grove$ private Club at the south en recreation activities and dockage. Commercial uses, in the form ofrestaurants -and entertainment areas occur at Monty Tr s Bay shore Restaurant and Raw Bar at the eainCha intersection neOf Aviation Avenue and Bayshore Drive, WAY 00. .� f 0 -� x fifty Cq C7 •s Restaurants adjacent to Grove Key ,and Captain Dick' Exhibi- Marina, and at 3»P.1s restaurant above the boat tion Sall. Other comDaeralo,ccursat hech aold hangars. storage, sales and repair and where now Merrill Stevens 6uardshangarronext eto Marina are housed. An old Coast ure housing the City Merrill Stevens Yachts has structbeen converted into a ox- ing gym next to which is Department offices. of Miami Parks and Recreation The Coconut Grove Exhibitions Centlonger cPan1es a large portion of the Dinner Key a rea a facility is a large, ,American Drive. Surrounding parking area. paved, mostly non-restricted the intersecomobiletion of Pan The parcels of land facing since American Drive and olasbarrteksvthat wereaused to the removal of the sthat Miami City house some City of Miami departments. east end of Pan Hall occupies the landat t noeresidences within the ,American Drive. The study site exceptpersons living aboard yachts tin at the existing marinas. aa. 3.4 EXISTING LAND USES The study area. spanning 117.20 acres at bayside in Coconut Grove, is anchored twoodparkst(KennedyaandrPeacock) and southeastern ends by ublic recreation providing the large majority of p A facilities for Coconut Grove and Dinner Key. Smaller park, Kenneth Meyers ad its recreational fundtion subjectednd dockage of to traffic Tosbel- ated with launching or 34.8% of the study area is exact, 40.89 acres• art devoted to public park land, for the most part facilities, such as adequate sanitation and P n spaces are need to be stZengthened if these open to effectively serve as public spaces. Marina and related uses are widespread and are both privately and publicly sponsored. facilities include the Coral Reef and Biscayne the north end •and the'. Coco'at a Yacht Clubs at Club its the.. south.. To��t'��_ Grove Sailing 230 facilities provide moorings' for some wet slips numberinq,159 and land storage p,oats. They occupy 6.88 acres. waterside Conner Key Marina and the eili�ty At artment/gYmnagfum, provi `�.',�_ - behind the parks Dep Servioeso gpectfi0a2lj. public launching and docking Marina presently offers 325 rat slips, Dinner Key aed for future. with an additional 22S units Pr � �,g0 wet slips. construction• for a grandtotal the gymnasium is used The boat launch ramp less than the Kenneth design difficulties of Mtherformer facility- s park because forms are evident. Commercially, rovided by the tdonty Commercial entertainment is g t House and Captain Dick Res"' the chart MontyTrainer's is by far taurants. Of the threer r ip GROVE KEY MARINA �u II���ulumlulN�llllllool „�,,,.,'i����������v��uniouoilnmleouerilll�lllelulillllireeiiu!.II!IllelllR�G41'III,!'94�I11pe"f,�p1"'��'�911NPPI�'",1T1�1e��eeeil�ui!e'1�,�'I�IP��IIIII�III��u���� ��� 1 1 do Assuage �w��s�ewr w looKwr s .. to ,iilTUTIQ MUC am the largest,, Offering 150 wet slips at its marina, while the restaurant features for theseating three existing of Boo seats. Tots acreage 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 Gromum carve Marina, a "do-it-yourself shop, rying capacity of 350 boats. Municipal facilities for public use and enjoyment include: 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 astatement f community involvement and pride, although 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, envi--omental design has not been a primary concern in the development and renovation of many areacilities within the area. More importantly, the afflicted with unrestrained parking on sites not designated for such development. The Spoil Islands, providing some 14.75 poten- tially recreational acreage offshore in Biscayne Bay, areSeannaly being "graveyard"oforlly used abandonedoth as a are boats. picnic COCONUT DROVE EXHIBITION CENTER BOAT RACK STORAGE W& ���-, � n�� .ii�m ��lullll�lil'Illl�lu,��������lll�l;u'�9q'!,pull�lpunul,IMq�n!Ill�nugl'm,�II?�grI11,!!l�!II''�"�!�!""'�'"�!'�I"'I�I�@'�°_�°°"�*n��I��IMI�I�INI1,ill,�llllll�lllll�llll�ll,l'lllllllllll r� ,+ �.redn 4�e main o. nuo�°Iw h�ui ninrn no: �iit �fi�luuniiPii �i,�i'�ullli lilt gliilligi � �l �rIiI��II - — -. - r � 4 I �� i.. i�lmij ���, 1�4'R �e, �i��.r.M�M.e ��4 ni+ � i'•"'1 III I � �mlY�.i. o`in �I u i I�ui� min n I, III � II � j , , JIIJ , , , � "I.- 111I11MNIII 111 lull 11111 1[11111 !A WS IA4401 I 4LL I T Zv d v 011 all INV r n "W OF C11ANGE IIA]lxt j.:' q,,I I I IV I W , "Mop IL CID ua -w ;. Lim oil 3 1 1:2 fr 0 - IUQ a ul't 10-6 fix` pi't ri commEtiGIAL nr- 9 -1 EXPANSION 0 44, 1 f1ptIoL no tic� HORELINE IMPROVEMENTS N LEGEND RECENTLY COUIPLETED PR PROJECTS CONSTRUCTION PROPOSED AND 400,111ITTIED 006"oftj It y vio 3.5 PROPOSED NEW PROJECTS Private investment in the immediate vicinity of the study site has deanlargetamount•ofThe growthsinrthe area has experiencedlast five years. Amongthe 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 he rand Bay Of- fice Plaza is approaching come expanded nut Grove Exhibition Center is also being e by 30,000 s,f, and is rapidly nearing comp The City of Miami has committed to the expan- sion of the Dinner Key Marina from facility Will boat slip facility. This expanded benefit boaters and increase the amenity of water's use at Dinner Key. several projects have been proposed although at the moment, is in the planning their status, is the proposed Stage, of particular importance development of the Monty Trainer property; a 50,000 s.f. specialty retail with marine orientation. Park a shore on Kennedy line restoration project a- long the east shore has been proposed by the City. txi 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 rat �ic he cora- tion. A recently acquired large parcel ,.. ner of Aviation Avenue and.Bayshore D3rive Ican be expected to be developed w thin the nectar future: GRAND BAY HOTEL AND OFFICE BUItDING- W ! ! Ir oir��IrrUl!11MMIslli ^lil"fMMiM�MII IIIMIMMI�IiYM IlliliY f l�illl��lllli!!, 119��II11��i�1�Gl 111 �1111111�'.. R I ���'�I�i iiiiilllUliilp�li111��11tlWllill�ill' IIIIIIIE!(�lilllilll! l�I,�,��lll�.�, R���� �u�n ni ,�,.,+...,e.::��!�nru aei �i,navr �uw �r nu �mu�im not w illiwu 'ii III ivi IIIIIIIII II I' I IIIIIIII IIII'll11111 II �I I"I'I"I' i nIi pip II 11,11,41, wh � jr. t\ MONTY TRAINER'S MARINA F1L ct0*11 Ono vt ue sc 400 1XIENNE TOO 'it 01EVERS PARK MARINA BOAT MO0Q#NQS emu/ 1-1 , . I I I tA O fl at I�taxrr flufI '9 Q* r <- ILI let'? tv L o tj El d 1p r G Its GROVE KEY MARINA CITY IIALL RRILL STEVEN ,CHTS 11 use DAVID T. KENNEDY PARK PRIVATE YACIIT CWH VISUAL FORM DIAGRAM 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 Drive; the second, a large site, occupied notably by the Coconut Grove Hotel, the summerhill Apartments, the Grand Bay Hotel and the offices cto Sn{,gthe Grove. 27th Avenue�1SThetthird from Darwin Street such view is offered by two large condominium com- plexes and the Hotel Mutiny - an area extending from the northern corner of Mary Street along Bayshore to McFarlane Road. Park views are unobstructed views of the baycm within the park. Kennedy Park, comparatively speak- ing, is heavily wooded and views of the bay, though 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 in the study area, also has open views of the bay - at t looking south and east. To the northeast, the least Marina docking facilities near view is mainly one of 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: Q) 1. At boot; terminus of the study area, the open spaces, David Kennedy Park at the + north waterfrontca public the south recreational end, give thehe recreational � character. - 2. a strong gi*134; Bayshore Drives fa►a.. ' which cor►nects at a vehictulat, tivities at Dinner ]Key- 3. The yachts. sailboats. marinas and all t he activities gives the ©i4Ct4( . water oriented strong water oriented caret* Key area a 4. Pan American Drive with Caxis all as ito �o- cal point forms a str g 5. Monty Trainer's Restaurant act$ as a land mark and a gathering $l4c 6. The strong architectural forms of the. building contract markedly "Hangar" type with the scale and materials of the Sur - rounding buildings. ge 7. Finally, not toov$�IeoaSkstdis the �rroundingmt� of the large parking Exhibition Center. coconut Grove MONTY TRAINER'8 RESTAURANT hl I,1 1 1 11 IIIp.Lo ry11,1111`". 1 71.1' 7�1 I 1 II iI.II..1 -Iri'1- 1. Ilia, R 11,11 111" 11" 1 IIIu11, J'111 I�I I II r1II I II I q11II1 1 1 1-. dill111111111iil'III. IIIII 11 llIIIIuI.II I I I i ri rmt3 nuU1tj J'A rl I'K IN, Lm kill C7 16 fl r !�� 1 _l`l L m q) ca i4 ail Hr a VIEW CORRIDORS xvtotO Yi MI6*.*tSt. V* 1) I 11 1 -I r. ie,r':ul.i ." �1113Y 1111111 1I I II i,, i.IJ -. 3.7 VIEW CORRIDORS Primary views for the purposed ofstthis ststudy evel, are unobstructed views of the bay, a 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 Nall 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 streetside parking be eliminated and the street widened to form a type plaza, then downtown'coconut Grove could very effectively increase its access to the most aesthetic feature .t► of Dinner Key - the bay. VIEW CORRIDOR - S.W. 27th AVE. d 1 VIEW CORRIDOR - AVIATION AVENUE 40 u. i LEGEND *0 MODERATELY laolum It"Te"affy tow 1"Tausily M>o Or/teinr;- - <> !Mtl 16 kr A EJ i d racs fil live-lo of, nil- (P.-- r xt ACTIVITY CENTERS PUBLIC USE E 10 3.3 ACTOWITY CENTERS Activity centers for purposes of this study are areas which are being used to a high degree by the general public ` Ana:...:{. • •-u The most highly used areas b the general pub- lic .... , ..�._, 9 Y Y 9 �•ki +r ," are David Kennedy Park, Dinner Key Marina and Monty Trainers. These areas are used almost contin- „�; •t r f1► * .t. 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 t. �S." r. ,� *- - - the general public are the private clubs and the boat service yards. KENNETH M. MYERS PARK 3.9 HISTORICAL AND SIGNIFICANT BUILDINGS DAVID T. KENNEDY PARK 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 8ayshore 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 8ayshore is zoned IIC-1; the Merrill 51 ,, i,„„o 14 �,:�4x�.l.y Ir �.�il:l.li uuJl�p..i �a 1. IIINMIIIIIIIIIIplilll lllIIIIIYIIIIIIIIIIIII II�uli1011111111��11111111 illllllll II I II II II I.'I II lilli ll,'Pill I n. Ii111iIIIIIII IY II IMIIInI' _ ... -- 11w�.1 3 y,� ,�, e `�„1,i ( `✓ OIL n 1r �yowfir, � 1 :a<tiaJ l`!t �1 1 �ti�U 4 �t=Cu'�} �14r eft � � .� -�►E.a � �Giti � ,rt�: Q°IC y QG C 1#1 HISTORICAL -AND. lei rya Stevens/Grove Marina facii,ities are housed in old Pan American hangars, and the gymnasium ce the home of the U.S. Coast Guard. Yet another building, Icy Reef • is now the Central structure ,and namesake of a residential comp lex known as Rocky Reef. 3.10 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 of the Coconut Grove Ex- hibition Center. publiciv Owned and Publicly Used This category illustrates all the uses which are in the public realm in terms of management and ownership. Under the public management cate- gory are the Dinner Key Marina, Coconut Grove Ex- _.x k[ t ` `: .� the city . hibitio n Centers be; � 1" t -Depar�ht. ld�. and Recreation the three parks: Kennedy `P*kk": Eari` Park..:, t%nd cock Park. 3:11 TYPE OF CONSTRUCTION The study area, from Rockermari Road to McFarlane ticn const=C, , ' three types of Road, depicts mainly y� The most evident types isparticular rfabricatd in larger structures,, is theP is almost solely' confined to older, -mix. The use publicly owned structures, as the Coconut Grave Marina and Merrill Exhibition Center, the Grove Key As two of•the largest structures within Stevens. the study area: these latter buildings are at once disrepaire noticeable for their general state of lack of adequate land- poor design standards,,and scaping. They contribute little to the study area visually. A fourth structures located adjacent to Monty Trainer's Restaurant, appears both dilapidated and abandoned. h. rMcitl(fitI'll" cm uo of fa tip fie 13 fit a P on OR ®r, to my Ate zld LAND TENURt a a m At time same time, average household income will increase from approximately $20,950 in 1980 to $30,555 in the year 2000. Total household income is expected to leap from approximately 3.1 billion in 1980 to 6.2 billion in the year 2000. This tremendous base of household income has major implications for retail development in the Dinner Key Trade Area. The extent to which Dinner Key can capture some of the sales potential generated by this income is of course problematic, many variables as they relate to capture must be taken into consideration. EXPENDITURE POTENTIALS By CATEGORIES Table 14 indicates that based upon our analy- sis of households and household income trends the Dinner Key Trade Area had a shopper's Goods poten- tial of better than $600 million in 1980 which will grow to a $1.1 billion market by the year 2000. 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 Key, this market was over $800 million in 1980 and is expected to exceed 1.5 billion by the year 2000. DINNER KEY SALES POTENTIAL FOR SHOPPERS GOODS in a preliminary analysis, assumptions must be j 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 merchandise. .� Ili ipo,..',ilu v�II,Y�Id�Y�',� i Ii... ���ei, n �ti ��_� i Table 14. RESIDENTIAL EXPEND'?= POTMT'MA by CATSGORIES -100OS-Constant 1153 DOU&M category 1990_ 196E 1996 1995 21104 Sho er's -Goods nt par Store $ 280,982 4 377,896 $ 430,194 $ 494,690 545,076 Apparel i Accessories 114,906 154,630 175,1145 202,127 223,393 Home Furnishings 124,491 167,316 190,649 218,971 241,046 other Shopper s Goods ll .„�.� '�3, ., t,3 141.31 14,006 Subtotal ► • 56 $' $I�87 + 71� sS�i Convenience Goods 609,642 $ 020,402 $ 933,695 $1,072,408 $1,185.016 Grocer es other Foods 6,383 95,755 8,590 126,959 9,776 146,653 111229 16t,438 12,408 106,120 Drugstore Liquor Store 41,493 55,839 63,549 72,990 80,655 other Convenience S1f 8,724 s.21S C.34 �9 Goods Subtotal $_0 � + 3* f�g49 !13 • • ,'� .��i �4,851 11,363,473 Eating and Drinking $ 255,347 # 343,624 $ 391,076 $ 449,173 $ 496,342 Total T ,-gTy M $2.237,158 $1.622,964 $1#964' $2,059*517 Source: Hasmer, Siler, George Associates. Table 15. DINNER KEY TRADE AREAS SALES POTENTIAL ran SHORMI's GOODS luous cxknstant 1263 Dollars) Consumer Source Share 19801985 199a �3 S 2000 Trade Area Residents 201 $120,651 4162,343 $184.735 $212,233v 4234,521 Tourism 10• 8. 1/ 60,325 48,2260 $1,171 64, 937 92,377 7_ 3902 106,116 8---4,693 117,260 93f*00 inflow Total $229,236 $308,451 $351,434 $403,242 $445,589 1/ office employees included in inflow potential. sources Hammer, Siler, George Associate&. M Table 1,5_above .indicates that if those cri- be Met the Dinner lc@y Trade Area could teri�a mid. capture approximately $300 million in shopper's app�caach $450 million by 16. goads awes by 1985'and Table the year 2000. The : assumptions in Tale IS,,, however, assume a consumer so urce tourism market which has not beenvery dares it in astrongaein of Trade Area , j aro f . nor . changes in. current shopping patterns which would Residents Tourism have to be achieved in order t0 fulfill the inflow 1/ potential. capture rates established. Total Table 15 therefore represents the outside developmentswhich would evelopp ntsde potential assuming retail he.bighly competitive within the ounty market. OOMA KEY EATING AND DRINKING SALES POTENTIAL A. T . zating and drinking establishments constitute le tin defining an image for the Dinner a May W meu 9ey trade area. Tebbe 16 below provides an estimate of the sales potential for eating and drinking based upon current �eactisa►s of household formation and income tre�ls. { { Share 19s0 1_985 1190 IS$ 2000 M $39,300 $ 5lr543 67*375 $ 74,451 10% 25,534 34.362 39.103 44..917 45,634 91 17.874 24.053 21,375 31,442 34f'x43 $91,710 009,9se $1290143 $143,134 $159.929 i/ includes office e3aplo�ent. Source: Hammer, oiler, George Associates. 61 11, our current estimates indicate that in 1980 salves potential for eating and drinking was approximately $Sl million and is expected to in- crease to Uts 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 availibility, development scale and sales potential for retailing at Dinner Key. In light of travel patterns, geographic nonsiderations and retail development patterns, ade County can broadly be divided into three actors for the purpose of this analysis. North Dade.' This sector extends southward fr m the Dade-Broward County border to a line roughly corresponding to the alignment of NW (� 36th Street. central Dade. This mid sector of the county is represented by the area located between NW t 36th Street on the north and Tamiami ?rail and the Miami River on the south. South Dade. This sector encompasses the remainder of Dade County. The existing and emerging principal retail cbmponents 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. Notes 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 Valli 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 Citv Shopping Center and Biscayne Shopping P -a are both community -size centers containing small JC Penny units. The Northside, Shopping Center was anchored by a large Sears store M login t atlrw t Sign Ponk "-ft' i 1sr+trs++a Mau X poem 1t1.0/0 lsi.so+ '0' 2t2.000 tad a Tglas t00.100 i trio& Ctcr Common x Hoow N.000 i Nat owilaoo 244.0r it Hmr •2d00 i Sol subb rc ow" 645 Fifth irtsrns nim M.4N wotan4blew Oardt WIN, M.0o0 i Oraslr.i Hatt Orri/sas MAN 16409" JClowor 164.0m • MoeWt•o Comm Mass 310.000 ! Otargmo &rW no& iC roars 4106" "Irst 6 /Mod Mac► O+ritw •a.$t 0 OrwL An* it"" Masai 3111,100 n0•m iC hrr $oars 1162.000 N Mlsd lstsssaslorral SWOM a Ja.+" Movs. tocsoo 14311600 Sooc fewer• tu.� to" a Tales' 9T.a00 /t ;lrrrtwa IMmtrl u•4011 i J. N 60-lofts U Mirmis Oil* Aura seem MAN is nr ftoli •tori.a patst► M1.000 lu.ees g1.�00 $vhn WH M a► • tad 0 forme ltl.N • l{ so polls 11964ASS la'a' mini ti MliOs Ma colorll Onsilass soiMs+r1 Bull" 1 soars 170,40 .X. row" Ib n vi tow i Twist A owhi* f...ri ti1200 19 n to k which is now closed. These three retail facilities do not play an important part in the mainstream of worth Dade retailing and are excluded from further comment. Westland brill. Located near the edge of the residentia sett ement pattern in northwest g�iest Dade a County, Westland Mail (developedi freestanding Burdines unit) has traditionally served Hialeah, Miami Springs and other neighbor- hoods located west of NW 42nd Avenue an nolastol5 the Miami International Airport. years or so the trading area has become .i.ncreasingly Hispanic in its population character. Mail at 163rd Street. This center in northeast Da a County opened in 1956 and for a years attracted strong consumer large number of yea tire North Dade -South Broward patronage from the en County aarket. As centers developed to the north and west (Westland), the trading area compacted as (lid the center's appeal as a result of management neglect. This latter factor, however, has been dramatically includedrsed due theto a complete installation ofnavfabric Program which s. roof. Aventura Mall. This newly -developing center in nor east 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, Aventrf„um Mall, is expected to attract regular patronage a broad area in Norheadato headCounty withand the uMailr�tarci County and compete 163rd Street. Bal Harbour Shops. Although not of(the ghysica scale -o ; t e three rCenter +� ��ls Uentrvr�t9�+su+ centers, this premier fashion trading area that is more extOuBive than most regional centers. Also located in northeast Dade County# this prestigious center initially op nod. in 1966 with a 112,000 squat 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 1952 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 gal Harbour Shops. CENTRAL DADS 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 Miamil 3) Uptown MiamiF and 4) Miami International Mall. The Miami Beach area -is actually ttothisanalysisll node and is t and is therefore pertinent ertinen amini-sized ertine eliminated from further discussion. Downtown Miami. This central business district (CBD)fo the metropolitan area has undergone an almost complete change in its shopper over the past 20 years or so which ihas s been npte- exceptionally beneficial. Today*it with a vary dominately minority shopping substantial Latin patronage. Burdines represents the only large unit in this very active CHD which has a predominately mass market orientation with respect to its merchandise offerings. Cimni Area. This active shopping district is sever'aME; north of the CH@ and is centered around major units of Seats, JC Penney and Jordan ttarshe with the former two stores representing the anchor ,►mite for Omni International:— a multi -use complex featuring a large retail mall. This highly successful center attracts strong trade from Dade County residents as well as from the tourist market, particularly Latin American visitors. Miami International. This recently opened legions center To l5cFated west of Miami Interna.. t_lonal Airport and attracts substantial trade from ie area located west of an imaginary line extend-- .3g north -south from the Airport. The planned j1dition of two more department stores should serve a strengthen this center's command of the western We County area. Reportedly, the patronage of ;ami International is characterized by a large agree of spanish-speaking trade. Analysis shows that the three principal retail concentrations aligned in Central Dade attract .appreciable trade from their indigenous sector as well as from adjacent parts of North and South Dade. Tha predominant shopping patterns in the South Cade Brea are cur ritly ormed or will be shaped by those retail concentrations associated with major ,eepartme"t store or specialty department store i nits. Atthe present tip► the trading area co11,tA�a,Wj gbt of the." major units occupying an appr"tmit,140, total of I, 4,83, 500 square feet. In a+rldi.tion# five un.itsi are uttdar construction or definitely planned that will add 6440,200 square feet to the present inventory for'a total.of" 2,127,700 square feet in the foreseeable future. The principal retail facilities in the area are identified on the following table and map of this report. Table 17. PRINCIPAL RETAIL FACILITIES IN THE SOUTH DADE MARKED _1183 Map SAY Location Principal Store Store Size A Micracle Mile Area Sears 145,000 8 Dadeland Burdines 403.000 Jordan Marsh 215,000 JC Penney 191,400 Saks Fifth Avenue ** 75,000 Lord i Taylor ** 112,000 C Mayfair Burdines ** 74,200 D The Falls Bloomingdale's 225,000 E Cutler Ridge Mall Burdines 1220700 Jordan Marsh 130,000 179,400 Sears Lord 0 Taylor 970000 JC Penny_** 15e,000 Total 13 3,127,700 * under construction!- ** planned Source: Hammer, Si.ler, George associates.» 4 �U315, °s' r 4r,..;. F 4r `eg,. n o ^<�wri, a,.'..,..,,,;s wt. sre ta. = ,,..; .,. ,„t �•<.:,.' 42 wis { I The Miracle Mile is the name commonly given to the coral Gables 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 inn 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 & 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 & Taylor the center is expected to retain its mass -market orientation. which is now closed. These three retail facilities do not p1aY an important part in the mainstream of North Dade retailing and are excluded from further comment. Westland Mall. Located near the edge of the residentia sett ement pattern in northwest Dade County, Westland Mall (developed in 1971 around a freestanding Burdines unit) haandratheroneilhbor- served Hialeah, Miami Spring neighbor- hoods located west of NW 42nd Avenue an northe I of5 the Miami International Airport. years or so the trading area has become i.ncreasingly Hispanic in its population character. Mail at 163rd Street. This center in northeast Da a unty opened in 1956 and for a urge number of years attracted strong consumer patronage from the entire North Dade -south Broward County ritarket. As centers developed to the north and west (Westland), the trading area compacted as slid 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 in nor east Da-3re County promises to become a very ,major retail component during the next thor gfew years. Kith its four department including Macy' s initial Florida unit, Avenr from Mall is expected to attract regular patronage a broad area in theadsto-headCounty withand theSouth Mallratard County and compete 163rd Street. P. Ntit'• Bat Harbour Shop Although not c►'the previously raenti+ta►ed three previously physics sca esion this premier fah centers, trading area that is moexten extensive roast Also located in northeast Dade regional centers. County, this prestigious center initially In 1966 with a 112#000 square footcollectian- basically high-grade and high -fashion specialty shops. In 1971 a Neiman-Marcus store es as addodth and expanded and in 197 r nue subsequently opened. in 1982 a second level of mall shops opened with Bonwit Teller added accounts the sanchor sub- tourist trade group* Affluent stantial share of the business at Bal Harbour Shops. CENTRAL DADE RETAILING The principah retail components in Central Dade County are quite diverse in character and are as follows; 1) the Miami Beach shopping area; 2) Downtown Miamif 3) Uptown Miami( and 41 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 and igone an almost complete change in its shopper 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 offeringsntatian with respect to J C4: gmni Area. This active shopping district is sev+�era`I`�oc� north of the iCBD and is centered r: around major`units of Sears, JC Penney and Jordan Marsh, with the former two stores representing the anchor units for Omni international -- a multi -use „u complex featuring a large retail mall. This highly successful center attracts strong trade from Dade County residents as well as from the tourist market, particularly Latins American visitors. Miami International. This recently opened Mona center s ocated ie west of Miami Interna- t.lonal Airport and attracts substantial trade from ae area located west of an imaginary line extend-- .3g north -south from the Airport. The planned ildition of two more department stores should serve i strengthen this center" s command of the western We County area. Reportedly, the patronage of 3ami international is characterized by a large egree of Spanish-speaking trade. Analysis shows that the three principal retail concentrations aligned in Central Dade attract appreciable trade from their indigenous sector as well as from adjacent parts of North and South Dade. soon Dk MAILING The predominant shopping patterns in the South Dade area are currently formed or will be shaped by those retail concentrations associated with major eepartment store or specialty department store I vita.., ,,fit � me present time the trading area cobtA,"s, eight ref these major units )occupying an apprtiii t+n toil , *f 1 ; 4#3, 600 ,mare feet. in addition, five"unit* are under construction or definitely planned that will add 644,200 square feet to the present inventory for a total Of 2,127,700 square feet in the foreseeable future. The principal retail facilities in the area are identified on the following table and map of this report. Table 17. PRINCIPAL RETAIL FACILITIES IN. filE S4 ii BUFMARKET 1983 Map Key, Location principal Store Store Size A Micracle Mile Area Sears 145,000 403*000 B Dadeland Burdines Jordan .harsh 215,400 JC Penney 191,400 Saks Fifth Avenue ** 75,000 Lord & Taylor ** 112,000 C Mayfair Burdines ** 74,200 225►000 D The Fails Bloomingdale's 122,700 E Cutler Ridge Mall Burdines Jordan Marsh 130,000 Sears 179,400 Lord i Taylor 97,000 JC PeM ** 158,0008, Total 13 3,1270700 * under construction) ** planned Sources Hammer, Siler, George Associates. I. The Miracle Mile is the name commonly given to the Co+r�a� a es slopping 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. he Miracle Mile stores receive a good share of their business from tourists, business visitors and seasonal residents. Dadeland is presently the largest volume center in�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 & 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 emphasising fashion merchandise. Basically Dadeland is a mass -market center and despite theecentereisresence expectediSaks and to retain its & Taylor orientation. Wa fair in coconut drove -came on stream in 197r9 as Dadels first retail development devoted exclusively to fashion merchandising. IBeautifully designed, this three --story shopping facility encompasses open courtyards -and contains about 55 sbops, boutiques and restaurants occupying approximately 96,4000 square feet. As befitting its role as an elegant shopping experience, many of the 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 74,15fl square feet, about 660000 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 t e intersection of U.S. 1 and SW 136th Street in an imaginatively landscaped environment. Approximately 67 shops, restaurants and other busi- ness establishiments are currently sited around the palls, man -wade lagoon and waterfall. Although not as ultra fashionable with respect to its merchan- Cise presentation as.Mayfair, The Falls neverthe- less contains a limited number of shops selling bigh-fashion goods. The specialty center format of the Fairs will soon be ups -graded to regional center proportion when Bloomingdale's first Flor0a store 1225,000 square feet) opens in 1984 along with 40,000 square feet of additional small store space. Cutler Pti a Wall, the southernmost major retai'a�ity n Dado 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 harsh and Lord Taylor along -with additional 0011, space• With the opening of JC Penny the long term expansion of cutler Ridge !fail will finally ends. A limited number of upscale specialty stores and the presence of Lord & Taylor provides Cutler Midge Nall with some fashion appeals however„ . facilit 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. 11 0 P., J ., I , „. ,. k5 or planned our current estimate of existingers goods and n% 000 square feet of shin the Dinner space is floor space wi eating and drinki Based upon ley-C nut Grove business district•rt an addi- our analvsie# the market t by 1995pand approxi- tional 800:400 square feet by the year 2000. mately 1.3 million square feet by however, that other retail It should be anted, expected to come on projects such as gayside are exp eriod. Such the market during the projected p long projects must be considered in formulating range plans for Dinne Y DINNER KEY SITE CApTuRE ESTIMATES of The Dinner Rey site has the obvious amenity ces ever the waterfront' however► itefadevelopment inathe9 competition from proposed n strong South Dade County Trade Area and existingust retail concentrations in market share in the south therefore compete for a ma Given these factors and central areas -Of t fths the capture share to be we'would anticipateThis would translate 10 rcent. uare feet in 1985 and approximately into a possible 8D0000 a year 2000. 130,000 square feet by Table 18. Sales POE re ratec3ory-°° Ssr's . c.00d Eating and Drinking Existing and planned Space Net New Supportable Less Tourist Demand 1984 198S 119 1199S 2246.0 $300 764,120 1,020.170 1.170,113 1#344.140 1,425,296 05 902 $225 Net Buildable 353,155 488,702 5156,191 638,811 7 • (405,000) 4405,0001 (405,0001 4405,0001 (405,000) 722,275 1,111,672 1,311,304 1,577,957 1,790,198 (201,0831 (270,570) (307,9231' (353r720) (390,866) 521,192 841,302 1,013,391 1,224,237 1,399,332 source: liamorr Siler, George 3t38o,ciates. = ICI ,iv II 'I.'IilillillllllIII lllll"IIIIIIIIIIIIIIIIIIII!II11911Ip9luloipfplpppyppi�q,,i!ouumnor,nl,o-�o�rr;�,a��..��r��..��_. E� 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 206 slips# the Watson island facility which has 45 3sslfsthe andPlaza MiamiVenetia Yachtrina which Club whichcontains 19 19 ps r 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. AVAILABILITY AND DEMAND FOR SLIPS of the 446 available slips at the three marinas in the Miami Harbor -- Mi,amar,ina, Plaza Venetia, and Watson Island 304, or 68 pericsent, were occupied as of late December 1963. relatively low occupancy level is primarily due to the individual nature of each of these facilities. The Miainarina 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 whieh'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 a Grove Sailing Club and a definite# yet 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 contaii a total of 387 slips and currently have on 84 percent occupancy with 325 boats. There is no additional demand at the Marina Biscayne and'al- though no official records are maintaned at the Crandon Park Marina; however, there is excess demand for 30- and 50-foot slips- R R im no facilitywhich can accommodate 12 boats., In both There are currently 1, 5�9 slips available in cases, the d<ickmastere indicatedthat was a she Miami Harbor, Dinner Key, and Key Biscayne marinas and 1,373 (87 percent) are currently definite demand for repair facilities and an excess occupied. The desirability of the Dinner Key area demand for storage space. is evident from its high occupancy liandexpansion Table 19, OCCUPANCY LEVELS ACID DE ib� Ff�R SLIPS Aocumented waiting lists. The proposedN , f the Dinner Key facility from its current 374 .;lips to 550 slips over the next three years should Number � satisfy the existing demand for slips as well it a Q,'�'-91�T '8/ 0ccu Jed EXC portion of anticipated future demand. There will Location/Facilit J10 ri s --- be, however, demand for additional sailboat moorings which has not been addressed by the Miami Harbor 208 166 80% Nona proposed expansion of Dinner Key. Given the Miamar na location of this marina relative to the Miami plaza Venetia 193 125 651 None Harbor and Key Biscayne facilities, the Dinner Key Watson Island 45 12 27% Done Marina represents the most logical location for NIA Miami Yacht Club N/A N/A N/A future expansion plans due to its location in Subtotal 30T fie% Miami, access to waterways, and quality of the amenities offered to ship owners. Dinner Key Area �,? Dinner Key Marina 374 374 1001 108 BOAT SERVICING FACILITIES Coconut Grove Sailing Club. 264 264 1001� Grove Key Marina 6 6 100% None Although most of the marinas offer some type Merrill Stevens Dry Dock 52 52 100% N/` of repair and fueling equipment, the two primary Monty Trainer's Marina 50 48 96% N/h boat -servicing facilities along the Miami Biscayne Bay Yacht Club N/A N/A N/A oceanfront are located in the Dinner Key area. Nin � N� N Coral Reef Yacht Club The Merrill -Stevens Dry Dock facility Subtotal primarily services boats in excess of 28 feet in Ke Biscayne None length, Services include indoor and outdoor Marina B scayne 165 135 B2� N/A storage, hauiout'facilities, mechanical and Crandon Park Marina � _..1 electrical repairs, hull repair and paintshop, and Subtotal 325 sales of both new and used boats. The Grove y.ey Mariana provides a dry storage facility which "�� 871 Total serves boats less than 28 feet in length and Sources Hammer, Sher, George AsSOCiates. includes outdoor racks or pods and indoor storage facilities. This yard also provides a small repair 4 let. i i I I 111 111 II III III II'IIIIII IIII III IIIIp III!I IIIIIIII I}II II !I III III I' II I I u . 11 ' ', I LEA D ANALYSMNCOMMITTS DINNER KEY OF CURRENT PUBLIC S DY AREA NSGA,.has conducted a preliminary analysis of leases of `blie property in the Dinner Key Study area for te 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 waster 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 Por purposes of this analysis we have divided the current leases into two categories. The two categories are leases whose commitments will expire on br'before: 1990 and leases which expire after 1990. These two categories have been developed because we believe that lease expirations after 1990►ill have a strong influence on the future dev to nt of the Dinner Key area. They will lal4oly determine the extent to which market ,rtunities. wh, ch exist in the 1990s can be ed to and impact public policy suoe a a'4 r regard lease expirations during in ,short,; to what extent have the commitments through the 1990s and year 2000 locked in the development pattern for Dinner LKey. According to our information the following table indicates the leases which will expire following the year 1990. Table 20. LEASE EXPIRATION AFTER 1990-DINNER KEY Leasee Bayshore Properties Coconut Grove Boatshed Biscayne Bay Yacht Club Chart Horse Restaurant (Sub -lease Grove'Key Marina) Coral Reef Yacht Club H Year of k Address Exp rat 2550 S. Bayshore Drive 2007 2540 S. Bayshore Drive 1996 Dinner Key 2012 2484 S. Bayshore Drive 1994 Grove Key Marina Dinner Key 2009 Sources: City of Miami Lease Management Office and Hammer, Siler, George Associates. The pattern of leases due to expire after 1990 make it clear that for the near future the non-public functions of Dinner Key will be related to marina's, yacht clubs, restaurants and perhaps include some specialized retail activity. While the Adventure Yacht and Sailing Club and the Coconut Grove Sailing Club appear' on Tile 21, we have assumed that their leases have or will be renewed for their present functions. N�J�.., II Table 21. Leese LEAST EXp;RATIONS BEFORE 1990-DINNER KEY f Merrill Steven"s Drydock Iom Boccio Year Ads Fx irate n 1984 2640 S. Bayshore Drive peacock Park, Bayfront Park 1964 1984 Coconut Grove ,*p+ s store ta;ove Key Marina) 1979 David J. Kennedy Park ensures Yacht 2843 South Bayshore ailing Club. Inc. 1983 McFarlane Road Coconut Grove Coconut Grove Sailing Club however, new * These leases may have been extended, Note; provided. expiration dates were not Seances: City of Miami Lease management office and Hammer, Siler, George Associates. Table 21 makes clear that the public leases due to expire prior to 1990 can only have a minimal impact on land assembly patterns for development k prior to 1990. 'D I the Merrill Stevaesubstantial lease has the potential to assembly block of land. Since this lease must be renegotiated in the near future, eit stands as a key element of any future development focus. leea MERRILL ST F. N' S DRYDt�K There are essentially three issues that are raised when reviewing the Merrill Steven's Drydock 1 more generally lease renewal. these issues apply area. le M to all an the public leases in the Dinner Key + The issues are the character and compatibility of the use function. dec� nee Of gU ► .,, . es in use function + cool " changes return*11 use and compatibility,iss es are otv + lY� TheAdvocates argue that, a fraught with controversy=. full service boat yard is an essential amenity to an edanomically viable marina area. This argument holds that there intrinsic Yards and economic relationship between boat y marina's based upon their geographic relat1O0*h"P to each other. The second argument is. that th+e boat yard has been an essential years,, with its for character of Dinner Key f©r Y own intrinsic with respect to land controls advocates argue that a lease renewal should be given with terms compatible with other l iris r snaw istwewi�ntthO Dinner Key area. This P of the year lease, and that the finanlaltseimprove the lease should beadjustedslightly return to tY- It is clear to us seas will bhat the eill difficult Drydock lease renewal i fanning issue because it goes to the heart of the p for Dinner Key. That is, which uses a1e in the neatest public interest given ratherthat limited laad art we glieve resources. For our patron; and weak Points - current use has both on the positive the side, it 40e8 seem ther4opaiy ems, close geographic location of the boas storage facilities to the rmar�ve . we reject" the convenience for boat corn . } Or i . th at'thewar%'s mid suffer � .. to >nat etsent. we ► to agree with those Who 'boli eve that t t Y�►* has its charm .an a part. of the tiL 1' i+ w ai fi h t rah a clearly no illk Unit r#ia perstcti . Finally r tease i to t6,0 .t 'grd'`fra this l y;y is subs'i�tntial given current sta rd rds of the 004 tive aide is t fact that the out -t, use at.a wit . yard is irrot necessarily the l r t s iar --the future, , no c cues the urr rt use 1i`achieve a "great dear of -public benefit. The question of public intereste however, is not one which was intended to be determined �Constiltjants'. Thes4 are issues which must be d by elected representatives of local, lent. a qq ti Y „Lys i L I i t44 J . � mw.N. � ..y 9- f`Y g IIi Y• ?. U9 - Pi T pp hl1 } > v ago- OPPORTUNITIr-b SECTYO% OBLEMS AND e ditions a num- Pedestrian circulation throa�ut � et�ian�i9i�t _ Key area lacks continuity.. *, From the analysis of existing con rl ke t and to Waoy',iw! ber of problems and opportunities were identified. of way is not ProPe ' rous e4ntlidt 1 tween These have been broken down into categories of urban stances there is a dange ' n environmental, traffic and parking. pedestrian and vehicular circulation• desig . URBAN DESIGN a. _ g. Inade uate Identification of Main��s trances'all the Facilit es - T e and use patte���n ner Inade uate public Access is obst uctedratta num- volved through the years in apiece - Access to the waterfront i Keyave r.' ber of p meal fashion. Consequently, there im very little laces. Most notorious lAreas alongbthend 'nation between' the site relationships and the Merrill Stevens lease coordination Grove Key Marina also need to be made more acres- operations of the various uses at Dinner Key. sibie. This problem is particularly evident at main ac- �I cess points such as entrances to the Coconut Grove 2, Inade uate Utilization of Public Property - Exhibit Hall and Dinner Key Marina area; entrances I Property along Bayshore Drive within t e vicinity to Pan American Drive; and the Virrick Gym area. as The visual image of these entrances as well as , of pan American Drive, is currently bw parking public use facilities at Dinner Key need to be as a de facto parking lot for overflow p from across the street. highlighted and strengthened. Wade uate Parkin Facilities and Management - 6. Inadequate Conditions and Maintenance of public 3 • I is insuff sufficient to meet rev caul y stated in t e analYs ,s g Parking at Dinner Key iliu- Graun s - As P #' current or projected demand. Figure ase there is debris and litter all over Dinner r' current the deficiency of parking spaces at Din- P public areas are not well kept. arking areas Key. The ner Key • Furthermore, the existing there issue will need to be given serious rogram totupn- ro properly maintained. along with any capital improvement program are now p P Y signage, maintenance the area. is no landscaping, proper areas at David grade and beautify or paving at any of the parking Park.' 7. Inade uate Inter- overnment C dination - There. h Kennedy - is ver litt a coordinat on among t e d fferent CircY agencies and departments involved at Dinner Key. 4. Inadequate Circulation Systems edestrianuand�bi- _ Although the City departments involved are under systems for both vehicular, p ? c cle traffic are inadequate. As preyehicularx the administrative authority of one; or xi a + ex - cycle in the analysis section, the sistant city managers, there does teat exist an P at Dinner Key has major deficiencies. administrative coordinating structure which estate"`! trafficgoals for Dinner'Key on a' This is the case at the entrance ootheut lishes managenment g Grove Exhibition Hall and the system -wide basis and then develop* the ne'ee'$ strategies and procedures -to arc Push'these �I-V,. parking lot at the south end of Kennedy Park. objectives. , II tlfIIMMkIMIMI�11111MIYIIIMIVI�llilil11111lIpI�tltlIM�110�Plll�l�IilpgOlil�IMap�Y'ii9.�'.�CY� aaa'- ius�r+'mswaa_u,._ kis.�.�c+�.,., ,._,«. w,v.1.1 L..rI� .II 'lr.IA611LUw1�1'.IlIINII61..,41.1 �I .•�rv. _.Y..,�... ._. ... ,....... .,,..,...,_,,...... _ ^I a k P 'o w- kr �..._t(G-��_.CID C2 -�—.fir= - ••--. _._ � �� �Q.'�__ RESTORAIM a GATEVAY ufw- � • `.'" ` ` = PROBLEMS AND pQPC1R UNITI = w, +s r Pew i �. Ak �I J �iii �� i...�.. �. .. i• k ka'( Writ. �.,s-r ..,. ,m i�..��, r 0 11 : , ro k � i T fable opportunities avai, �ye�'.[ ,+jyj-;'ea1� '� ad be taken ,advantage of in �Y 'F1 , ;+e�.y '°T"`_ 4'"0 _ at �. recreational environment.' asarane creag Bette }" those are wag 8estrian sys-'' 1. The existence of unified the bay with the tem litdcing the parksan "'Grove". 2. The reclaimpublic property for pub - lie open space and greenery- 3- The enhancement of recreational and cul- tural facilities. nd 4. The preservation Of a mixed-userine eunified rvices ade- character " within nt would pro- velopment concept. This sof the vide a similar mix and intensity uses presently found at Dinner Key, but within a more compatible and effective land use and circulation development plan. In 4.0 e a,x•.,, XI;•09"Vg:19?atiy'dylBlCilPbttlIIV11NIiillilllilNIMIIM!111�11(iiIN6'1 NIIIIIIINIIIiMiIIIp91M1116�iliWNNlNilillNlNili II"ZNI�I111yiINl�li il"s11111Ili 11 I�I�I�IIIIIIII�IIP'II�M�II�l�liilli��ll��illiw��i����mu���►�nau��muor�r�m�a�mu�:uunu� � � �������, _ - N Dinner Key Tsnvironmental Analysis Subj ect% problems and Opportunities 'The Environmental Analysis shows an over ver all lack of maintenance and erepai where following items a=$ site sp speaks to a problem is known to exist and specific action that orshould enhance takethatnpar- to correct the problemcommentary for the ticular area. The various areas are as follows: I. Kennedy Park: $# where the shoreline is in poor condition on the north and east boundries, there should be some stabilization and revegi n. b. Trash suld ,dbMangroveremoved areas,the shoreline c• where seawalls exist► they should be at thethis occurs south part ovaed or aofdTthepark around at the the boat rental area. d. Proper planting and maintenance. precedures can upgrade the quality of the park open spaces. e. Playground equipment for the children should be upgraded. f. parking problems with relation to scar count and quality as to how these spaces relate to the park must be improved in both parking areas. 2. Monty Trainer Area: shore a. The parking along South Bay Drive needs to be sczeene.r?or lana s scaped to separate the p from the street traffic'- The defined s- trian area must be b. The parking area to thMI, south of Monty Trainer's should be, screened and the landscape treatment in this area upgraded. 3. Boat Ramp Area: a. This is the ramp behind the "Parks Department". Trash needs to be re- moved from teeter and area is not being a.11s repaired. Thisis could be utilized. Additional landscape moored in this areaarking area should treatment for the p be upgraded. 4. Parking Area West of the Dangers: a. This area to the west of Merril are Stevens and the Grove Key truck being used to junk Storage, for the convention center and parking If this use other impromptu parking* should is continued then the parking If and screened be organized, landscaped from the surrounding traffic. Trash is everywhere and must be removed. 1C u Iv.trv. ��€°+ri��*wr, ��w�s,�, �,�.'♦a^TM,a*:" - 4 chart +s+e, Area; a. The entrance way to this area needs to be screened from both parking areas adjacent to the entrance and the boat storage* upgrading the landscape spaces around this facility wouldbe a very positive move. The parking ,areas as well as the waterfront ambiance would be greatly enhanced. 6. Pan American Drive: a. Tarkinisno eeninq trafficbetween the parking and the b. A great deal of the existing plant material is in poor condition. C. utilizing the existing l Palith the this area could be upgraded proper landscape treatment to regain the stature of a grand entrance drive that it once was. 7. City Hall Building: a. The areas around this buldin are not landscaped. The parking eas are not screened. The overall impression of the exterior of this facility is not of the quality that you -would expect from the City of Miami. b. . screening of dumpsters and parking areas would enhthe ecould upgrade of the area. Proper planting this facility so that this structure regardless its use (present or future), would have a quality look. IAI �nllull� � III I �,a, . ,. �.. .,,,�„�. ���� ,. .a ,an, , ,,. o��ni li m�imulw lullu 11mi7nonwlVluil9i�iiin OOOOI�Willillllll lil glliillllll 11 lillilllM lllil li^bVpl IlliI �GWI011�OIMi1111'�YYI��IVINI�I�lll�l��l�� �e!#�11�9�IAMF7�Iu0up91!�161AIRli4�lN4�l�'llli�ii� � II II � ' II�MIIIAIII�I11111��INIIIIIV91�I��I�IPI a. 9. 10. Convention Center: a. The maintenance` of - , rµ dsca pe Poor around the. VeRti -; !!l tt tr is There is a great deal of the P14"t material which is dead material which is providing the met screening is the" weedswhich he been allowed to. grow. ThJ,* lack ! . maintenance is ereating ghh problems at'several of they parking lot entrances. b. The Overall appearance of thils area would be greatly enhanced with they re -landscaping of this area. Screen- ing of the parking -area, replacement of ground cover area.and coordination of tree planting would greatly en- hance this facility - South Boat Launch Facility: a. This ng fortcars andntrailers hastno, parking definition. b. Parking should be organized and screened from the traffic on South. Bayshore. Trees could edd eckle and shade -.to the area. c.' Trash removal is indicated - McFarland Road% a. As a vehicle approaches South Bayshore and McFarland, the iew to the Bay is obscured by the planting in the median. 11. i b. The prover Use UL plant materials Would turn- this'_ into, an extremely attractiVs vista. peacock parka Who" the W&ter-runs Off Of the hard stirace around the _,buijdjn9 and off the alko ,there severe erosion. sidewf low � should be The -Aft1totioni C -water, altered or the 610fAcOt modified. �b. Maintenance is indicated for some of :!the play facilities. ,a. The ShorelLOO-Along the -east edge of the parkprovides the opportunity for a Seating Or viewing area. d. The edge treatment must be improved as it is in poor condition. Trash .3 and Junk must be removed. South ijayshore Drive: a. There is 418ck of continuity anting and I r Organization to -the Street pl There-,18 no.separation of vehicular '-traffic* The lack of eacreeand an ning -and i .0,1084, proxisity of tendi feeling .,V",kod, car I'to give the you 41WOdriving through a park boulevard. rather than� a ing lot Pawls within thisproject area are of the car movement constantly aware !,plating ,should be done tom'xw fio,,LF 'Ways ........... .............. C. The pedestrian aria 'I ja corri ually separated frOW - dons. dParking should be scr` from the traffic way, 80 as W* to_° detract from the boulevard treat0but- The overall impression of the Stuft area is that of decay due to timei a W nd, eg., ec I 1 t' Cleanup, repair and redesigning would bring, this area up to the standards*40d provide the overall environmental quality that the "Grove" is trying to promote. The bas*6,61exents are here. It is an opportunity wh* 04 needs to be exercised. - 19 I.. AN kl -lw Wri.t.0 R, �A§i wd@,Ffi��V�S �.VI IJk p#r+�pu ki � e i T A is AND PARMNNC t Figure T-8 shows a summary of the main prob- lems and opportunities pertaining to parkin and circulation in the project area. As pevio 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. Concerningvehicular circulation, the follow- ing locations are in need of improvements: 3. 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 Walkway of the Soot S e o t o Ex ton Center: 00 There is a raised pedestrian wa way 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 Ke Marina ftrimmeter Roa , nest o Cit Ha 1: Geometric cond t ons at this nter- EXISTING SURFACE PARKING- McFARLANE. ROAD EXISTING SURFACE PARKING KENNED►Y PARK "R 4� flull W 1011 !1, W I'W'131" amm. 0 All0tl PROBLEMS AND OPPORTtWW8 c 010" 0, �SXOW MFIC*tfCy PARKING AND CIRCM. *~VEl*tll S IV top vowvw PARKM FAWI It ':,g lxll"" Aw section are again,substandasi an nec- essitate the use of theStop marinaperimeter vehicles exiting road and heading north to Pan American Drive. can DeEntrance/Exit Exit 4. Pan merr1Oncenter: Pan Ameri- t� e exist an a ong can Drive blocks all Bayshore Drive bound vehicles exiting the Exhibition Center parking lot via this access road. This condition circulationsatnthis llocation. y hinders proper 5. Entrance/Exit Access Road for South- ern par in Lot at David Kenned Par access road is T is narrow two-way operational totally ineffective from an op and geometric standpoint. Because of the insufficient number of parking it is spaces provided at this location, 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. e BFan Americanore eDriverandtion with S.W. 27th Avenue, Aviation Ave. Additional traffic generated by new development along So. Bayshore Dr. as well as added usage of the main Dinner Key l re- quire that changes be made to thexe existing gSig- from nal at S.w• 27th Ave` and S. Bay eration. its existing phase to a multi -phase op Visual observation at the intersection of Avia- tion Avenue and S. Bayshore Dr. and cap - hat this intersection is experiencing safety achy problems. A signal at this location r; { should be considered. I The Farm Ameri�ah shore Dr. intersection is ineffective and rovide adequate egress for left turn:i" ve ti especially duri g events at the Exhibition.`Center- 4PPpRTUNIT'tE8 There are great opportunities to improve. existing parking facilities at Dinner Key- The ` vacant lots fronting Bayshore Dr. are now sue. as de facto parking lots by users from acro$c the street on So. Bayshore Dr. There is great Tpo=� are tial for joint !use parkrkinn this area. the office hundreds of available parking spaces 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 ing re- ciprocate by allowingparkingduring urs at Dinner Key. � 'ram 1M AWL s. .. w �r•� rr•".. It �: .•o�' i ^'�F EXISTING SURFACE PARKING - KENNEDY PARK LONGVIEW AREA 10 a r Yr y{�%� n ' Pu a f y Y v A �S • a r c 'til .r o t1-!)4 il��"�ii114-i t,pots F�cx Ct a. 7cu ' r �'r S S' n PlANTt�1t CQ�`T n a i *SOON Mr 5 h, iv4"PSN , ,: 411 l ,, n' , Fl. .� �Il, 7:h ���la�6lR�1�,L 4a :V; U ,lt. ��t: M 1rkayg�'�k�, h, tr.. it ice.. oua�n;�. Hr�„, Ir. v II:;^, .. a�N'9 a4 4 ECTM g; PLAN ELEMENTS LUMSCAPE QUIMi UES itese 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 sight be used in those areas referred to. This is Wn a *,how to, guide for re -landscaping the Dinner Key area. These are guidelines andial that suggestions as to the types would be suitable for use in the various areas. he 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-established using the Maypan and Green Malayan palms. g, The overlook area and the shelters at the waters edge should have shade. Mahogany, Live Oak and Trand Hongal Almond rees Kongshould Orchidbtreesa. Royal poincianas could be utilized for color. G r�,owr Z rr*V" It t rr►j tr�T�►Pf f i/� i',/ 1 •rtpP f/ 1 � �' 1 �r/r s ,► KENNETH MEYERS PARR 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. BATSHORE 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 promanade, which are caused by the physical constraints of the street and adjacent off street parking or other existing inprovements 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 QW004- UL UL 0,, , r t A 'XI J. W A, This is a traff icway of historical signif iciance as described elsewhere in this report. It is lined with stately Royal Palms. The ambiance that this planting brings to the Dinner ley area has in€lanced 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.hnd carried forward to encompass the entire Pan American Drive area. A marine this street is adjacent to parking facilities, a secondary, lower planting of trees should be established as well as the screen material to disguise the parking areas and provide separationP from ro thtrees as traff icway. Mahogany Y 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 wheeleri. 1 0-1� t. A n] V1 informal and open. Other plant material such as, 'but not limited to, the Hong Kong Orchid, Royal poinciana• Tamarine. Mahogany. 'Ruttcnvoode both, green and silver, Sabal and other variety of palms should be utilized in R naturalistic manner„ In the areas of Meyers and sitieon from theit will streetscapete a into s ent transition the park a�r,eas. ttanoe pe,intse such as street intersections andperking area entrances shall have groupings of Royal palms to call attention to and create emphasis to these areas. These playa areas create a scale change at these fits at both the ppeedestrian and vehicle e�;el which will help call attention to the :fact that i�dsvehicularan area wttafficy have both pedestrian O+ The waters edge adjacent to the Marina will have a Mille walkway with Royal Palms Lnteggrated into the paved tress. The Oft"ence or drop off points should have medium sired trees such as Rattonwood or theof Ligustrum totb to Identity centranceale points.hgoweea and screen planting should be utilised between as the pedestrian areand the parking to bide the paved areas. R. T convent Center parking lot should be tsfurbisWl by replanting all of the ground cover" arees and suppliaenting the tree anti in the parking area. Mahogany and alophy lum trees should be the primary COOI&CMAMt plant material. IFQ v 0 -riD� J L to . y A Y FA 1! j z a } Section D. ADDENDUM Major Use Special Permit Commodore Bay Exhibit "A" Attachment to Pesolution September 20, 1984 Special Use Requirements and Limitations AnD (7) A pavilion to be used solely in accord with provisions of (1) or (2) above shall be constructed off -site within one mile of the project site for purposes of establishing an outreach center for arts and community service activities. A payment in lieu of construction of not less than 110,000 to a non-profit civic organization to be approved by the City Commission shall be made as an alternative to constructing said pavilion. In the event that an in -lieu payment is made, the applicant shall provide, without charge, assistance to the selected organization in the form of architectural, engineering, financial packaging, site design and such other development services as may be necessary to facilitate development of the pavilion. Development of said pavilion or the in -lieu payment shall be made prior to any certificate of occupancy for the Commodore Ray project being issued. W Mr. Jack Luft City of Miami Planning Department 115 N.W. 2 Street Miami, FL 33128 Re: Commodore Bay Development Proposal Dear Mr. Luft: FY September 20, 1984 1 b As you recently requested verbally, we have performed a cursory review of the "Commodore Bay 'Traffic Study" dated August 16, 1984, by David Plummer and Associates, and have discussed a subsequent study with the consultant engineer for the project. Due to your constraints on roadway improvements (ie. - no stripping of parking to create additional traffic lanes on Main Highway and Commodore Plaza), the proposed signalized intersection of Main Highway and Commodore Plaza with this development would operate at Level of Service "L" during the P.M. peak hours regardless of whether or not a secondary access is provided to McFarlane Road. While the McFarlane Road access is advantageous as a relief valve, it would not have a significant effect on the operation of the aforementioned intersection. This intersection, currently unsignalized, is reported to be operating at Level of Service "En. Signalizing it would improve pedestrian and vehicular safety in that vehicles from Commodore Plaza could proceed to Main Highway on their own signal phase as opposed to forcing their way into the traffic flow and pedestrians could have an unencumbered crosswalk across Commodore Plaza instead of walking around stacked vehicles.Any development on this site would cause a negative impact on.Main Highway. The greater the development, the greater the impact. In conclusion, the Main Highway/Commodore Plaza intersection, according to the consultant engineer's report, is and will be operating at Level of Service "8" regardless of whether there is a connection to McFarlane Road or not. The connection is desirable, but not necessary. Vehicular and pedestrian safety would be improved with the signalization of this intersection. Another improvement which has not been investigated but which might improve the traffic flow would be the installation of a signal at Grand Avenue and Commodore Plaza. Very trul yours, William M. Powell Director INP:HB: fs . — .aW #A g jr ss ss� { ..I j,, J.I - i,n�ul :�� :dill ' IN1, i 11, 111 . "PAE MERRIL STEVENS — GROVE !MARINA PARKING AREA This space is currently being toethesan projected unorganised parking that parking in requirements it is very likely some configuration will remain in this space. The parking could be in the form of surface parking, a parking garage or botlhreuirlparking is decided, the area will landscape treatment A. canopy trees for shade would be Oaks ana 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 palms such abesusedttoasoftenoand reduceathe palms would scale of the parking structure. . g. The existing entrance and parking for the chart Souse will only require landthe boat scaperenovation. The fence separating th sides of storage from the trafficway the entrance needs to be moved back approximatly fifteen feet to allow for a planting area. This will allow y�axrt�r�lessuch to as hahaganys caiophyll as well as screening be planted for canopy, of the boat storage areas. Oleander, silver Buttonwood and beuusedeforme of the screeningpofnt materials thatcan these areas. Lek -,,....�.,.«„m«........ ...... ..9... ....4 a,.� � n.+ o,;,r-.. �—.-i.�r �v,eioeecm�oax.rr�r�ew.:irva,-ww��+. ,�a,.,ac-�•.w... .� _ .... ..... .. . v r. YtufiieiinA.elAP,NW.4?;Y1?!I(!C.". .„., I. i i , it j II ...q ... �._,� .._. �,�. _....- �.., ._ ... . , , ..y ��..�._..� ...�. ...,..� �.�..,...._ ....... "own TRAIVERS - CITY OF RIANI PARRS DEPT. PARKING LOT: " This is a ebared facility and will remain as such. If the building Presently being, used as a gyro is eowitaoliet�tpatking requrntril�ontnuo�x. 9* The parking lot planting should be renovated and would conform to the now parking conf i uration. 'Trees would be oaka, ARIOMYllum and dgb�esscreene�rwitb surface and the cars shoo Cocoplus,r Silver Buttonwood and Wax myrtle from all surrounding facilities. c. The path system will be continued at the west edge of the parking along Bayshore. The primary canopy trees being Kahoganys with Royal balms being used at the entrance to the parking area. CQRAL REEF YATCBT CLUB SISCAYNE BAY SAILING CLUB The &tea between the Nest boundrys of these two clubs and the pavement is approximatly elighteen feet. It is intended that the bike path would be maximum separationy close to the ture to and maxi � the. pedestrian traff ieways. A, No seating would occur in this area. Bollards�gerbikec�tb and tbeer estreetwould to� used between h further reinforce the feeling of separation. Rabogymproviding rovidi g primary low level r ee with +Cocopluseparation. E 3 REMEDY P K Thin park is very heavly used for jogging, biking and relax&tion. There are seating areas on the East edge of the park that offer splendid views of the bay. The open spaces within the park are not well organized, the shore line conditions are poor and there is not enough parking o heavy use. It is intended to realign the path system as aswn on will beeiaaster tergradednwithethe9and path seating aree system. A. The North and East 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 Bsttonw odenhanced green and silver), Seagrape, Noronhia and possibly Mangroves. B. The steep edge 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 Nest of the boat rental basin shouldbe to protected. The foot bridges su99e contrpl the pedestrian traffic which is prese rockswhich are nitly crossing presentlysubject thearea water. some rock t� t 29 4 10, _ . __r..i _-_.i_.._ / •��w!T.M _. .•K'. -� � 'f III- II Ill uil � ' D. The *listing parking lot at the northwest corner of the dark will be enlarged and imptroved. it mil be screened cr ditoo thell South ave say with plenarid bade. Mahoganys# and trees for canopy Oaks should belt used foir this. purpose• The parking surface and the card a d, also be screened fro& the park Users-wite hedge Satotial ie, (:Ocoplum and was. Myrtle. R. ,The landscape treatment should define the open SpArCes and reinforce the planting areas that ante shown. 'Frees to be utilized should be the Live oaks. Mahoganys, Buttonwoo t S"grape and Tropical Almonds. Royal o al could Poincianas and Bong long be used in selected spos. Palms such as the Sabah Mayan, Green Malayan, Royals and some species of thee Date afpalms the wou d enhance the tropical ambianft F. The Soutb parking lot is.designed to take advantage of the existing Royal Palms. These plans mould be protected and would become Part of the total site design. Additional palms would be planted along with Oakst Mahoganys, Calophyllum and Seagrape Shelters and pedestrian areas would be included with naOEast waters edgethe ofseawalls at the North a area. V 10 �f 1 n/40 0 r 140 LA s�. A A k � 'I Nt e offshore islands or •moles" can provide aTh ,} valuable beach resource for the Dinner Rey area. �. the prime requirement. The islands can �" LP � ClWWUUF a Buttonwood, Beachberry be 'planted with Seagrape. Scaevoia) along with some Coconut Palms. A. ""here are a few areas lea Mangrovethe islands that might occom aate planting.. f..s�jf ji•+r�'�� r ��i j r ''� %t ,e r Ili 'A c " A.AAA IiMrf iW "iG'wi 1xF.+ ' i� TRAFFIC AND PARKING Transportation related recommendations �anbclassified into three (3) main categories: a park- ing related improvements (i.e. rero inew f existing parking facility, provision at grade parking lot, construction of new parking gar- age), b) circulation related improvements (i.e. lane addition, iedian rrier SignalizationoisnProvementsnd c) 'other type ( etc,) • Each recommended improvement been assigned one of the following three 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 afetypositive effect on existing parking, or operational deficiencies. Low Priority: Those improvements which 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, fElOT7t flrt is nom �" "Mtn Ta-1 ttw..et .. Q....1 rt+ww r.r ..rterwaa 1 t.iR refalw M. atf� ttartiat WIN�, amamrpM tat aa«�s fa Te-t met t�itaaa ter Chaser Nor on ntrit'n of •trttn' f N tat 0IIw• + MASS. to-► site Oft own arrtatt drat+• ,trrtla aer tf «.» ttr+trr ae Mr rite otaarr +a " flan bat «./Mr eM ttrtr .«ter To-f site f�aat�r aea..�lwrrt+rf Sao, � M.tO.tM• /r-t IMt of Gwt as So + r.ree arreatV• MN uarra� Nornat�. Pr+�s! W w r�rAM wit of Mrt• 12-1 a.t IM.e-..�t+a. at -vow to, as t +.M. wta tuww+r no as owe aa+N pro 12•1 101% am 5.6. WO tts. aateaeae r t maw CtegtaTt*1 0e110 tMarer Mf ttfa Mw P Milk we tladut"m t+ter. 144 Entawtea tw•+r +� Mw « t s.rtt• ibist�rr to rt411 towtha tenter. a-: sift: Irlrerearat of taterarat� d +.aaa. 11eb tM1ne► a" glltom reoegte "Mom narlrebr sat of City Chit. n-! ttte rite pM'r +g MM rn nfMw "Be" at ha No In Dr. u teaerea rneeaerel+aR M tt+nt hater t ��, Site Vow OW reeNew aeAtat' t Irma+. �.r{a baarb MM am+e+'aeMterh - tr- WIMEtl+Tt •taefr$ sell ntttrt to eaertaw fir/ Ta- •"WW am Sora t s.M. 1y�ataa Me.1 tattflcM.R • ef Tt nUw/ /atttet�' gteattity +1"iKNI samot wt t s.0a. f.r. fHY �./ Ts-: S. tM11n • at taw Mere rramoa . OR: he tapaetawtr rartfeaer 1ryrWart. 1tr+twe +a+ d/Ne wow 4 TABLE T-1 z n„fir, aI r r=m�,�wri qi! flay n I I I, As mentioned previously in this report, the icient park- project areas with an include the Peacock ing condition Landing, the Grove Sailing Club area, Dinner Key Trainers Development Main Dinner Key Site, Monty and David Kennedy Park. Existing parking problems at these locations due to both will certainly worsen in the future associated with future the expected increase usage of these facilitieheas well as improvements acceleratedthe demand generated by Dr additional - high -rise development along So. Bayshore Table T-2 shows a comparison of existting afor the projt. nd projected parking conditio�o ect has been sub - that the p 7 should be noted "areas", re- divided into four distinct parking llcserves flecting their different geographicalArea within the Project area. Parking peacock including the southernmost project area Coconut Grove Sailing Club. Parking Park and the needs of he 2 is responsive to the parking Area "Main Dinner Key Site". Parking Area 3 serves the proposed Grove Key Marina, Merrill -Stevens, facility, Monty Trainer's proposed spec- cultural ialty center development, as well as serving for both the Exhibition overflow parking needs for various high-rise developments Center and the across the street so. tofaDavideKennedyaparkg Area 4 serves the needs Figure TR-1 and Table TR-3 show a summary improvements. It should rP► of the proposed parking be emphasized that a P structure for Area 3 parking is necessary in order to satisfy the projected at the same time preserving the "i parking needs while open space which is so vital for Dinner necessary Key. WT 1ant p,rtOr"I*"M 'WO) fWof 4SO go. Pot- III ftsw" by fM M� (_} 7 jUM of 4q4 enMM+rslaw by IVt4tltt's. — .,s �--•...,�w^s,.�emTSMM�tel�mhra....K�+s»m++�n+.e"w..,v..e.w...w.�....e—...m.......+...�...�..�..�....— .. .Fl�.... �. 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- bition Center: As s own on Figure TR2 it is recom- mended that this important entrance be completely reworked. The main features of this recommendation are t e provis- ion of better highway g he 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 endixi"A" with containsian eval- traffic. App uation matrix of the various improvement alternatives for this intersection. 2. Peri heral vehicular Circulation Aroun E tion enter Inner Loop an Around Dinner Ke Marina Outer As shown on Figure TR2 it is recom- 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 recoended.that the outer vehicular circulation loop along the Dinner Key Marina perimeter be retained. 61 E ' intersection of Dinner K.. Marina 3• West of CIt Hall ger1meter R s s own on F gure TR2 it is om- mended that this substandard intersec- tion he reworked lnorder outer loop pre- viously traffic flow along the discussed. Pan@rican Drive Entrance/Exit to t e B y it on Center; As sown on Figure TR2 it is recom- mended that a new median opening be pro- vided to allow left turn grey anrDriveom Q Exhibition Center It is further recommended that the pro- posed access road and entrance/exit to the proposed Parking structure north of be lined up with this Pan American Drive proposed median opening mentioned above- rn proposed Entrance/EtirtRoad Dav�.d KennedvePark: tar �n AS S own on Flqure TR it is recom- mended that the entrance/exit ked in orderDtoid Kennedy Park be r while sim- allow better ingress/e 9teas, ark- ultaneously providing additional p ing at this location. 1. Intersection im rovPan ame�tAvet and p Wer3cn Dr., S.W. v a ion Ave.: A OWn on Figure TR2 it is recom- mended that the intersection of Pan American Dr. and Bayshore Dr. be sig- - ,� realised in the future cinthe thisnarea W pated development growth takes place. This will substantially C) futurever-+caadliHg of relieve theme vt 40t,► x 27 th Ave . a►nd .: SO - T� section, especi.a11Y d�uicin4`` bt�.gh'"` dance events at the Exhibition Center• minded that the two r cO .%•fA.t. operation. -- it is recomended that 3. Furthermore, provision Of a new si gtu nal a� Avatconnec- and South 11 shore posed developments in tonwt this area. 153 +..� I.. �_ ._ r.wsw�w.x�•r.ww.�wuNaw..aw a.w�umie.aue+wa..w.u� .....mswiJ:Yti��wL.wu.u..u.rar a' wwrm+s.ac.roa.. .rr ... . .. . 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 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 constructions permits for special events, concessions leases, li- censes, etc., could not be issued without the writ- III!!I�IIIIIII!IIIIIIII� 11!III III r, l1,;l, I RIR*q fi q rl 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. B. LEASE MANAGEMENT RECOMMENDATIONS The Merrill Steven's Drydock lease renewal case suggest that as a matter 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. n sF�•$8a ,1. i.r,.;:r4µ 5 rwr4v. 13 I Illfl�llp illWe��'� IE Ia I n a .L 2, js a general rule, the city should attempt to retain control of properties pursuant to maintaining future development options. This could be achieve through shorter term leases and/or buy-out/termination procedures included in the lease. 3. As a general rule, compensation to the city for uses of leased public land for commercial purposes should be established on the basis of comparable cost assuming the agreement was private rather than public in nature. 4. public access to the amenity of the bayfront is a part of the trusteeship function of the city which should be considered .and protected in any private lease arrangements. 5. Effective lease management can be best achieved within the context of a general plan for the area which minimizes the need to consider land use policy on a case by case basis. The application of these principles begins to establish a general framework incorporating lease management into the planning and development 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 jxy licenses at Dinner Key: a. The determination of "financial considers- . tion" due to the City should be based on an equitable assessment of the degree of pub- lic benefits to be derived from the private business act it e. The lesser the de reel of pL�h'lic' �efAta; to to be exgh� the degree of financial returns ex- pected. b. Uniform compensation guidelines for mine guaranteed base rents need to be estab- lished for different categories of business activities. c. A minimum a aforfalltwaterfront should be a requirement property land leases, except for the Coco- nut Grove Sailing Club. d. All leases should include a Demolition Bond provision. This bond could be utilized by the City at their option to bring the prop- erty back to its original undeveloped condi- tion at the expiration or termination of a lease. e. A 21 lease payment override needs to be es- tablished for purposes of funding the Dinner Key improvement Fund. This 2% over- ride would be in addition to the base ne- gotiated lease payments. f. A "buy-out" clause should be included .in all leases. CAW& 6. KENWDY PAW McFARLANE ROAD EXTEMM" Paving ea sboto Walk $1 40.000-00 116.9".40 PAIRK two of good Light" 91F,84G." IOWA* 000tt 000.0$ itollarlts 20 at $300-00 ea. 6,000.00 Treat Royal* 24.00. 00' 30,00.0 screen Planting 2SOr-040-00 100W. 36,00.10 .; - saga Surface ft. at SS.00 so M sq. 250,000.00 100.000.00 veatth racolty parking South ",RB*.S0 Ct. S'"O." " Wtat It"LOCIN North Tennis Courts 410, NO - G* 2 *am *I Maltieboard Ct. 3.000-00 "&class Renovation S. side I 1pa*lav 40.000.00 20.000-00 Shelters atlases mod" *2,00-00 SAM48caps 456.000-64 picnic Tables Reach** 60.000.90, Ust "0.64 "total cootie". Cy IS% 66,406-00 2490 98POIC 9 6 Irrigation puy squipseat Ala S Administts"On Tftsod IPstot VeAtS, AW 1,804.s".00 120, BOB. 00 TOTAL Subtotal 156,675.00 40004 .$*Lroaao Are& M Contingency tion " A/C G AdMinist at P*009 I" - -at Waters at" 20,000-00 TOTAL, hall sets 4. D*PER KEY BASIN Grove, r1wats"o 32.000-00 GPM ZXNIBITIOW CENTZR SPOIL ISLANDS 'M Ca at $10.00 ea. Oyhax Landscape 3S.090-00 46.964.66 C000off Exuassion with seminar poor*. facilities. G Support I igation tM0010 rr so U-22.500 will knot" t S.fation & "*w renov $1.217.500-00 adbotitate atatwum *ovto- construction 93,600-00 Subtotal 746AMO-00 In."o-es ragking Lot Re -*tripping 4,500,000-00 358.004-00 Datiorbacy M a UwAsistrA tic* IVA parking Gaza" SPM WAAMS 412 TOTAL Circulation Impl4vementa 37.!500.00 33'000.00 V- KM &0IMPAW AMA Traffic Signals 1,000,000-00 Cultural Sit, W/Appbitheater OF PROACT CMTS Parwisl Lot 79.006.00 Temporary Doe k feature AV*& 200,000.00 "WRY Peacock Park 917.953-06 04.661-00 rowmeae Bard Surface Oq- Et. at ft. 168,000-00 Lgedscaping S 614.S50-00 390,000.:: 600. ",3:000-00 Seftneth fters pack c. mcrarlans Road Improve" 961.%44-06 18,349,811-00 241."G Beach** Is at $300-00 ma 3080.0 raving Lighting ll S.400.00 0. Dinner I soy Basta 9. Kenaeft park 1.2-36.027-00 3SO.00-04 rarn. St. 409.*9 Lights 40 at 41 as: 16:000-40 Irrigation Street furniture It %*I&"* r. Spoil 125,6".00 Subtotal S.329,15O-00 1,249,372-00 owl Ax" COSTS CONA Heating 00 3 at Oso". it 000.00 000.00 contingency M A/c and PAMInistration 71 670,49S-00 Riot* to 310A0G-00 TOT" I)IMER SET BASIN AREA $10.249.811-40 OR TOTAL n r] 11 D. 10PROV00E iT FUND It is recommended that a Dinner Key Improvement Fund be created to meet crsanitationdand€solidr tenance, repait, replacement,area. This Fund waste collection in the Dinner Key utifcation ad recognizes that thereaawilllgeneratenan increasedtde- of the Dinner Key aerational outlays for maintenance mand in terms of ope rational and repair. This is Particularly critical in the parks and open space areas where activities such as removal of weeds and trash; as well estproper controlrri- ac gation, pruning, fertilizationo and Perm environ- tivities are essentialareathe long mental quality Of the The Dinner Key Improvement Fund wouldbe spe- cifically earmarked for the Dinner Key project exclusively- Furthermore, it would beml titex-for use in maintenance, repair and rep lacs 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- of tiated over and above the percentage of gross the oCity ewillare receivehe from each lessee. For example, if the average rental payments are based on a percentage of continue ranging from g _ 10t, then the City _ to receive the same amount but an additional to aid the Dinner Key improvement equivalent to 2% of gross would be p stem eI rovement Fund. Ey THE MERTEVE� �.� ' RU.�. & OTHER LEASE HOLD ` 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 agea for water taxi and short term docking. The north boundary of the merril�teev 150 feet leasehold should be relocated approximately public use# to the south and the land Wingpublicacess to the either as open space p e described in the waterfront or for the parking 9arag alternate solution. in view of the critical relationship which exist$ between boat storage and boat maintenance, we strongly recommend that the City expands the wet boat storage to replace in large part the storage lost in capacitythe dry the relocation of the listencedbe more efficiently storage presently in ex ized that the wet storage used. Although it is recOgn► relation- s not replace dry storage in a doeone-to-one ng dry storage ship# it is our opinion that rateea�full service capacity is sufficient to o marina. ture d pre - The decision on the parking the truion of$thel cede any determination bound- ary. B. SPECIALTy RETAIL a• A marine oriented specialty retail component nsistfng of restaurants, fish markets, ma- coone sporting goodsr bait and tackle, marine ri furniture, marine clothing, food and supplies, arts and crafts. etc. is icesso rand recreation- ed to complement the ma It is en - al opportunities at Dinner Key. visioned that development of the Merrill Stevens al t of the leasehold, plus addition dudelapprnoximately Danner Key Marina could include p 15,000 sq. ft• of specialty retail. o 80,000 • Deve sp- m�ent of 40.000 sforf et. tgav Shore Restaurant/ also envisioned 'by the Market Monty Trainer as supported ,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 andaily Corium is however, the main ring used only every other Wednesday (i.e. 26 event nights on an annual basis) when eofa ama- teur fights are scheduled as a part the boxing program. The adaptive re -use ftharts is facility and conversion into a performing center would significantly increase frequency of`use. The performing arts center could very well serve as the hdqnthers fMiamior a narear of theater and dance groups 06 thus giving this facility not only a more ac- tive use but also a wide public appeal in terms of patronage, It is recommended that the City.explores the pos- the boxing program and the physical sibility of having a shared user of the fitness/recreational program -Do 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 into© steam relocating their aetartsicentertat thepVirrick cultural performing Gym. In addition, a performing arts Center at this facility would also have an inherent economic multiplier effect in terms of the hotels, hese clubs and restaurants in the vicinity- be by establishments would likely staged at this persons attending performances 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 andfper- formances which would take advantage oKey. the beautiful waterfront setting at area would be One side of the amphitheater directly connected to and form an integral part of the Dinner Key bay -walk. n spaces and parking provl- d. Landscaped open would also sions for a minimum of 650 spaces be provided as a part of the development pro- gram under the Unified Development Concept. 11 G'r ] �� knr for . • consideration � With the %10M, Ctpe � ' 'he cit hall building would be restored bath partneshptter+es:. shares; of ste�C�r"'" 3 e. 7l',_. (i.e. the Tessees, id' i,tz rter ors end exteriors to aitsofrthe- me fee, etc. etc. i In , this Utt*r. c�s�,�. nal. condition during the early p could maintain an,eci!ve or,pa�sire polee pr_ century. This structure is certified in the ect subject to the terms of their agrees t with the t4ational`Register for Historic Buildings developer. Al. ,e bo exterior and interior certifica- Lion) . It is reCom mnded 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 Key; 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: 11 OPTION A It would be reco=wnded that the City proceed with the preparation of an R'P 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 ICey 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 occurs 1. Grove Key 'Marina and Sayshore 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. $ssentially there are numerous possibilities for either direct '*buy -sell" agreements, equity participa- tion possibilities between the existinbe interested in leaseholds and outside development entities that may 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; with possibly a larger reliance on the adaptive reuse and renovation of existing facilities. In addition to the many legal and finaucial pos- sibilities which may be utiliaedr there are also an infinite number of possibilities f0t the actual de- velopment plans which may be dev014-0d under 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 infill, 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. .. 4. a upon adoption Of this plan the City should Proceed ei1ed do advertisedadvertise the bidding of the Merrill Stevens leasehold• The RFP for this proj immediately ect should reflect a development program consisting of a full service mar tnaslips and boatsfor 9 theotherooptionlarger, optional uses minimum of 52 described under OpshouldON B of halso reflect the p Pn- and lease negotiations ci.pals and reconmc�endations specified under LEASE MMAGEMENT . In connection with a full service marina, the City should allow the successful bidder, the option ,)f having independent subcontractors perform services within the premises. However, this option should be ng a percentage of grosson thetfeehearned bycthelsubcontractor(s). gross on The administrative and accounting costs involved o with collections from the boat owners, payment 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 This percentage of gross paid to the subcontractor. fee earned by the lessee would be discounted from -cross revenues earned by the lessee prior to com- I,utation of rental payments to the City. 0 F. INSTITUTIONAL SP There are a number of recreati)Aal nhrou9huin . T part be funded t facilities which could in stitutional sponsors interested in the irect 0fa�n� direct benefits associatedrenovationwithe1 :he two tsn- ciiity. For example, nis courts at Peacock Park, asour saahnda tenn14 pprotion of two additional tennis c rk shop type facility at the western foreoneoortmoreah tee could be an attractive element entities in the area to sposor not ontenanncterms of initial capital outlays, butro snd operation. Other facilities such as thews well as aviation museum proposed for City Hall, the adaptive re -use ofe�hc� ldrick bothGym servelasing a performing arts cent orations attrac- tive sponsorship facilities for major core within the community. G. JOINT DEVELOPMENT Given the seasonal use characteristics of such facilities as the Coconut Grove Exhibit Hall, the marine facilities anO the proposed cultural and performing arts facilities for the Dinner Key basin area, all of which have a high peak demand 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 various tenants of leasehold properties could be al- lowed to use the parking facilities presently avail- able on the west side of Bayshore Drive in turn for a similar consideration during weekdays far those same uses on the west side. A joint sharing agree- ment is difficult to monitor and manage. However, it would allow the City to satisfy the peak demands which the Coconut Grove Exhibit Hall will likely generate at least 25 days out of the year, in which cases the amount of parking required for those event days ,would be %ractical to provide on a year round basis at Dinner Key. The City of Miami should give further consider- ation to the establishment of user fees for the use and rental of cultural and recreational facilities at Dinner Key on a "reserved basis." The City of Miami should earmark a minimum per- centage {1 to 1.5%) city each fiscalconstruction dedicatingvolume undertaken by the C Y rams in lic .open spaces these funds for the development of arts ro Miami. pubthroughout the City of Dinner Reset- y lends itself due to its amount of open space and proximiothwater* as water sculpturean ,water ting for outdoorsculpture, features, etc. J. DEV&0PWff FACT FEES The City should consider thegrowth elishmen- development impact fees for high9 where- by an assessment based on the amount of gross square as - feet of development would require an impact fee feet e secs nt {a . g. $10, 000 for each 50 r 000 square of ,,apace). The impact fees would then be placed in a special general fund for capitalimprovements in shoreline connection with parks and open spacer sensitive enhancement and other environmentally capital projects. K. PUBLIC GRANTS A majority of the capital improvement projects identified in the capital improvement list for of the feder- Dinner Key could qualify in one or more al, state and local grant sources identified, below: 1. Federal Land and Water Conservation Fund. 2. Federal Urban Park and Recreation Recovery Program. 3. State of Florida Boating Improvements Pro- gram. 4. State of Florida Recreation and Development Assistance Program. 5. Community Development Block Grants. 6. Biscayne Bay Restoration Enhancement Program 7. Municipal Tax Exempt Bonds. The City is encouraged to aggressively seek any and all of the above funding sources for the imple- identified in the capital mentation of the projects improvements list. L OFF—STREET PARKING AUTHORITY The City of Miami should pursue the negotiation the off -Street Parking Author- of an agreement with ity for the development, management and maintenance both surface and structured parking facilities of at Dinner Key. Due to the wide variety of user of different methods needs at Dinner Key, a number concerning the payment and regulation of parking spaces will be involved. Some Of these spaces may decal while others may be paid for involve parking on an annual or monthly basis in addition to a de- n , P , .`'ac. `: "41 IN " r cyst which would dearly delineate Cal or cthe Parking areas. Other parking different restri�ct6d p areas ffe would be simply paid for throughca standard metering system or some other form o tion to be 'negotiated between the City and the Off- Street parking Authority - La NOTE "A" 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 Coconut Grove Business District, to be generated by s which may be pro- posed ,by of project the commercial scope participating as a different applicants p velopment process. This part of the Unified De recognizes the importance of economic and fiscal impacts as a criteria for selection; as well as the dynamic nature of the market. U 11 SECTION 8: APPENDIX PREVIOUS STUDIES QI"NER KEY MASTER PLAN-1972. RUSSELL-MELTON ASSOCIATES. ARCHITECTS, PLANNERS. CONSULTANTS The Dinner Key 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- gle 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 Nall. The present perspective to Miami City Nall 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 d liti.on andOor relocation to new facilities. 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 repaid . 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. F i i ► P1 Ato!"G STWY fooCOCONVIT GROVE 1974- CITY 4 - WAW p1„ ANHING 6EPARTMENT This planning study for Coconut Grove issets forth $ series �,;; well defined goals and phel an proed to during the last years, P posals which have, of the area and preserve its strengthen1e vitality rovided the plan scale and character. The study p for the C-2A zoning and controlled growth of the com- ouGrove. mercial and residential areas reas 0ngsarelimitedto Within stories zoning round and respond to the street four stories above g scene by the creation of pedestrian streets where the ground level must con ofnthat least study 65%areretail frontage. The main goals To preserve the unique ecological and geologi- cal features of the Grove's environment. To preserve the historical heritage of the Grove. insure that future public and private de - To atibie in use, scale and in- velopment is compatible and the tensity'with existing natural environmental character of the Grove. To reduce substntnutl the amount ountsof non -local traffic from Coco To provide the necessary traffic system im- provements that are compatible with the Grove. To maintain and strengthen the "village Center" of Coconut Grove {fhGrand Avenue,aMainrea aHighway round the intersection o and McFarlane Road. Many of these goals have been a niefed. Among the Ian actions affecting the Dinn-r Key study Area are: The creation of an environmental scenid dorti� dor along Bayshore Drive. The creation of a pedestrian and bicycle path along Bayshore Drive. The, establishment of "park and recreation"o 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. GIREENLEAF AND TELESCA.1983- A plan for the improvement of Dinner Key both at Landside and waterside. On the waterside it proposes the removal of the docks with 325 spaces and its replacement existing with a new configuraternconstruction isof piers havingto betof o 550 moorings. New p1 concrete and the saePruwill nninghave water�lelectricitythe aand conveniences such sewage connections. of finite ns On the landside a number the receom�aendationso general are; were proposed. In The construction of a principal landside a- menity - a waterfront promenade suited for several types of activities. age designed to enhance - Landscaping and sign the area. - I-. I II i i .. ' .I II ii I uuu nflY41iIYYYIWM1a.lIWI1rIIMidWtl4lYkl'AA40.IX4 .. .,.«w, • ... ..,:,..w. ,•-•, •. ..... •.. .. .... - - 4 a COCONUT GROVE PARKING STUDY. 1986. YE PARKA e ' on and parking improvement - Traffic circulate pa included for each pier. STUDY GROUP with drop off zones A parking study commissioned to identify the improvement proposals are as follows: Specific p Po parking deficiencies in the business center', eval-� uate the financial feasibility of parking facili- Dinner Re launching site (existing At theY ties, make better use of the existing parking trailer boat launching area near Bayshore spaces and suggest appropriate changes to the pres- n of S.W. 27 Avenue): and the extensio-2 Drive a PI zoning district. ent S g _ A dockmaster house The study found, among other findings, that - Launching ramp there is no deficiency in parking in the SPI-2 area - Seawall renovation at this time and that existing parking demand is not - Dinghy dock sufficient to amortize a revenue bond issue For a - Auxiliary trailer boat parking public parking garage. - 27th Avenue marina access - Landscaping The existing parking demand as measured in the business area shows a ratio of 2.01 spaces per 1,000 At Dinner Key Marinas square feet of gross leasable area. The study shows - Pro-iect entrance that there is a vacant space in Coconut Grove within 800 feet of all areas. The need for added parking - supplemental signage spaces in Coconut Grove is a function of added de- - Bayshore Drive landscape buffer Velopment. At this time new development is meeting - Waterfront promenade its own parking demand. This should continue. - pier drop off zones - Dockmaster zone - Miami City Hail landscape and promenade The present demand reflects a daytime peak 3 and space is being utilized by i'eature Area - immediately south of City Hail. (11 a.m. to p.m.) the same vehicle for four hours or more. There is red curb scars from thmete t The area is to contain a new vacuum sanitary station, tonlootstforhift longtime parking, thereby releasinges Miami space for short term parking at cur b side. The ac- - corner of Service Area at northeastern c tual long term parking of an estimated 70 cars per .:_.` city Hall. day in the northeast section of the Grove could be jitney Service - 6 motorized carts to chauffer solved by new parking at Dinner Rey. people and equipment from parking to piers. A number of recommendations were made to a- m chieve better utilization of the existing parking supply. Several immediate low capital improve- � , -. ment projects are recommended to implemnted within the next five years. Among, rec nda- ':. Lions affecting the Dinner Rey atu+ site area mil, - The ehCft jemellt of peripheral off-street parking lots for employees and other long .term uses., Dinner Key lots for example. addit3jdha1 100 parking spaces at the north side of the exhibition center, on the land previously occupied by the old World *war II barracks, is proposed. This is recommended so as to balance the parking layout and provide additional parking suita- ble for long term use fronting Hayshore Drive. - A shuttle or tram service should be consid- ered connecting the business district of Coconut Grove with the parking lots at Dinner Key; active participation by the Coconut Grove business community is needed for this to occur. Several long range planning options are proposed if they should be needed and feasible. of importance is the proposal of additional parking at Dinner Rey. This additional parking could be supplied by provid- ing one deck of parking. A shuttle operation between Dinner Key and the Coconut Grove business center would be needed. PI"j �� iy��yr f•'�r • f I �- � . ' tMMMb•�I '�'•� A 112mos&ma as "bass I. S)Slwtl7 better romt,ge aasafiSsrstum at S.S. 27th Ave./ s. saysisto Dr. satorsoatien "Pat=a*TO's traffle ;lsv. 1)42)smt 44 Saba" I. 2)Ciraulatios w earth side of Iwbsbit Sail to alisatl7 "start than for $theme 1. aw as Stbow I Doses Y Scheme I but With an &"I- tiomil ecaflset point created at the saw alit to S.S. 27tb Ave. 2)Sasa as Sehast I• ].)Sass ss Seh=w I but with an edditisesl r.*n.litt point at the nav S.W. 27th Ave• malt. Little Of so Imeet• scheme I. mraffic coming teas the north teaa rn pater the site via s left tuOwsits Mary St. Without the benefit of a spur u $chma I. ].)s"m as ssobsow Ilbut withhe as slightly better Isometrics astram". 1)sseo as whams I. 1)sa�wa at Sab*ms I. Imname eat &$be" I. I)so" as sabers L, 1)irsvides additional aseoas to 31140" RAT Ending tbrs saw Opemts; save" nary St. 2)Mom sisal at rem Amesiaee Dt./S. Day - share or. should fsareve owbommad traffit &,*We," h •sp,"LUS esttrb&m.d traffis (VU Pas Aeeriase 007) free seetb- a)" i Y f2 t .rill }swell* "at)# asit issass vie S.S. 27th Ave. oubsta - ti&117 istroaisl the cite'* traffic dis- porsue sits. I)imprm *s smistlms 9"witsos by ptwriM Los two distinct sirtulatiss IOgst as I=*r real ierVies t►s toblhit &all i ass outer Jeep for Meriea was* t J.t.'o saatanrast. 23111Mestss pteoaat saeflict beevaem Dimmer [*y loading traffic s maim atca traffic. 1)Mov attsss to Dun" Ls7r Laediagt+pPa- site wiry st.)-Ul take a sash Part of the park. ].)Minor sddltisma padsstrisahohisle conflict point at ew **crow* to viaoor ia7 Landing. 2)tliminstIO0 Of Part of the raised gas crate pad. cireulsticm arse as the South aid* of "hibicum s&ll is a aonac "Is- ttvt factor. t)MiaoT odditicoal ►ika/vehiti* conflict point at new enttsoe: to Dumas Y47 Landing. ].)Little or so INIP"t. I)Isprsyss &eases i parkAng at site hat pr*cludes the Passibilit7 of addltiesml Ovstflsv porkias earth of tba Labibit sell. 1)1spTaAod aehsculsT cumastum pttsra f*cllitatu possible sit* dow"Ape"t. ].)Mar msia omtt&oee fscylltates Divest, fist MarSAa eisaWlatioe• 1)Mov swain our rest* fssilttatas sn"bit Yell siTma4tioo WISTS. 1)*& MtopOsd sisssl at pes Aearls+sa Dr. absuld gaprove Cit7 sill &&sass• 1)Irpsw*d tlreulatios Potts" pro•. wt*s asgros&siv& of taaws" i Lt sail per" some Ima"itos major toesssssuatlem so S.Y. 17th Av*•/I. Ss*hoMs tb"Ave *ectiw - videsing at is Tocow&ded• e VP r z rn f ARA►M. ACMS To me rm IM SaSM ?Ail: TLITUAM 27W= S'm= TWACS 271;= vw= 0 1ddwne tea1= vivninm iwmr OM DIlm w w3m, ?f = ft mmv a" A�'/4fl'E 4M i %MAP 0 s.w+. 274b AM i i• "7tDM am a p� CA CA rn L'� dmmm.WANNNMMO At ��� I)S�N « Sehww I • t2. 2)All traffic !)Sera to "cam 1.t2. d IYI. 2) Cotr at Pas ram grim forced to aril vas nw sigaal eimtrates all attess to d fro* swim paericas Dr.a. "bore Dr. Might site via tea A—rieas Dr. 3)Ban as cause a waving probity 41sm9 wstbmwd Scheme III. S. Bryoboce Dr. %oases a double tight tors is Brasted at the S.Y. 27tb Avg./ S. Bsysbore Qr TTPIERMA. hesas !)Eves though the toe traffic Jeeps 1)i2)6w, as SeI YI. 3)Citeula- C7RCULAiCON tie, cm north side of Uhibit Aa11 is are still ptovided. the access to the better than for preview coo schm"• Inner lee)► is oat se efficient as in the Previous schemes. IMPACT on !)Sege as for previous rehaier. Sane as for previous scbamaa. Kf2eAM Hym BAYS= PARK PEDESTRIAN 1)12)Sue as Scheme I. Mve, though it 1)[t)Srse as Stheme I. IMPACT 011ei,ates one major bike/"A Conflict polnt(b7 eliminating the existing main setees entracte) the pedestrian crossing en Pan Aseritas Dr. will become more cur bersoaa due to a substantial increase in vehicular traffic.. - 1)Ssae at Stbeae 1. BICYCLE IMPACT 1)Sase as Sthese I. 2)Eve, though it . elisi%Atas am major bike/veh conflict poiat(by alimi,eting the existf.eg aaia access setrante)tba hike Crossing ere #ss Aperieen Dr. will become mare cusberaose doe to a substantial istrasee to vedtieulor tut t it. 056411 positive effett by offering the !)Little or as impact. AESTHETIC FACT possibility of O"Atismal lsadeerpa trastaemt at aaisUMS site eatrssee(to be clwsd). Weproves aatese i parking at the tits 3))b2)Seaa as itbese II. IMPACT ON QINNSE KEt sad offers the possibility of overflow LAND1,00 rkin arth of the I*Abtt Hell. Mass paSchemes 1)Coateatrstioa of saeoas vis Pas Amer- !)Sims as for Previous setumaa. IMPACT ON POISMTtAL SITS Its* Dr. vi11 prove disadvestagpw fog bETtEt4T#tEtfT tot"$ site davalspoest. !)Haring aesew ire+ S.Y. E7tb An. sod i)Saw as Schwa U. IMPACT ON QIMITER KEY from rerrthses vehicular origuo not as MARINA disart os tart Otbar whoew- .+, 0E2bibit Stall aatsao few S.M. 27th Air. 1)Saae as for previous *Cho—. IMPACT ON E134ISIT HALL cad free, owtbsee erakicalar *VLSI" *ot as direct as for sitar sebeme*. 1)gsw ae tar *U prwiaw *@I"" in i)Ssma as for previous schemes. Urw ON CITY HAIL ano sill us to awaits AU Sa►W"d # sutb000d sits treftic. I)tisrot eSsste t4iw of (AU the Diggs as for *rovisw, oskaesr. i)0"bsmad "as" for possible tot%ere � EEISSt i sttertipr ! drsirott paskisg ve site just ssM of Rshaibt.t writ. #� T eegngsLism. tlsMorst b+Ke r �L future Mai . So" am is t*� � ochem". ' fish. 1}, gsimteo tit. f►stble sipur Iwi cunt irif4e be oeodrd the eorthbswad S.M. 27t)s Ass. urge- tfSld+Cf all S.if. 37tb Ate. 1}#twmLee sysse;ilisatiw of S.Dafsr- as S.M. Erik Airs. # #Mt #rss- at rmetior + eridaaiag of S.W. MIA AV*. #a i g. iAtifSIRE mitt PC, otw &,am peitM• 40 all RAL TRM AREA 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, 4.31 1.2, 4.60 4.70 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 This iletboth increases populationanddecreasesinhousehold increases in pop size. Table 13• nnnsEHDINNER LD KEY AND INCO14E _O NSt KEYTRADE AREA1_TTOT20000 Average Total Household Household Year Households Income Income 000 1980 153,086 $20,850 $25,940 $3,191,843 $4,295,300 1985 1990 165,586 178086 $27,450 $4,888,460 1995 190*586 $290460 $30,550 $5,614,663 $6,204,277 2000 2031,086 Sources hammer, Siler, George Associates. F1 I �� s , 1 T._-�"we�via �'���'a; mac„ ..• F:r .�..� :".:" households swill increase by 10.6 percent, 7.9 percent between 1990 and 1995 and 5.6 percent between 1995 and 3000. Table 31. POPULATIONHOUSEHOLD PROJECTIONS, DADE 1990 1985 1990 1995 2 000 lade - unt ru tion olds) 18626,000 1#854#000 2#019,000 21161,000 20279,000 Iousebolds 6060900 724,000 801,000 864,000 912,000 2ity Of Riami Population din nseholds) 347,000 419,600 441,200 475,500 501,400 ouseholds 134,000 163,900 172,100 185,700 196,600 Sources: Metro -Dade County Planning Department, and Hammer, S,iier,,GeorgO 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 *constant 1983 dollars do not incorporate variable nflationary factors,, these household estimates are :onservative, but are useful in analyzing household C� ncome trends over the next several years. Once nflationary factors are available for calculation, Changing the income figures to 1985 and 1990 dollars will cause the incoM figures to . shift upward, moving households into a higher income ,£ bracket as the dollar decreases in-'xal.'ue• Table 12. PROJECTED HOUSWIOLD BY I1r CONS GR#)UP I _ ..' , f 3 +�onatant Dollars 1983 1985 1990. Less than $10,000 $101000-$14,999 119,600- 109,700 130,200 1190500 144,200 132,200 $15,000-$24,999 142,900 155,700 172,200 $25,000-$34,999 106,300 1151800 126,200 $35,000-$49,999 93,100 101,400 112,100 $50,000 or more 9311a 1011400 11�00 Total 664,700 724,000 001,000 Source: Hammr, 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 rctaih development. rwMnawn +� � i Pn MClm�i�i�um A � 1,4q a'd�i��� The large increases in the number of persons employed in the services, as well as in a wholesale anti retail trade, reflect the nation-wide trend toward a service -oriented economy. Such an economy is generally characterized by employment gains following growth in the population rather than the population moving to new jobs markets, as in manufacturing -oriented economy. in recent years, the ratio of total population to total non -Agricultural employment (population - to -employment ratio) has decreased gradually as new jobs were added.at a faster rate than population. The population decreased as a proportion of the number of jobs from 2.4 in 1970 and 2.2 in 1980, as shown in Table 10. During the coming years, this ratio is expected to continue to decrease as new service busiftesses, retail outlets, industries, financial institutions, and professional firms are established to serve the growing population and as he share of non -workers in the population iminisaes. Po�ulation-To- Year Population Employment Emp oyment R Q 1970 11267,000 523,140 2.40 1980 1,626,000 7410300 2.20 1985 11854,000 892,380 2.1% 1990 2,019,000 1,028,160 2.01 1995 2,161,000 1,160,370 1.9% 2000 21279,000 11286,810 1.8% Sources: U.S. Bureau of Census, 1970 and 19801 U.S. Department of Commerce, County Business '0i Patterns # 1980 and 19801.S. department of La or, Bureau of Labor Statistics: and Hammer, Siler, George Associates. Total non-agricultural employment in the County is projected to reach 1,028,160 jobs by 1990. By 2000, total non-agricultural employment will reach approximately 1,286#810 jobs. A. 6 POPULATION AND INCOME PROJECTIONS it is estimated that Dade County population will be nearly 1.9 million by 1985. This repre- sents a 17.2 percent increase from 1.6 million in 1980. From then on, population increases slow to 10.6 percent between 1985 and 19900 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 p►srcentage increase in the number of households will be Less than in past years. Between 1995 and 1990, 2 Local ;analysts who monitor the refugee unem- ployment problem closely estimate that joblessness among this group represents an additional four percent above the official County unemployment rates. A. 4 I.ASOR FORCE CHARACTERISTICS Table 9. Ncst AGRICULTltPAL �MMA DARN �r 1970-200 -x n the non-0 Total employment i g increased by der of l sectors of the Dade County economy 218ib0 jobs between 1970 and 1980, a 41.7 percent 1959 .,_,.., .._-... MM , increaser as Table 9 shows. The stronge st gains of services, whale- contract Construction 33,930 41,960 S0r010 $68460 75r300 103,720 124r640 143,910 6303111 600120 162,7" 180,910 occurred in the industry sectors retail trader and government. Those Manufacturing T.C.U. 21 55,490 04,644 42,520 215r440 242,520 10i,2" 269,220 267,290 389«220 sale and private sectors of the economy which create demand finance, TradR.lt. 2/ 12,720 140,510 102,090 40,630 s4,660 66r170 75,510 27316" 04r410 921650 320,550 364,i30 for various types of office space -- real estate IF.I.R.E.i; business Services Government 116:240 183r410 220,510 57,600 96,200 113,700 129,700. 8,700 144,700 1S111400 insurance, and services; medical professions; and others -- other 3! .. 3,560 6«740 !_ ?7 10 1 0 10r000 increased approximately 52 percent during this Total Mon - period. Agricultural Employment 523,140 741r300 092,380 1,020r160 1,160,379 1,286,510 1/ Transportation, communications, and utilities. T3% and other real includes mining insurance, non-Glamtifiable =V101sout. sources: U-S- Degarts►ent of Commovem" c:ous" 54ki ess ftttsMaU 1970 and 19801 U.S. D0P& rt=inToiTUFG_z Labor stattsticsf and 'eager Silss, rem 6sor" A#40*40*e. { '[9►s it�cr8se in, uasapcebt can be partly latioa changes during atiributed to substantial per► that>. time., ,Specifes miy .and Haitbm- tefugegrated tothere thanl00County during that tin, period alone. Table 0 reflects employment trendsover the Tile graph folloaripg Table` 8 pant to nt rate il]Lustrates the fluctuating tiinelnp y during the same pe Table 8. Civilian unem unex- to nt to t p___ Y-_ment . .;te. Force 970 5420000 971 5590000 972 $93*000 973 613,006 974 649,700 975 673*200 976 673*100 977 681000 978, • 698,1000 .971 708, 700 7840400 .980 .981 919*260 t992 it 923,400 520,000 22,000 29,000 4.1% 5.2% 530,000 560t000 33,000 5.61A 5081000 599*600 25000 50,100 4.1% 7.71 588,700 84,500 67000 12.6% 10 606,100 621,100 6.0g600 6 639,800 49,200 41,600 .9% 5.91 667,100 739,000 46,000 9% 5 .9$ ?62,600 . 8.6$ 752,900 70,500 Table S. CIVILIAN LABOR FORCE "WtOYNENT AND EMPLOYMEN_TREND . DAD _ -__� (Continued) Civilian esr t Labor Year Force Rpt -� Chan.,g�e, TOO-1975 6g, 700 62 r50* Number 131,200 284.1% Percent 24.2% 13.2% 1975-1980 -388500 Number 1118200 149,300 9,3e25.4- ' 0. 6'1 Percent 16.58 li Through March 1962. Sources: Dade County Planning Department and Associates. Hammer, Siler, George The County's official unemployment rates of the probably understate the true extent unemployment situation due to the very a ant f unemP Y the tracking process. Generally, our es -" derived from threebasicsources estimates are nt Unemployment Compensation ('uc)s employer Population Survey (CPS) and voluntary reporting. A large percentage of recent refugees do not credits to qualify them for have sufficient wage compensation and would therefore not, com unemployment be counted in Unemployment Compensation records. based The Current Population Survey estimates are The Florida �e ids and are a small sample of subject to significant statistical,eIrrorw Essen, all but fl reporter third source, voluntary 'pio large firms. employed those refugees previously by nearly less than $10,000 f nlu�er earningo$25h000 or more to 32.4 percent, while the percent. It should increased significantly to 27.8 be noted, however, that much of this phenomenon was due to the inflationary impact of the economy on wages. Table 7. TRENDS IN TOTAL TNUMBER F HOUSEHOLDS BY INCOME MIAMI �;TROPOL � 1969 11-975 1979 1983 Income Grou an 90fl 240, 1968700 93,500 119,600 1090700 sst $0000-$14,999 841900 97,500142,900 10,900 148r000 ,100 $15,000-$24a999 11,9D0 $25,000-$34.999 34,300 - 1/ 82,800 48,600 106,300 93,100 $35,000-$49.999 - 1/ $5T,tal and over 1$'3�0 30 100 5 37,100 60 ,700 93,100 64,700 Total ,8D Percent Distribution 62.8 47.1 32.4 18.0 Less an 0,00 $101000-$141999 19.8 19.1 21.2 15.4 24.4 16.5 21.5 $35,000-",24,999 12.2 2.8 6.71/ 13.7 16.0 $25,0®0-'34,999 -1/ 8.0 14.0 $35,000- 19,999 2 4+ 5.9 6.1 14.0 ,;$50,000 id over I/ T !.se figures ,are included in the next higher category. Sources U.S. bureau ofcensus, 1970i1er nd 1George AssociatesHousing S Survey, 1975., and Hammer, � There have also been .significant shifts in the household income since 1979. � distribution of indicated in Table � �e$ip,000 hahe sber of droppedo39e2olds percent, earning less while the number of households 37*100 �,eholds�in more than doubled, 00 rising r 19800 to 93,100-in 1983. Lilrise, the aof households earnincr�easien9 by59i�6 percent- 0 and While nearly doubled, i While almost one-third of the households t earned less than $10,000 in 1979, only ispercent earned less than $10,000 in 1983. The percentage of households earning between $35-000 and $49,999 grew from 6 percent to 14 1iercent, while the percentage earning over 0in doubled, from 6.1 percent in 1980 to percent It is important to note, however, that although household incomes have been shifting upwards, there has been minimal real incomeigrowth. Rather, much of the in=�sincanaba+sttributed to for the lower income g P . inflationary factors. A. 3 EMPLOYMENT TRENDS AND RRO►JECTIGNS In early 19820 Dade County's labor force totalled 823# 400, the largest over Past a ad0o Of these, 752,900 were employ reflecting total unemployment rate of 8.6 percent. Though than civilian labor force has grown by 6.3 percent. since 1980, the employed population has increased has only 2 percent, while the unemployed population grown by 53 percent. Since 1970, unemployment was lowest in 1970 and 1973, with 4.1 percent for both years. 1975 and Unemployment peaked at 12.6 percent in fell steadily to 5.9 percent in 1979-1900, after which it started to climb again. ()f particular significance to the is the increasing impact of the Latin the local ej?noxyr as reflected by the statistics% -- The Latin population is estimat pOt000 ly Percent oot an centisince8thef198OrCensus. 3#.1 n Miami area community on following or o There are currently 232#278 Latin house- holds in the County• representing 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. is $23#244 o Average ht withlthenOverall average#of nt consiste This is represents for$the Latin billion in, total household income community alone. A. 2 INCOME Average household income for the Miami metro- politan area was $23r3erage ofin 7$j9,574hand sthe gber than both the sageeof $20.373. At the time. 6.1 .nationwide averagerned .percent of Miamieg households ea t and54.60percent ,ore, as compared with 4.3 p . for the state and nation respectively roe: tmde Latin Market Strategy Research Corporation. the largest cols ntration of However, than 32.4 percent, earned le $1Q`OOOh0490holds, 6. PERCENTAGE t32STRIHu'1Eli Old' HfluSi+�1t Ill I'll,,ll Table Ill I! STATEl�Ilfllii of FiARIDA � T8S► 197 'State of F or `cFa united tatea Miami SMSA .._._,.-- income -�------ 32.7% 29.1% Less than $10 000 32.4% 15.44 17.51 15.4% 26.54 $10,000-$14,999 $15,000-$24,999 24.4% 25.5% 13.2% 15.9% $25,000-$34,999 3.48 8.0% 6.8% 6.6% $35,000-$49,999 6.11 4.3% 4.6• $50,000 or more $20„373 Mean Income $23,335 $150691 $19,572 $14,930 $16,830 Median Income 1980. sources U.S. Census. iami The total number of households $1O�O0Ohe Mdropped metro�litan area earning while the AM- 26.9 percent between 1970 and 00 t ber of households in st$gignificant2ahift, range tripled. how - The earning more than ever, occurred in the group coup $25,000The number of hercent�dfr + 22s in ,�200 in increased nearly 660 p increased by 1970 to 168,500 in 1980. The percentage distribution of households by In 1969. the number of income shifted as well- in than $1OrpO was 62.8 households earning percent, while only percent earned. $25 AGO or more. By 1979, the number of households earning t 0 In Kiami aypniet the largest concentration of population is in the b5 and older age group. 15.7 Percent. The next largest concentration, 14Of the percent, is between the ages of 25 and 34.76 total l+tiami �t�litan of agerea or older. percet t is IS years HOUSEHOLD QMATION The average household size in 1980 wa322.64. Of the 6098900 households in Dade Corw32. percent contained 2 people, 26.3 percent ,son households and 41.1 percent contained single -person o three or more people. Table 4. HOUSEmnLD SIZE, DADE COUNTY 1980 Household Size Number Percent of Total 160,400 26.3% 1 197r000 32.3 2 100,000 16.4 3 78,700 12.9 4 40r200 6.6 5 33r500 5.5 6 or more Total. 609r800 100.0% Average Household Size : 2.64 Sources: U.S. Sureau of Census, 1990 and Hammer, Siler, George Associates. The relatively large share of single -person arson high touseholds may be a reflection of the population .omposition of within oungernage categories it may however, within y ,..:., a..«_..�,...,:. .._c..a...s3,. f�fr�?f �+d�`,"' ..., .�r a r-:a iYWsysaG2diYM�MY15f... � .•:•-.. i represent a potential retail Narketafocc�ut Grove when ales taking 'ncoe RACIAL COH SITI0IN There has been a substantial shift in tit 10 racial composition of Dade Canty over the p ears, due largely to the Massive influxof immi me - grants from Cental and South America. Since 197or per_ the Latin population has increased by iSin c 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 1980r up from 23 percent in 1970. The black population increased slightly from 15 percent of elation in 1970 to 17 percent in 1980- the pop the' same periodr true non -Latin However, during white population as a percentage of the total fell from 62 percent to 47 percent. Table 5. RACIAL MUPOSITION (W PMULATION A 75 1980 Non -Latin White Latin Black Total 1970 19 _ _ ...._,,..... 7S6r000 6 769,600 531 464*600 32 766,.200 47% 565r400 36 291rb00 23 190. 200 1 rg --15= 17 -- 27f= " 1r267rS00 1001 11452r000 loot lr6264000 loot- - _ __ _-- -a t"®.,Quit _ 1910 and 19901 Metro -Dade TPENUS IN p©pUU�TIOH AND uOUSEAROLDS Table 2. co t�T Averace o :size Year Year Population Households 19"i0 i.g,267,000 428,100 509 800 2.91 2.80 i975 1r452,000 i, 62i►, 0b0 r 609,800 2.64 2.69 1'��80 1,739,000 b45, 5©0 1982 Chen -19°5 8i,700 der 184, 200 14.5% 19.1t percent Chan e Chan H,er percent Chan e 80�„1982 Nua�eZ Percent 174,000 12.0% 113,000 7.0% Source: US* COn us# Survey Associates. 100,000 19.6% 35,7000 5.9• 1970 and 19801 AnnualGeorgesing and Hammer, By 1982, household size had inched upabout r household. This may in pa to higher refflect a doubblling-UP r persons of families created by l housing ,costs and recessionary factors such as unemployment. AGE DISTRIBUTION The median age of Miami area residents. 34.8 ears, is consistent with the ehieher thsn ge the3natfon- years statewide and slightly ggeginning around the wide median age of 30.0 y age of 35, the percentage of older residentsbecomes q Larger than the national percentages, increasingly percent in the is- to from a variation of •6 ranging group to 4.4 percent in'the age 9roup over 65.old g P extent attributable to over 65. This is to a large the large percentage of retirees who -reside ideIn In Miami, and in the State of Florida in general. to act Miami's age distributioofithei651and Overage f ►e with the e for the the po which compriseseatlarger percentag groupr State. 14 A .,r.nrtt.nmTnN BY AGE�_�_ Table 3. Miami SMSA 0-9 10-19 20-24 25-34 35-44 45-54 55-64 65 and over Median Age tyrsl Source: 34.8 t-.iv�-'-==1-= 12.2% 15.4% 8.3% 14.54 10.6i 10.3t 11.44 17.31 34.7 14.5% 17.4% 9.4% 16.4% 11.34 10..14 9.61 11.3'4 ' 30.0 U.S. Bureau of Census, 1980. Ll 0 H tom;. M I I 4 SECTION 4: MARKET ANALYSIS A. I D►MER KEY RETAIL POTENTIAL The total population of Dade County was esti-- mated to be 1,739,000 in 1982, an increase of 471,200 persons or 37.2 percent since 1970. Be- tween 1970 and 1980, Dade County experienced an increase of 358,000 persons or 28.2 percent. Esti- mated annual growth peaked at 6.5 percent between 1980 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 1980. 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 compared to 28.3 percent for population -- between 1970 and 1990. This substantial increase in households can be attributed in part to the fact that the average household size dropped from 2.91 to 2.64 during the same period. Table 1. POPULATION AND HOUSEHOLDS, DAME COUNTY Population Households Year Number Annua I C angeNumber Annuar Mange 1970 11267,800 - 4410700 - 1971 1,310,000 3.311 449,900 1.9% 1972 1,3621000 4.0% 483,200 7.41 1973 18416,000 3.94 508,100 5.21 1974 11442,000 1.8% 512,000 0.91 1975 1,452,000 0.7% 543*800 6.1% 1976 1,473,000 1.4% 549,600 1.1• 1977 1,501,000 1.91 552,500 0.5• 1978 1,528,000 1.8% 559,400 1.3% 1979 11566,000 2.5% 568,400 1.6• 1980 1,625,800 3.8% 609,800 7.311 1991 1,732,000 6.5% 652,000 6.90 1982 1,739,000 0.4% 645*500 1.0• Sourcesa U.S. Census, 1970 and 1980; Annual Housing Survey, 19751 Dade County Planning Department] and Hammer, Siler, George Associates. •I v a P&iiiri1 krti. to5k MR UP Due u P I Tj tj El p , Pi sLI it w 1") 1116 w ic 1:1(3URE T-1 ITIES r;XISTING. I WWI; W The location of existing utilities are always an important factor in ally consideration of future iaaprovements within a site. Figure T-1 shows the existing utilities within the project area. It e "major" should be emphasised adbyr byno meane only s nsreprresent or most critical utility utility lines. the totality -of all existing Information covering these utilities was ob- tairied through deled ns�hesenof n'apsarevealed that utility maps for thearea no serious utility a��enttareassociated expected duringhthe proposals in this d construction stage. Ea r �j �, ♦vim .° � o � (ftatica Q _.rrl.art 4 sf a a (j tx c, ' r.luarf.i o t� -Do a -- FIGURE T-8 EXISTING VlEHICUi Afl VOk.10MES 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 Hayshore 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 (or even Coconut Grove) but rather to and from loca- tions to the north and south of the study area. Therefore, widening of South Sayshore Drive to a four lane section from Aviation Avenue to the northern project limits would, at best, result in a very limited improvement in the traffic flow along the project corridor. Even though . the traffic along &•W. 27th`, aver nue is also high, there are definite plans to Viden this facility from S. Bayishore Drive to U.S. I. 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 Xeyx but also as a gateway into Coconut Grove. The existing traffic volumes alone this section of S.W. 27th Avenue are rather constant throughout the day and do not exhibit very pronounced peaking character- istics. Y...i W iW...ir i .tw • Ou" rr . W. 4r W." Wr W r Wr &Y.fa maw~ an r••r•r Afte M • a..W.ir.WwWrr a►.r.. so". iriii.ri. • � YY.rM r .MA.Yr. alit rr .M•71• M M a >s Ir Writ/ r .•rr. a W W ••N wr f..i Ya Yiw .bvN s Y1r s Y.s rr+r. W r Y.s i.i � . to ,wr.r Ysi • is rs W.t On stud ft as • a• oft .., r..Yr •....�........ "106 .sr••• as &ML Wow up i.f•Ya.iMNW . a. W •.YwW •+d W +rN.rr.r .i Yt►.i .*Yore 4 is n...ra+s♦ Ya w«.*ti.s • 1.M..s. W4 w+rrw+ r.a rrW+ AW... YcStr .tlY.iW rriY -in rwl" W • ....r....r...w is s .sri.s . in was .06.0.4 w.orr,..Ui.sr ri WSOU" i.Y P-Aft"^_ a a"r YM r somm M r A. WWW.q.. .?.a..r .r b..,.." w.Wr.r . y.M.i.Mi Yi • a • NY YWY.Y . r.. 9.464ri 7t W }i 'a Yi ai irr lar ACi'W" I Yra _ FIGURE T-b • t • it i { f � � `fir• �' ,� � pi ,•, `""" 7 3 is u ` 340 1000 \ +6 — 73 S O 112 S 's '- �P' 190 D 112 D ARKI ,EXISTINGP m, omw NJ Vff _ . .M.a..... kkz JIV I L, mmm I aw f Since major in parking demand are directly influenced by activities at the Exhi- bition tall, a detail ereenalPossibleascenariosea taking into account th Scenario i (hi taest Parkin demand); This condi- ar ng ne ur ng one of the t on major t e pevents at the Exhibition Hall four major yearly (i.e. Home Show) with concurrent maximum usagvig- of marina related and �itydHall ndfandlresulting deficiencies using are T-2 shows the supply,, demand I conditions. Scenario II (medium arkin demand); This condi- t on re ec s t e nee s ur ng an average size event at the ExhibitionHl andties. average verage usage of marina and City Hall faci illustrates the resulting Scenario 11 conditions. Scenario III (lowarkidemand); A�an- hExtn as Wnaslow event ay at t usage of marina and City hall facilities. (See Figure T-4)• It should be noted that since Scenario I conditions hardly ever occur (them are onbe Wert yearly event -days impracticaleto base a parking costly and highly need study on such an unusual occurrence. Even though Scenario III conditions are daysaatetheo�n (there are ISO yearly Exhibit Hall,), we feel that they still do not represent the true parking need for this area. on the other hand, scenario 11 conditions asking a better care morenof the real representativexOfting the actual needs and ar parking dand- Table T-1 shows the results of the analysis - as 11 E T11itl PARKWG ($"NAM ii 0 S- SUPPLY. O- DEMAM n a3.20 1EXIST" PARKING CONDITIONS fihe 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 8 `MAIN DINNER KEY SITE" PARKING For the purpose of this study, the "Main Dinner Key Site" is defined as the area including the Exhibition Bail, Dinner Key Landing, Dinner Key Marina and the Miami City bail. (See shaded area on Fig. T-l). . � 1.., � I u..a P # re.".RS.k'.amm.4i..�.n.,:mk,as.�w.«.i!w�'..•sL,.�u.��7#'.�m m.+t .. gam. iaaiu wiio i U T-1 MAIN DINNER KEY SITE . Mir we u. is f"'VIRONMENTAL ANALYSIS E. thi isl PHOTO n Very shallow A. The islands are predominantlY covered with Australian Pine- There are a few Seagrapes and Coconut P;&IMS- B. There are a few Picini c-talDles Oxist'ng on the island at the present time- m E zM41-ow BISCAYNE BAY AAW t mom A 1 J� ANALYSIS ejovot ZI;-& Deeper Water in this area. Austrailian Pine and some Seagrape Good beach and shallow water in this area. PHOTO A There are boat wreck-s and apparent repairs going on in this area. SISCAVUE BAY 0 r 4- i I . 7 M00% 4% 4011W NIPPON' it II r EjjVjRoNMEHTAL ANALYSIS rzond be a Deeper water this are& BISCAYNE SAY Island is covered with Australian Pine and Mangroves On this a i do cood beach On'th" side of island. Boat repairs are being done on this beach. This activity is being screened by the,vegetatiOn the island from Public island vegetated With AustraliapL 101" and some seagraPe BISCAYNE DAY Australian Fine very shallow water r] . (W EN!4►IR0NMENTA!. i►NAtY$!$ � DRIVE 9000pE S®'U"Tti PHOTO SISOAYNE SAY 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 op6n field, play area. Walking, jogging and frisbee are the principle activities. Canopy is Australian Fine with some Seagrape at East edge of park along the shoreline. E. East shoreline has severe erosion.. Broken concrete and debris has been used in an attempt to slow the erosion process,. ter.! � �"�� ' ' : �'� •.� � . , �q6, 40 NORTH- `.-'--..-''z.� .- ..�.:.:.... +"." ' . .' -ems - -- �... .:. '""' . :.. •-� . . d ENVIRONMENTAL A"ALYSIS ;% SAYBHORE' goo Ili `-=:1 PA 0 A. Drainage slough st mangroves. The wrwisfrom with and tide action - The B. shoreline hdischarge consists Ofrubbleanddebr area tais in spoor condition. c. Mature stand of Australian Pine. D. volleyball facility is not in good condition. E. Water is very shallow. Mangroves are well largelamount Ofon strashine. There and debris in is a 9 the water. ir , s' Ni ate �Etf r t, fir' "0 0 Pa. tUVIROMMEN'tAL ANALYSIS 13AYSHORE DRIVE BISCAYNE . SAY ANORTH 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 revmnants 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. OAV' OWN= 12`1 , 4�iqv `planting, As'-popirly A. streetscaPO . Unt *ater. dying organized due t' P --Ovcr save beeiii P which h ". and plants 00 AV41 116 VNIVIE the years., Ripin 900d,condition. 27 ter. Seawall in good CO Debris in wa, W HOUSE condition. are In 96 D. Trees in parking lot a condition. Ground cover is in poor condition. 19CAY"E MN e;- 4", vvrxt-m 'W �—'g—yW "oqi 0MV111014MEINTA ANAILYSIS czz BISCAYNE , A. Parking is on 10050 su a** 4 defined. The trees which exist were-POt planted for 1 this area. re ing has happenedithw trees. is a great deal of litter and sukUCC debris in evideUCco- There is n"creen_ ing between the txaffics parking -and boat storage (A,-l)- B. Existing planting of large Australian Pine. c. Street planting consists of Black Olive trees. These are planted ia laud- 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 ix" 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, Need eaters)* E. view from outdoo I r seating area to the Worthside of city Hall building is of a,poorly maintained area consisting of * grasse bencboX in bad repair and a fishgleaning ; area. F. This area as one stand of Manrove$ The shorelhine consists of rubblge and - trash.' I 'I -N, I I III I "I I I III 11P 111 I III II II III I, II I, 1111 ... ..... Oki NORTH a A. Pan American Drive has some very old Royal Palms which are in good dlcon- s dition. The balance of the P g are in poor condition. H. Large Melaleuca trees. c. Area adjacent to street is open with a few large trees. tectural ms D. dPlanting on eclined so much ithat most of theas material is dead. R. Parking lot has many trees which carer in poor condition. Many g 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. ri IJ.,,,,., E' F+ n k'e ENVIRONMENTAL ANALYSIS A. The parking lot is. surfaced with, , dirt and ,gravel. lot iS not BISCAYNE BAY COCONUT GROVE SAIUNQ CLUB NORTH well defined and lacks Organ'zAv-xon. 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'90od 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. t k"A- n#! A �..a.. . f F ' ERV1RON AENTAL'AWAL I ' A. Basketball., tennis and other play ' e�#uipment in good condition,. There. is evidence of erosion under. the 4= : play equipment. B. Canopy cover in this area is very good. J The canopy is made up of`Ave oak, Gumbo Limbo, Mango, Banyan and several Royal a. Poincianas. The shade prevents growth s' of lawn.. There are benches placed at 7,19 random which get a great deal of use. C. The re 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. f PEACOCK PARK E. The shelters are simple and in good r1� repair. Access is across turf areas which are showing signs of erosion 0 due to foot traffic. �j 4, "60 F. Shoreline is a natural slope and the waters edge is full of debris. i. G. The shoreline has been riprapped with boulders which is a collection point for trash and floating debris. r.. COCONUT GROVE BAILING CLUB NORTH ��� ii LEGEND ZONE A-14- AREAS OF loo YEAR FLOODIDASE FLOOD ELEVATQNS 7 ONE V- 14 AREAS Of sloo YEAR FLOOD WITH VELOCITY (WAVE ACTION) ZONE 8- AREAS BETWEEN LIMITS OF THE ioa YEAR FLOOD AND ME 600 YEAR I FLOOD ONE V- 14 100 YEAR FLOOD PLAN q&;'nN it nnAPHIC SYSTEM 3.19 'ENVIRONMENTAL ANALYSIS I�'I'Ih C3 ST t' T Fa TUR LIGHTING .:' ,4 existing information and graphic system, all puffer from major strc�it` -turn tore and lighting de f Idt"Cues. _ There is a concentration of lighting in the area rrhding the -Coconut Grove Exhibition Center and where McFarlane Roaeliy. areas in. lack appropriate9 htingthe awhilether the exist - -general ing lighting system is not all of the same type or quality. I. Graphic signage in terms of directions, regula- i Cory 604 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 At the parkd, picnic tables continuity of image. ,and benches are erratically placed, while the bus - stop areas lack covered shelter. The location of existing garbage collection duwpsters is not very aesthetically pleasing. In all cases these are placed with no screening,.in pights of rovision forsthe sanitaror y treatment on the pof theks ground out y P ground area.(i,e. concrete pads), Subjects Existing Conditions A comprehensive review of the pro-ect site has reviled a number of vverOlh 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. r UNSCREENED GARBAGE DUMPSTERS 3.16 EXISTING PEDESTRIAN CIRCULATION & BICYCLE PATH SYSTEMS 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 marinaor ntertainment purposed such as the clubs and restaurants as well as City Hall and the Library fb 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 nn established, almost all of which are 97 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. t DIFFICULT PEDESTRIAN i 131CYCLE ACCESS- MONTY TRAINER"S TO KENNEDY PARK SA 6A 11 V, 2 a pill �z AM r to Ef p P? :1 —4M t3 CID sa, o - go all Ff ID Q� 's atcycLE IPJATH jil P 1: 7 'EXISTING KDESTRIAN CIRCULATION AND. BICYCLE PATH SYSTEMSL 10 ii K1. N ILE413END 0-316 FEET 3?-96 FEET 97 FEET & HIGHER BUILDING, HEIGHT M I 3 15, Vvi"A',"BUILDING ENTRIES Bnt i"tawithin the study area are of four distinct,type44',! Pedestriafis have,limited access within and around: tfietiinii 104 Site.' Along-Uayshoro. from 7 Peacock "-Paik---tii-,ke'*n''mdy Park,, are not continuous existence, cif' privately leased c Y,, a A tracts -,"Asidat,pubit i owned I �adisi, :'0 the site ''etz 494_ itself;; pedo pbjnt& of access ire not visibly design"'_'Lb'y: 'A'Ay 'type of signage nor helped by established walkways. The tendency in 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,, "ese routes overlap and cause serious circu- lation problems on days when traffic peaks at the following points: the corner or Bayshore Drive and McFarlane fad as an entrance to the Sailing Club and the Park at Bayshore Drive rind Grapeland Boule- vard4t its entry to the Exhibition Center and the bout loading -areas the, -vehicular routes found a- round the City Uall buildinglL Pan American Drive at Bayshorel the entrances to Monty Trainer's park; tc)'.lot and the boat loading areas, and both entrances to Kennedy Park. soats;j are I the beat services by existing facili- ce ,although fA&L Li ties ,can always be utilized. The two loading -docks - at Kenn I ettiM''eyerls Park and nt tb.6 Parke Department are well -used, although on je (lays, boaters experience the same occiss 1, a ", pfdblems as other users of the site. For swrina service .access,- to Her- AII'Stevens and Grove Marina are adequate. - ME 69 BOAT RACK STORAGE or BOAT YARDS 12 �IiV yl_.I d .I lll.illlll, I�IIIIW111hitIIIIYIfINiIIIIUIiMYUIUIIi�INialiilYlilMuiYimliVOrltlulYfiOipiliumlui�nNtlllitMlwiiiuiiY�IliStifYiiYY�M'iiiYirfrirW��liY6W1aW��M�lYailaAaian�uano 111 �� �A�°"°:hih ' iiii ill I A. '-I A I IlaaYd uYWM�M i�W89AA:Yi�il.. BUILDING 101 f iota: Aithin diet t Y� ENTRIES t the study area are of four i ". . e t 'lxaithinL and ' a - lisited ' access wshare from r+nu � ' ' .Mite - Along,, BaY l'eacock`':� ienn►aark,'"�►ltways are not tit uo a« t tlr+ 3 nt a elf p�ri V&tel�y leased athes.'site tractit< Imo..nts off, access ark not visibly desi+gt�+t by►:r;�aa�' type Of signage' oo�r helped by L stabl.ished walk.ways. ,;'The tandency in merely to follow established vehicular access routes. Along the Marina edger access is again cause Of walkways private tracts and inadequate provision of where lam does aThe exists hasrbeenoanis that pedestrian access a afterthought - ,.Service and vehicle entrances are numerous but re by by any type of signage. There- fore, theme roues overlap and cause serious circu- latiea`�lerss on days when traffic peaks at the follOWL" points, the corner or gayshore Drive Clubnd �arl,n mo .d as an entrance to the Sailing and 1►ark`at 8ayshore Drive amd Grapeland Soule- yard 1r�t to. the Exhibition Center and the boat ! aa: the ,vehicular routes found a- `.buildingi. Pan American Drive route �R'°+C t imit t� s to Monty Trainer's at rs`# parkgC l+bt` a t loading area end both r►tr ,.:,... ;ice Kennedy pack, .. VWW glee best services by existing facili- ; . t i t. ►3 hc�ug x iarhrs f'i'Al:it ® can, always be utilized. ► l�►ading cks - at Kenneth MY'sr's d'a►rk and parits Department are well -used, although on ' beaters experience the same days st to, other users of the site. For relad..uactivitles access to Her u r and GrOve marina, are adequate. BOAT RACK STORAGE M BOAT YARDS s. 11 �V t,ion Overlay Districts. on the map, it designates specifically theboth landmarks recognizedtforCtheir hall building, of Miami. historical significance to the City 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 hasa 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 allowancessfor o varying densities and for structures up to tenries. This area has also been designated a Major Street Overlay District. ' ;.ust 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 usesi either in .seperate buildings Another impor- or in combination with residences. referring taut deisgnation further west is SPi-Z, specifically to the Coconut Grove Commercial Overlay District - an area embodying the spirit that is the Grove today. The final areas, deisignated HC-le is a small site housing the Library and related build- ings - a municipal responsibility General Uses Heirtag nservation overlay District. +1tiNl11i111 at•' � l AMI ►LL HIGH INTENSITY OFFICE DEVELOPMENT CITY OF MIAMI PARKS DEPT. BUILDING i '1 11, 1 11 hill l Nil I I I I N Al"I In 1 '119 IN N, I -44VII lUdf4A AOMM 44 st" at cs, 40 rb ir o A c E 6 " Vio tj ct — - ._1 u DO <7 Ilk ro"I"NiC C300 �rp SITE AND BUILD1140. ENTRY - 3.14 EXISTING ZONING The information depicted on the zoning map nd 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 diversified,. The first designation -PR- more relates to most of the area presently housing all and parking lot, three parks, the Exhibition Center Marina facilities of Merrill Stevens and the the Grove Marina, a restaurant and a private Yacht Club. District Regula- PR, as defined in the Schedule of tions, applies to areas where public park and recreation uses, and no other uses, are to be per- de is gnaton hold, then the mitted. Should this 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 ing complexes and supporting facilities. Theboat- for retail sales o Regulations also provide boating, fishing, diving, and swimming supplies and equipment- Sites within the study area zoned occupied by two private WF-Rj7 are presently Yacht Clubs, a restaurant with its marina and parking lot. The only anomaly is the Parks building - a municipal Go Department and gymnasium a responsibility. Fi The final .zoning designation within the study 0 - area, HC-1 defines General Use Heritage Conserva;2 - 9 PEACOCK PARK KENNETN M. MYERS PARK PARKS & PR- PA RECREATION WF-R/T- WATERFRONT RECREATIONAL A A RE CREATION jr' 0 0 10 T mm At- HC-1- GENERAL USE HERITAGE IY CONSERVATION C C -2- COCONUT SPI GROVE CENTRAL COMMERCIAL DISTRICT RO-216 COCONUT fir spi-a GROVE, "kJOR: STREET OV91RLAY V DISTRICT aittoininALl fIS-212 ONE 4AUILYDETACHED...7 ZONING MAP 4 ,; �,_ .�, u:�.. I. J: ,, ,.1. �i1n4pak�!a iYI �IiV�ip _ ... _ .. 1 �__ y �l �� ��'.h.�.ea�w��.....�.�'.ras� .roa.;.eu':u:u:l����., it �..�: I 1� _ C' I J 1: The second' more widespread but confined to smaller structu $# is the concrete block type of construction. Its use can, be found in such buildings ass city Hall; Parks Department i Gym- nasium; Monty Trainers; 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,. 3.12- SUSCEPTIBILITY TO CHANGE q Law' t here . there i A,. low probability fo .0 , of uae and p►ysibal eer�figatox ecep►t for genera improvements. 'This CAtegoacy" inc2a e Peacock Park, Kei Myers Park, Fan Amerioan. Drive and Kennedy Park. very Low - Where there is a very loan probability, for change of use and physical Configuration. 3.13 DEVELOPMENT CONSTRAINT The property which presently encompasses the Virrick Gyms and the City of Miami rkanksand Recrea- tion Department as well as the parking lot adjacent between these buildings and Monty Trainer's Restaur- ant is under a Deed Restriction. The parcels of land comprising the study site As part of the agreement in which the federal have been categorized according to their probability government ceded this land to the City of Miaaai, a of attracting change. These categories are as fol- deed restriction requiring that the property only be lows: used for recreation purposes was imposed. 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. s �•.� Medium - Where probability for change of use ex- t 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 Seminoid landing area, the Dinner Key Marina, the Coconut Grove Exhibition Center, Chart House Restaurant and Virrick Gym/City of Miami Parks and Recreation Buti.ldi.ng • CONVERTED HANQAR 13UILDING / VMRIGK GYM : . • . �..•w., .+....n,-.. xew.:.=1....r.::aa=:-.aau _.._._,_....,...__..........._.__._.._..,................ .«_...,�..«...w,.ww. ..... _ __._.,....._...n rs,,w!nNa'"" . *{':ars.1`C:�:.. AIIIA'f`i'uriWh9P3i i�r:iI �: o is a...x. n ,ns e•. �rc mime:--�3wn�s_�� _..,._.:�, Mrr"`- � � t Wo lab Ao. i�:, Ll L 110.3d a 16 ca tip SUSCEPTIBILITY, TO CHANIGE I's V 4Ve i�,W, q I AT I 21 U LEGEND CBS WOOD FRAME STEELtPREFAB XG 4 F OF.,r. TYPE OF CONSTRUCTION: