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RESOLUTION No.
A RESOLUTION DESIGNATING DESIGN SERVICES
FOR VIRGINIA KEY PARK DEVELOPMENT, BASED
UPON THE APPROVED CONCEPT PLAN PREPARED
BY THE DEPARTMENT OF PARKS, AS A CATEGORY
B PROJECT, AND APPOINTING CARL KERN, DIRECTOR
OF THE DEPARTMENT OF PARKS, AS CHAIRMAN OF
THE COMPETITIVE SELECTION COMMITTEE, IN
ACCORDANCE WITH ORDINANCE NO. 8965, ADOPTED
JULY 13, 1979, WHICH ORDINANCE ESTABLISHED
PROCEDURES FOR CONTRACTING SAID PROFESSIONAL
SERVICES AND ALSO ESTABLISHED COMPETITIVE
NEGOTIATION REQUIREMENTS WITH REGARD TO THE
FURNISHING OF SUCH SERVICES.
WHEREAS, the City proposes to develop Virginia Key as
a Park; and
WHEREAS, the City has approved by Resolution No. 81-959
on November 12, 1981, the preliminary design for Virginia Key
PARK; and
WHEREAS, the City will be seeking the professional
services of a qualified and an experienced Landscape Architectural
consultant to prepare full schematic and partial design development
drawings based upon the approved design concept; and
WHEREAS, the City Manager recommends that the Virginia
Key Park Development Project be designated a Category B project
in accordance with the provisions of Ordinance No. 8965, adopted
July 23, 1979; and
WHEREAS, the City Manager recommends that CARL KERNN,
Director of the Department of Parks, be appointed as the Chairman
of the Competitive Selection Committee in accordance with the
provisions of the said ordinance;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF
THE CITY OF MIAMI, FLORIDA:
Section 1. The design services for Virginia Key
Park Development, based upon the approved concept prepared by
the Department of Parks, is hereby designated as a Category B
project in accordance with the provisions of Ordinance No. 8965,
adopted July 23, 1979, which ordinance established procedures
for contracting for certain professional services and also
established competitive negotiation requirements with regard
to the furnishing of such services.
Section 2. The City Commission hereby appoints
CARL KERN, Director of the Department of Parks, as Chairman
of the Competitive Selection Committee in accordance with the
Cny COMMM()m
MEETING 09
JUN 1 7 1982
82-323
0
provisions of Ordinance No. 8965.
PASSED AND ADOPTED this 17th of June , 1982.
ATTEST%
RAL H G. NGIE
CIT LERK
PREPARED AND APPROVED BY:
V .
4ISTAIN!Te!�CITY ATTORNEY
D ASS Fa'l"t-AU CORRECTNESS:
GE E F. KNOX, JR.
CI ATTORNEY
Maurice A. Ferre
Maurice A. Ferre, MAYOR
82-523-
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T, Howard V. Gary June 9, 1982 LE:
City Manager
Resolution desianating
Virginia Key Park Development
as a Cateqory B Project
Carl Kern, Director For City Commission Meeting
Department of Parks of June 17, 1982
"It is recommended that the attached
resolution be a•gpted by the City
Commission approving the designation
of the desian of Virainia Kev Park
Development, as a Category_ B oroject,
and designating Carl Kern as chairman
of the Comnetitive Selection Committee;
in accordance with sub -sections (5) (a)
and (5) (c) of Sections 16-17 of the
City Code, which establishes procedures
for contracting for professional. services
and competitive negotiating for such
services."
The City, as part of its proposal to develop Virginia Key Park, has
approved a concept plan prepared by the Department of Parks. Pro-
fessional services will now be sought by the City for a qualified
and an experienced landscape architectural consultant to prepare
detailed plans based upon the approved concept. The design
services will include full schematic plans designating specific
locations for service building, user amenities as well as operational
plans. Also to be submitted are detailed cost estimates for imple-
mentation of the plan as well as potential sources of revenue. The
projected cost for development of the park is $6,000,000. Cost of
design services will be funded through the Capital Improvement Fund.
The proposed resolution will designate this a Category B project
in conformance with Ordinance #8965, with myself acting as the
head of the Selection Committee. The Selection Committee will be
comprised of Directors, or designees, of the Departments of Parks,
Building and Zoning,.Finance, Community Development, Recreation,
and the City Manager's Office.
CK/RRG/cg
Enclosure
cc: Law Department
82-523- .
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VIRGINIA KEY
REVENUE/ EXPENSE ANALYSIS
FINAL REPORT
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16 June 1982
MEMORANDUM
TO- Carl Kern, Director, Miami Department of Parks
FROM: Synterra Ltd.
RE: Final Report - Virginia Key
Attached is the Final Report for Virginia Key. This analysis is based on our
discussions with you, Ralph Gonzales and Juanita Shearer along with interviews
with representatives of the Florida Department of Natural Resources, Dade County
Parks Department, the National Park Service, the National Campground Owners
Association and review of various reports and studies listed in the Appendix.
We are optimistic about the prospects for Virginia Key development and look
forward to continuing a productive and enjoyable working relationship with you
and your staff. An Executive Sumnary outlining our conclusions is included with
this report.
WiAlam L. Wilson
XW/bd
Attachment
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82-523_ .
TABLE CF CONTENTS
1. Nature of the Assignment
Executive Surmary
2. Description of the Property
A. Location
B. Land Use - Existing do Proposed
C. Development Phasing
3. Development Issues
A. Balance Between Revenue Production &
Environrrental Sensitivity
B. Surrounding Land Uses
C. Causeway Traffic
D. Safety - Bear Cut
E. Sewage Treatment Plant
4. Campground Development
A. The Camping Market
B. Occupancy Trends
C. Campground Operating Costs
D. South Florida Market Canparables
S. Virginia Key Development Costs
6. Concession Revenues and Expenses
7. Development Financing
Appendix
Recreational Vehicle Categories
Page
I
2
2
2
8
8
9
9
10
11
11
14
20
-i
Table
1.
Beach Development Options - Phase I Virginia Key Develol- ent
Table
2.
Demographic Characteristics of Florida Tent/RV Campers - 1980
Table
3.
Percentage of Adult Population by Age Group Participating in Camping
_-�
1977
Table
4.
Occupancy at Sampled Campgrounds - 1978
Table
5.
Average Campground Statistics
Table
6.
Average Campground Revenue Reported by NJA Survey - 1980
Table
7.
Average Campground Expenses Reported by NCA Survey - 1980
--- Table
S.
Average Campground Financial Characteristics - N A Survey 1980
- Table
9.
Characteristics of Florida Keys State Campgrounds
Table
10.
Privately Operated Florida Keys Campgrounds
Table
11.
!Miami Campgrounds
Table
12.
Virginia Key Estimated Development Costs
_�. Table
13.
Projected Annual Revenues and Expenses for Recreation Activities at
Virginia Key
_ Table
14.
Projected Revenues and Expenses for a 65 Site Campground
Table
15.
Projected Revenues and Expenses for a 140 Site Campground
Table
16.
Concession Options for Virginia Key
1. Nature Of The Assignment
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NARRE CF THE ASS lCM ENT
Synterra Ltd. has been retained by the City of Miami Department of Parks to
prepare a market assessment and revenue/expense analysis for proposed
development on Virginia Key. Virginia Key is a barrier island of 1005 acres of
which 665.4 acres have been acquired by the City of Miami from Dade County for
-- recreational development. Various existing land uses on the Key, as well as the
environmentally sensitive nature of the site, will affect the character and
extent of recreational development suitable for Virginia Key. The categories of
development assessed in this analysis include: campground, beach areas suitable
for swimming and picnicking, fishing pier, picnic pavilions for group rental,
and a waterside cafe. '
M
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t
Execut i ve_.Sq"ty —
• With careful planning and first quality development # Virginia Key'has
significant potential to provide expanded recreational opportunities for Miami.
residents and tourists# while generating sufficient revenues to cover operating —
expenses. The Categories of proposed development on which this assessment is
based includes camps i tea t beach areas suitable for swimning and picnicking)
picnic pavilions for group rental# a fishing pier and an informal waterside
cafe. Boating fac.ilities were not considered in this analysis due to a need for
additional water surface studies to determine whether and where they could be.
accommodated .
• Three phases of development are proposed -for Virginia Key, Phase I, planned to
begin In the sumner of 19820 focus on development of facilities to accommodate
expanded beach use along the East Shoreline Area. Included would be a
gatehouse to control access to the beach and collect entrance fees; limited road _
improvements and designated parking areas; foot paths to link parking with the
beach areas; rehabilitation of existing dressing room and restroom facilities;
lifeguard stations; picnic tables, barbeque pits and trash receptacles.
Phase II t planned to begin development in 1983, entails creation of tent and
limited recreational vehicle camping sites, supporting amenities (registration
off ice -recreat ion room, laundry and shower facilities); swimming pool, other
recreation concessions; waterside cafe; preservation and expansion'of
environmentally sensitive areas; development of a boardwalk/deck system across
the coastal hammock to render the environmentally sensitive areas accessible;
and construction of a f ishing pier and wateS's edge boardwalk along Bear Cut
beach.
Phase II1, involving longer term development planned after 1985, is less
definitive at this point in time. Possibilities include development of an >.
-• Environmental Studies Center and Visitor's Center; expansion of beach
development near Norris Cut and recreational development n the dredge disposal
area.
Estimated development costs for the three phases Is as follows:
Phase I $ 385,000
Phase 11 Vv572t=
,843,000
Phase III
Total $5,8009000
• A number of development issues were explored in this analysis with a key one
being the need to balance revenue production with the environmentally sensitive
nature of Virginia Key. Our recon ndat ion is to limit the number of tent and
recreational vehicle campsites to 140 or less, and to further limit the size of
recreational vehicles that will be accommodated. In comparison with other
Florida Keys campgrounds, a facility with no more than 140 sites is larger than
existing State facilities but considerably smaller than the average
privately -run campground.
• Beach development at Virginia Key can be expected to increase the total volt"
of traffic entering the Rickenbacker Causeway, however, a portion of the beach
bound traf f is that would otherwise pass through Key Biscayne is likely to be
diverted to Virginia Key. Synterra recommends that actions be taken, in
conjunction with the Dade County Transportation Department and the U.S. Coast
Gu a r d,, t o I n s t i t u t e schedu led dr ewbr i dge open i ng t imes as a means of redue i rig
unscheduled traffic congestion on the Causeway.
}.I.
• Efforts should be made to minimize the impact of bade County's Sewage Treatment
Plant in order to enhance the perceived quality of Virginia Key as a
recreational area. Specif ically, methods to reduce unpleasant odors generated
by the plant should be explored and implemented.
• Because of strong water currents which have caused a number of drownings in
recent years, Bear Cut beach should not be opened for swimming. A physical
barrier, such as a waterside boardwalk, should be constructed between the
campground and this beach. This would reinforce the prohibition against
swimming given the tendency for campers to swim at the nearest beach. A
boardwalk would allow visitors to continue to enjoy this visually attractive
area.
• Virginia Key has the potential to generate sufficient revenues to cover all
operating expenses and a limited portion of debt service, assuming that some
funds are borrowed to finance development or a portion of the project is leased
to a private operator. A. separate Virginia Key Enterprise Fund should be
established for the project in order to assure that revenues generated are
designated for continued maintenance and operation of facilities.
-Preparat ion of a detaiiAd Virginia Key Master Plan with development guidelines ;•._
should be undertaken as soon as possible. This document should be specific
enough to insure that short and long range development reflects the expressed
'- character of Virginia Key, 3s outlined in this summary. The Master Plan should
explore sources of funding tt. accomplish the various development phases.
2. Description Of Property►
1I. DESCRIPTICN CF THE PROPERTY
A. Location
Virginia Key is a barrier island located in Biscayne Bay within Dade County,
Florida. It is connected to the mainland (on the west) and Key Biscayne (on
the south) by a toll road, the. Rickenbacker Causeway. Although a drawbridge on
the causeway frequently causes traffic delays, Virginia Key is generally about a
10 minute drive from Miami's downtown business district. The causeway provides
direct access to Interstate-95 and U.S. Route 1 which run the length of
Florida's east coast and extend north along the Eastern seaboard of the U.S.
(See map on following pages)
B. Land Use - Existine and Pr000sed
Land use at Virginia Key consists of: (1) substantial areas of environmentally
sensitive, undeveloped land; (2) cleared beach areas; (3) Dade County's sewage
treatment plant and a former dump site; (4) a dredge disposal site and (5)
commercial and institutional development along Rickenbacker Causeway. A two
lane paved road providing access to the sewage treatment plant from the causeway
bisects the Key.
An environmentally fragile area of tidal flats with mangroves, lagoon and
y coastal hammock occupies 285 acres on the northwest side of Virginia Key. This
area wi 11 be protected from any disruptive uses, revegetated and essentially
allowed to remain in its natural state. Limited canoeing, fishing and swirrming
will probably be permitted. The area wi l 1 eventually be connected to an
Environmental Studies and Visitors Center by a network of boardwalks.
Most of the Key 's eastern boundary consists of beach area 0.2 linear miles)
which is currently used for secluded sunbathing. The beach lacks public
amenities such as dressing and rest rooms, picnic facilities and food
�- •• concessions. These improvements, along with parking, are planned in order to
accommodate increased beach use. A ninety acre site with frontage on Bear Cut
Beach is planned for tent and limited recreational vehicle camping.
Revegetat ion of open areas and the adjacent shoreline will provide privacy for
campers in an attractive setting and screen camping activities from public view.
The Dade County Sewage Treatment Plant occupies approximately 114 acres at the
center of the Key. Although plant growth shields most of the treatment facility
from public view, evidence of its presence on Virginia Key is noted by signs
along Rickenbacker Causeway. Depending on wind direction, the treatment plant
occassional ly generates unpleasant odors. This problem should be evaluated to
determine options for reducing the odors. An 82 acre former dump site is
located south of the treatment plant. Two feet of uncontrolled fill cover the
dump site and are supporting a regrowth of Australian pine. Public access to
this area is likely to remain limited over the next 10-15 years as a result of
soil instability and ?methane gas generation. The site has potential for interim
use as a plant nursery to supply city needs.
2
S.
9"
Dredge disposal connected with expansion of Government Cut north of Virginia Key
covers approximately 68 acres. Dredging is on -going and may continue
indefinitely. Long range plans for use of this area will depend on the carrying
capacity of Virginia Key and the Rickenbacker Causeway as well as the progress
of the park's development.
A variety of commercial and institutional uses occupy portions of Virginia Key
fronting on Rickenbacker Causeway. Miami Seaquarium, a tourist attraction, and
the University of Miami Marine Laboratory are located along the western side of
the Causeway. On the eastern side are The Rusty Pelican, a waterside
restaurant; the City of Miami's Marine Stadium which accommodates spectators for
water sports contests and sLrmmer music concerts; Marina Biscayne, a private boat
rental and storage business with a semi -enclosed snack bar; Planet Ocean, a
tourist attraction; the National Oceanic and Atmospheric Administration offices
_ and the Southeast Marine Fisheries Center.
C. Development Phasing
The Miami Department of Parks has proposed three phases of development for
Virginia Key. Phase I, planned to begin in 1982, focuses on development of
facilities to accowmodate expanded beach use on Virginia Key. Included would be
a gatehouse to control access to the beach and collect entrance fees; road
improvements and designated parking areas; foot paths to link parking'with the
beach areas; construction of dressing roam and restroom facilities; lifeguard
stations; picnic tables, barbeque pits and trash receptacles.
Two alternative areas are under consideration for immediate beach development.
One is a shorter beach area near Bear Cut and the other encompases the East
Shoreline Beach. Table I (page ) discusses the advantages and disadvantages
of each beach as the focus of Phase I development.
Phase I1, planned to begin development in 1983, entails creation of tent and
limited recreational vehicle camping sites with supporting amenities
(registration office - recreation room, laundry, shower facilities), other
recreation concessions; waterside cafe; replanting of environmentally sensitive
" areas; development of a boardwalk/deck system across the coastal hammock to
render the environmentally sensitive areas accessible; and construction of a
fishing pier and water edge boardwalk along Bear Cut beach.
AM
Phase II1, longer term development planned after 1985, is less definitive.
Possibilities include development of an Environmental Studies Center, including
a Visitors Center; expansion of beach development near Norris Cut and
recreational development in the dredge disposal area.
The remainder of this analysis concentrates on opportunities for Phase II
--"I de ve 1 opmen t .
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vI FAG I NIA KEY 1982
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Table 1. Beach Development Options - Phase I Virginia Key Development
Bear Cut
Beach Area • Close access from Causeway via
an existing road; main access
road to sewage plant could be
closed to public, thereby
limiting public access to
other portions of Virginia Key
until development is completed;
East
Shoreline
• Existing paved parking lot to
accommodate visitor cars;
• Existing restroom could be
renovated for restroom use;
• Laver development cost to
prepare for public use than
East Shoreline Beach.
• More appealing beach than Bear
Cut because of its sense of
remoteness from traffic and
noise, wider beach area and
tropical setting;
• Opening it firs., rather than
Bear Cut, wi 1 1 crt- ..e a (higher
quality) sense of identity for
Virginia Key.
DISADVANTPCES
Currents in water at Bear Cut
are reportedly dangerous, even
with lifeguards;
potential for accidents may be
greater than at other public
beaches. Possible danger
should be determined more
definitively. If swimming is
permitted here for one or two
years and then banned in favor
of East Shoreline Beach, it
will be difficult to convince
the public that Bear Cut is
"dangerous" one year when it
was "safe" the previous year.
Proximity to highway lessens
appeal as a beach.
• Development cost of access to
roads and public facilities at
beach higher than at Bear Cut.
Preliminary development of
several Phase II components
will be required.
7
3. Development
Issues
III. DEVELJ' NT ISSUES
A. Balance Between Revenue Production & Environmental Sensitivit
Virginia Key's location, water orientation and physical setting contribute to
its value as prime real estate with high income production potential. As noted
in the previous section, the Key also has large areas of environmentally fragile
land which are to be protected from development. Although revenue production
and environmental protection are not mutually exclusive objectives, it is not
! possible to achieve optimun levels of both in a single development. Therefore,
divisions involving trade-offs will have to be made regarding the extent of
revenue producing development at Virginia Key.
Campground development provides an example of the trade-off issue. While
camping is not a land use that produces maximum revenue flows, it is a revenue
producing use that can be harmonious with the objective of environmental
protection if carefully planned and developed. The next question, then, is how
many camp sites should be created. Private campgrounds situated on prime
waterfront sites have been known to have as many as 20 Recreational Vehicle (RV)
t campsites per acre with even higher densities for tent sites. With 50 to 70
acres allocated for camping at Virginia Key, such densities could result in a
campground with nearly 1,000 sites. Clearly, such high density would conflict
with environmental protection and would not result in a particularly appealing
campground, despite high potential revenues.
A more average campground density level would be 7 to 10 RV sites per acre and
10-15 tent sites per acre. On a 50 to 90 acre parcel, several hundred RV and
several hundred tent sites could be accommodated. At this point, it is
important to examine the relevance of average density figures to a site such as
Virginia Key. The average U.S, campground has an operating season of 120 days
annually wh i 1 e campgrounds in the Florida Keys have historically operated near
capacity during the Thanksgiving to Easter prime season and are often heavily
f booke the rest of the year as well. While this has favorable implications for
profit .(-tential, high year round occupancy may tax the carrying capacity of an
env i roni.iental ly fragile area. In determining the number of campsites which can
produce an acceptable balance between profitability and environmental carrying
capacity, a lower than average site density ratio may be needed to compensate
for anticipated year-round high occupancy.
Restaurant development at Virginia Key provides another instance where revenue
versus environment considerations exist. Waterfront restaurants are popular in
Miami and, with carefully structured lease terms, could provide a significant
financial return to the City (or Parks Department if a Virginia Key Enterprise
Fund is established). At the same time, restaurants generate additional traffic
and require parking to accommodate customers. If a single large restaurant, or
a cluster of smaller specialty restaurants were developed, the character of
Virginia Key could tend to become more commercial ized. An outdoor cafe
primarily oriented to campers and beach users could provide food, generate
j revenues (although lower than those potentially generated by a larger
restaurant) and minimize excessive traffic.
"7 8
One approach that could possibly minimize conflicts between
commercial/recreational land uses would be to concentrate cormiercial uses (other
than the campground) in the area surrounding Marine Stadium. There appears to
be a significant amount of underutilized land around the Stadium that could
generate revenues from restaurant/specialty retail development. The Tidal Flats
area would then serve as a natural buffer between commercial development and
camping/swimming/recreational uses.
B. Compatibility with Surrounding Land Uses (Key Biscayne)
It is s igni f icant from a market perspective that substantial areas of Key
Biscayne are devoted to County and State recreation facilities. Because of the
proximity of the two Keys, Virginia Key development should be viewed as fitting
into a larger economic unit that encompasses both Keys. This orientation is
most relevant when considering the nature of proposed campground development.
The Virginia Key campground will, in effect, be able to offer proximity to more
amenities than simply those found on Virginia Key. Golfing at Crandon Park,
additional beach facilities at Crandon and Cape Florida Parks, convenience
shopping at Key Biscayne retai 1 centers, and Miami nightlife combined with
proximity to Seaquar ium and Planet Ocean provide a ready-made amenity package
AW that would justify premium camping fees at Virginia Key. At the same time, the
{ presence of these amenities can reduce the need for certain campground support
f a i l i t i e s. As an examp I e, over 90% of U.S. campgrounds have a
convenience/camper store affiliated with them. However, the presence of
i
convenience and grocery stores in Key Biscayne and nearby Miami effectively
eliminates the need to duplicate this service at Virginia Key.
It is also necessary to identify typical campground amenities that are not
presently available in the vicinity. For instance, many privately ovrned
campgrounds with swimming beaches also offer swimming pools for camper use.
Sin.c there are no publ is pool faci 1 i t ies in the immediate vicinity, a
pool /,A•'- i r 1 pool / sauna complex would be an appealing amenity for the proposed
campgr;;und. Avai lability of tent camping equipment for rental at the site is
another option to be evaluated.
In summary, i t is possible to reduce overall development costs of
Virginia Key because of the availability near Virginia Key of existing a-nenities
typically associated with first class campgrounds.
C. Causeway Traffic
Figures supplied by the Dade County Department of Transportation indicate that
in excess of 27,000 vehicles cross the Richenbacker Causeway on an average daily
basis. Development of Virginia Key may divert some beach -bound traffic that
would otherwise pass through Key Biscayne. At the same time, beach and
campground development at Virginia Key can be expected to increase the total
volume of traf f is entering the causeway. It appears that the major cause of
traf f is congestion on the causeway is drawbridge used on a demand (rather than
scheduled) basis. Actions should be taken, in conjunction with the Dade County
Transportation Department and the U.S. Coast Guard (which has jurisdiction over
intra-coastal waterway traffic) to institute scheduled drawbridge opening times
as a means of reducing unscheduled traffic congestion on the Richenbacker
causeway.
9
D. Safety - Bear Cut
Although mentioned briefly in an earlier section, it is worth erTphasizing that
the safety of swimming in the vicinity of Bear Cut should be fully investigated.
In addition to avoiding potential tragedy, it is important that the City avoid
potential legal and public relations problems that could cast a negative light
on Virginia Key development. If water safety in the Bear Cut vicinity is in
fact marginal, it would be preferable from a public relations and safety
standpoint to delay beach opening until the Eastern Shoreline developm4nt is
completed. City residents and visitors could validly question the City's
judgement in opening a beach perceived of, or known to be, as unsafe, and then
closing it a year or two later..
E. Sewage Treatment Plant
Whi le the continued presence of the Dade County Sewage Treatment Plant on
Virginia Key is a given, efforts to minimize the impact of its presence are
necessary to enhance the perceived quality of Virginia Key as a recreational
area. Steps should be taken to reduce unpleasant odors generated by the plant.
We were aware of this problem on several of our visits to the site. If such
odors are frequently prevalent at the site, Virginia Key's market appeal as a
campsite and recreation area could be markedly diminshed.
There is also a need to plant a heavier buffer of trees around the equipment
storage lot near the causeway. In addition, a heavily landscaped entrance at
the access road from Rickenbacker Causeway could also be a mans of diverting
attention from signs indicating the presence of the sewage treatment facility
and Dade County Department of Public Works equipment storage lot.
10
a►
I V . CAMPGROUND DEVELCRVE VT
A. The Camping Market
The popularity of camping and recreational vehicle (RV) travel has grown
substantially over the past 20 years. According to a 1979 sports participation
study by Neilson Company pollsters, camping ranked third behind swimming and
bicycling among outdoor recreation activities. The number of camping households
in the U.S. increased from 3 to 4 million in 1960 to an estimated 20 million by
1979. While the number of campers is increasing, the rate of growth in the U.S.
camping market appears to be declining. From an average annual growth rate of
20 percent in the 1960's, camping's growth rate declined in the early seventies
-- to less than 10 percent, and to less than 5 percent i'n the late 1970's.
Considering that average household size has declined from 3.3 persons in 1960 to
about 2.7 in 1980, the absolute number of camper growth is even lower.
Camping appeals to a broad cross section of society and carrier demographic
characteristics tend to reflect those of the public in general. A 1980 survey
of Florida campers (Table 2) showed they were spread across all age groups, with
90% of tent campers being under 45. Tent camping seems to attract college
educated executives/professionals, students and persons in blue collar
occupations while RV camping appeals to a broader mix that includes these
MW categories, as well as retirees and people in managerial positions. Tent
camping attracts a larger number of lower income households, but otherwise there
do not appear to be significant income differences between tent and RV campers.
A' 1980 survey for the Recreational Vehicle Industry Association prepared by the
University of Michigan Survey Research Center showed widespread ownership of
RV's among families at all income levels. Twenty-seven percent of RVs are owned
Mr by households with incomes under $15,000 (1980), 40% are owned by families
the $15 9 000-25 , 000 range and 33% are owned by households with incomes above
$25,000. Other interesting findings of the University of Michigan study
__,.- i nc l ude :
An unexpectedly high number of RV owners are heads of chi ld:-�ss households
(no children or grown children). Forty-eight percent of all RV owners fall
into this category while 20% of all RV owners have one child at home, 18%
have two children and only 14% have three or more.
�- The most likely prospect for RV ownership is not a person in his or her late
40's or 501s, as is often assumed, but someone between the ages of 35 and 44.
With the sizable"baby boom" generation moving into the "prime RV prospect"
�. age range over the next decade, an increasing demand for RV's is anticipated.
The survey suggested that "baby boomers" are likely to perceive RV's as a
good investment and pointed out that it was the generation that caused
surging van sales during the 19701s. This group is more likely to prefer
scaled down, fuel efficient RV's rather than fully -equipped "Cadillac"
versions.
-�- While camping is still predominantly a family activity (with or without
children), there has been a distinct increase in single campers over the past
decade. This trend reflects the growing number of single -person households
in the U.S. and is likely to continue.
11
i
�l
f
TABLE 2. DEMOGRAPHIC CHARACTERISTICS OF FLORIDA TENT/RV CAMPGROUNDS - 1980
CAMDIMG•RY/10.11LER CAMPIMG-TENT
Actual State Actual State
Percentages Resident Tourist Percentages
Classification (Resident) Survey Survey Classification (Resident)
1979 1979.
Age
0-14
21.0
18.0
21.1
15-24
16.0
113
9.2
25-4 4
23.0
26.1
26.4
45-64
22.0
37.1
33.6
... 65•
16.0
6.4
9.1
Sex
Male
48.0
S1.2
47.1
Female
i
52.0
48.8
$2.3
Baca
Yhita
86.0
98.2
98.6
Black
13.0
.3
0.0
Other
1.0
I.S
1.4
Education (sresident only)
No High school
18.0
2.1
•
Some High School
17.0
8.7
•
"• High School Graduate
34.0
26.7
•
Some College
17.0
27.9
•
College Graduate
14.0
33.9
•
Occupation (tourist only)
Professtonai•E■ecutive
22.0
•
17.8 '
Manager, white -Collar
25.0
•
12.7
Blue Collar
21.0
•
22.5
Student.Homemaker.
4.0
•
1.4
Military
Retired, Seel -Retired
23.0
•
39.0
Unemployed
1.0
•
.5
Other
4.0
6.1
family income
-� less than SS.000
22.0
2.9
3.0
iS.000 - $9,999
76.0
IS.2
10.6
$10.000 - 314.999
21.0
24.8
2S.1
S1S,000 - 119.999
13.0
13.9
23.6
$20,000 - $22.999
12.0
20.8
28.1
-� $30,000 Over
6.0
12.4
9.6
Average Number in Group
3.9
3.8
• Survey data not comparable.
r
Age
0-14
21.0
15-24
16.0
25-44
23.0
45-64
22.0
65+
18.0
Sex -
Male
48.0
female
S2.0
Resident
Surrey
25.0
29.7
3S.0
9.6
.1
62.1
40.9
Tourist
Survey
26.1
31.0
34.9
5.7
2.3
45.4
S4.6
Race
White
86.0
96.8
100.0
Black
13.0
1.8
0.0
Other
1.0
1.4
0.0
Education (resident only)
No High School
18.0
2.3
•
Sone High School
17.0
6.8
•
High School Graduate
34.0
25.3
•
Some College
11.0
28.5
•
College Graduate
14.0
31.1
•
Occupation (tourist only)
Professional -Executive
22.0
•
31.4
Manager, White -Collar
25.0
•
11.4
Blue Collar
21.0
•
31.4
StudentjVwwvwker,
4.0
•
5.7
Military
RetireJ, Seni-Retired
23.0
•
S.7
Unexpioyed
1.0
•
S.7
Other
4.0
•
9.6
Family income
less than $5.000
22.0
9.2
10.8
$5.000 - $9.999
26.0
22.0
10.6
$10.000 - 114.999
21.0
21.1
24.3
$15.000 - 119.992
13.0
15.3
24.3
S20,000 - $29.999
12.0
22.9
21.6
$30.000 Over
6.0
6.4
2.1
Aversgt NuWa r in Group
3.0
3.1
SOURCE: FLORIDA DEPARTMENT OF NATURAL RESOURCES
• Survey data not comparable.
4 Table 3 exL.ni nes age group participation at ion for backpacking, tent and RV
g g P P P p g, car!Iding.
The weighted participation rates (all age groups inclusive) for each category
�j were 8 percent, 16 percent and I percent, respectively, of total adult
population.
Table 3. Percentage of Adult Population by Age Group Participating in Camping -
1977
AGE CROUP
18-34
35-49
50-64
65+
A11 Ages
Backpacking
17.6
5.2
3.0
0.9
8.3
i Tent
29.5
14.5
6.5
2.2
15.9
Rec. Vehicle
14.5
13.0
8.7
2.7
10.9
Source: U.S.
Forest Service,
unpublished
data, NE-100
Technical Research Committee, Dec. 1977
( These figures suggest that backpacking and tent camping appeal most to a younger
population wh i 1 e RV camping has broader age appeal. The National Park Service
has observed that tent camping increases during periods of unusually high
gasoline prices or gas shortages.
Another economic factor expected to increase camping participation is the
increasingly high cost of hotel and motel rooms. With hotel construction costs
and interest rates continuing to climb, room rates for average quality hotel
chains are not uncommonly over $50 per night and superior accommodations
frequently approach $100 per night in large cities. Camping is likely to become
an inc- asingly popular rreans of reducing vacation lodging costs.
B. Occupa -y Trends
The National Campground Owners Association periodically surveys occupancy trends
for a regional sampling of U.S. campgrounds. This data provides a general
indication of weekday/weekend occupancy levels, however, it primarily applies to
120 day camping seasons (Memorial through Labor Day) rather than year round
camping found in South Florida.
13
Table 4 . Percent Occupancy at Sa7p l ed Campgrounds, --Memor i a l Day to Labor Day -
1978
Average
Average
Weekday
Weekday
Weekday
Weekday
Weekend
Weekend
Total
Region
Occupancy
Low
High
Occupancy
Low
High
Occupancy
N. East
58
36
72
77
48
96
63
N. Cntrl.
43
35
54
61
44
80
49
South
49
34
64
60
46
83
52
West
67
47
77
71
51
80
68
Total U.S. 54 39 66 68 47 85 58
Source: National Campground Oxnet's Association, Washington, DC
Campground occupancy statistics for 1980 were compiled in Jess detail than for
1978. Generally, owners reported average attendance up by 5% over the preceding
year and attributed the increase to more seasonal rentals of sites, more visits
by people 1 iving closer to the campground and improvements in campground
facilities and recreational attractions. Each region experienced an increase in
seasonal rentals, with the largest increase (10%) occuring in the South.
The occupancy experience of campgrounds in the Florida Keys probably provides
the best indicator of likely occupancy patterns at Virginia Key. The Florida
State Parks Department indicated that their Key's campgrounds are generally
fully -booked between Thanksgiving and Easter, moderately used between Easter and
Memo i al Day, heav i 1 y occupied for sunTnert ime canping and slow again between
Labor Day and Thanksgiving. Privately operated Keys campgrounds rated as high
q uality generally recommend reservations between November and April due to heavy
book i ng, as do the Miami KCA Ca�ir,_ ounds. Larry and Penny Thompson Campground
reported relatively heavy year round b-';ing, averaging 85% occupancy.
14
Table 5 . AVERAGE CAMPGRCUND STATISTICS
(Based on 1980 Survey of Privately Owned Sites by National Campground O%,ners
Association)
Campground Size (acres)
60
Total developed campsites
140*
Maximum Capacity (persons)
609
Comfortable Capacity (persons)
484
Days Operated at Maximum Capacity
25
Percent Open Year Round
50%
Total Employees
9
Per night camping fee (median)
$8.75
*includes an average of 32 tent sites
_ Facilities Provided
% Private Campgrounds
Hot Showers
99%
Flush Toilets
99%
-- Playgrounds
86%
Laundry Facilities
84%
Recreation Hall
77%
Coin Operated Games
74%
Swimning Pools
66%
Credit Card Charges
59%
Hiking Trails
56%
Ball Fields
42%
Beach Frontage
33%
Organized Recreational Activities
33%
Boat Rentals (no motor)
32%
Snack Bar
24%
Boat Launching Ramps
23%
-- Boat Dock Spaces
16%
Mar inas
9%
C. CANPCRO[ND CPERAT I NG 036711"S
Revenues
According to the National Campground Cnvners Association 1981 Survey, campsite
rentals accounted for nearly 60 percent of average campground income. Average
campsite rental income was $82,500.
Campground owners are fo 1 low! ng the lead of the hotel industry in their fee
structures. Premium fees are increasingly being charged for rental of a
campground' s best sites. Premiums are most commonly charged for waterfront
sites, but are also used for sites which are shaded, extra large, poolside, or
have specially constructed tent pads and platforms. Premium fees are also
charged for select peak use periods such as holidays and special events.
Discounts are often given for off-peak season use, to senior citizens and to
holders of coupons clipped from campsite advertisements.
At many private campgrounds, equipment rentals, store sales, meals, services,
concession income and vending machines generate significant income, averaging up
to 40% of total campground revenues.
Table 6. Average Campground Revenue Reported by NM4 Survey - 1980
Income Category Average Revenue
Campsite Rentals $ 82,500 *
Equipment Rentals 79800
Store Sales 36,100 *
Meals 259900
Services 16,500
Concession Income 59700
Vending Machines (incl. gams) 49200 *
Other Campground Income 15,700*
Total Receipts $ 141,300 a>
j 138,500 b>
a> Averge of all reporting campgrounds
b> Adjusted total - sum of the asterisked items, common to the majority of
campgrounds
Source: National Campground Oxners Association
16
OW PRINCIPAL EXPENSES
Costs common io the majority of campgrounds.
r..
SIX
Adverfisiny
herrvon
nsw t
3 6R
-y races
L7'.'I
Wages
�
Intere�'
10.sxs'
�r D ncialion
n�s
�r Goods and Supplies
25.5%
s
asp
—L�
�1
i
1(isc. Gpenses
u.az
services
2.7x
17
Expenses
The average cost of campground operation for campgrounds surveyed was $115,700.
Of that amount, nearly one -fifth goes for labor and nearly one-fourth for
purchased goods and supplies. Proportionate costs for other expenses are shown
in the following table.
Table 7. Average Campground Expenses Reported by N33A Survey - 1980
Expense Category Average Cost
Salaries $ 26,200
Advertising and Prornotion 51000
Utilities 12,100
Insurance 41500
Property Taxes 39700
Interest'on Debt 14,600
Land Use Fees
Public Land Lease 59200
Private Land Lease 16,400
Depreciation and Amortization 16,300
Purchased Goods and Supplies 35,000
Purchased Services 3,800
Miscellaneous Expenses 17,200
Total Expenses $ 1159700
Source: National Campground Owners Association
18
t
,r
wr
PR!NCIPAL INCOME ITEMS
Income sources common to the majority of campgrounds.
Campsite Rentals
59.67.
T
T
R_ Other C.C. Income
11.37.
T
1� Vencring Mar -tines
3.07.
—Pw-
------ Store Sales
26.17.
T
l�
19
Table 8. Characteristics of 1980
.ampgroinds experiencing financial
loss, low
profit, and high profit
levels
Financial
Loss and
Above
Characteristic
Loss
Zero Profit
Avg. Profit
r No. of developed sites
121
108
187
No. of camper parties
6,000
6,760
13,200
Cost per occupied site -night
$16.22
$14.39
$11.48
Income per occupied site -night
$13.92
$15.24
$15.48
Avg. days at max. capacity
13
27
33
Median daily fee
$ 8.15
$ 8.58
$ 9.69
Avg. no. competitors 1/
3
3
3
Avg. pre-tax profit (loss)
($13,800)
$5,700
$52,700
Avg. occupancy 2/
41%
51%
58%
Present ownership (yrs . )
5
9
11
Fee income
$49,000
$58,000
$128,000
Total income
$83,500
$103,000
$204,000
Total operating expenses
$97,300
$ 97,300
$151,600
Sample size
39
53
53
./other campgrounds within 10 miles
Iover a 120 day season
Source: National Campground Owners Association
20
D. South Florida Market Ccmparables
Nationwide research on consumer recreation preferences indicates that
water -or ie nted facilities surpass mountain and forest facilities in popularity.
Waterfront land with good beaches has high corrmercia] value, particularly in
densely populated areas. Campgrounds with beachfront suitable for swimming are
1 imi ted in number and the camper market places a premium on them, as evidenced
by higher campsite rental fees and above average occupancy levels.
Campgrounds located in the Florida Keys are more comparable than those in Dade
County to the proposed camping facilities at Virginia Key. For this reason, we
used Keys campgrounds for primary market comparables and considered those in
Dade County primarily for information on fees charged and occupancy (rather than
for comparable amenity packages).
The State Parks Department operates three Key's campgrounds while the private
sector operates approximately a dozen. Each of the state-owned comparables has
fewer campsites (47-69) and amenities than those which are privately owned
(155-284 campsites). The State charges considerably less to rent campsites ($6
per night) than the pr ivate campgrounds in the Keys ($13 to $18.50 per night
during the winter season for double occupancy with additional person charges).
Both the State and private operators noted heavy bookings for sites from
November through April, with higher than average occupancy rates during the rest
of the year. Typical amenities offered at both the State and private
cammpgrounds include: beach swimming, snorkeling, diving, picnicking, fishing,
boating and hiking trails. In addition, 3 of the 4 private campgrounds offered
swimming pools and all offered recreation rooms, tennis, bicycle rental,
shuffleboard, water skiing and planned group activities. Concessions typically
included snacks, boat rentals and marine/diving supplies at the State
campgrounds, along with full service grocery/camping supplies at the private
campgrounds.
Three Dade County campgrounds were included in our survey - Larry and Penny
Thompson County Park and two K A's (North and South). Campsite fees ranged from
$11.34 per night at Thompson to $16.75 at KOA-North. All reported heavy
occupancy from November through April despite the fact that none of the sites
are beaches. Recreation amenities are more limited at the Dade County
campgrounds because water oriented sports are not available, however, both KCA's
offer swimming pools with whirlpools. All three campgrounds have grocery/RV
supply stores. The Dade County campgrounds are considerably larger than those
located in the Keys, ranging from 203 to 292 campsites.
_j
High occupancy levels at the Keys and Dade County campgrounds suggests that the
market could support another high quality waterfront campground and that the
public would be willing to pay market rates for campsites.
7 21
Table 9. Characteristics of Florida Keys
�A1�E WCAT I ON CAIP I NG F/V I i
John Pennekamp Key Largo 47 sites witf
Coral Reef (3 mi. no) elec. suitabl
State Park either tent c
- flush toile
- hot showers
- sewage disposal .boating
- public phor
Long Key Long Key 60 sites
Recreation 30 w/H20 & el
Area 30 w/H20 only
- flush toile
- hot showers
- sewage disp,
- public phone
Bahia Honda Bahia 69 sites
State Recreation Honda Key 59 w/H20 & el(
Area 10 primitive
- flush toilet
- hot showers
- sewage dispc
- laundry
- public phone
µ
Table 9. Characteristics of Florida Keys State Campgrounds
NAME LccAT ICN CP&P I NG FPC I L I T I ES RFCRE.AT ICN
John Pennekamp Key Largo 47 sites with H2O & .swimning
Coral Reef (3 mi. no) elec. suitable for .snorkeling
State Park either tent or RV .diving
- flush toilets .picnicking
- hot showers ,fishing
- sewage disposal
Long Key
Recreation
Area
.boating
- public phones
Long Key
5;. ;e Recrea. ion Honda Key
area
60 sites
30 w/H20 & elec.
30 w/H20 on 1 y
- flush toilet
- hot showers
- sewage disposal
- public phones
69 sites
59 w•/ H2O 3t elec.
10 primitive
- flush toilets
- hot showers
- se-xage disposa!
- laundry
.visitor
center w/
exhibits
slides
.guided walks
. swi rani ng
.picnicking
.fishing
.boating
.nature
trails
.campfire
programs
.snorkel
Instruction
(sur=er on!y)
.swi^ming
.picnicking,
.fishing
.boating
.car-0f i r e s
.snorkel ing
.di vi^lg
...ails
< < 1'-A'
.snacks
.souveniers/
supplies
.snorkeling &
diving
equipment
(purchase/
rental)
.boat rental
& mar ina
(sailboats,
canoes, pad-
dleboats,
power boats)
.glass bottom
boat tour
( accom-nodat e
130)
.bait/tackle
shop
.marine gas
None
(private boat
rental and
grocery store
located in
the vicinity)
.snacks
.limited
g r o c e r.
i terr. 5
..mr i^e
su?JI��
f je l
I R
Admission: 50/person
Campsites: $6/site for
up to 4 persons, $2/
person extra for parties
over 4, except for minor
children
Same as above
5aTe
STAFF
Park Manager
Asst. Manager
Park Manager
Asst. Manager
Sera -tart'
10-11 rangers
%Iana er
t . `lanage
5(.r:r,:tary
15 r..:rv�"rs
Table 10. Privately Operated Florida Keys Campgrounds
NAME
Bryn Mawr
Ocean Resort
Arse r i ca
Outdoors at
Key Largo
Ca l urs a Car q)
Resort
LOCATION CA6IPING FACILITIES
Key Largo 284 sites with full
hook-ups
Picnic tables and
patios
- flush toilets
- hot showers
- sewage disposal
- laundry
- phones
Key Largo 155 sites
41 full hook-ups
109 water/elec.
5 no hook-ups
- flush toilets
- hot showers
- sewage disposal
- laundry
- phones
Key Largo Z44 sites
211 full hook-ups
w/20& 30 amp
receptacles
33 tent sites
- flush toilets
- hot showers
- laundry
- public phone
RFr RFATTOM
Swimming
Pool
Beach
Adult/Teen
rec. rooms
Boating
Fishing
Playground
Planned
group acti-
vities
Tennis
Shuffleboard
Scuba Diving
Water Skiing
Swimming
(beach)
Sailing
Diving
Fishing
Rec. Room
Bike Rental
Shuffleboard
Water Skiing
Planned group
activities
Swimming
(pool/beach)
Boating
Fishing
Picnicking
Tennis
Shuffleboard
Adult Rec
hall
Rec room
Playground
Planned group
activities
Horseshoes
Volleyball
Scuba Diving
itiater Skiing
FACTI.TTTFS
Full service store
with RV supplies
Boat Ramp & Docks
Full service store
with RV supplies
Boat ramp
Grocery Store
RV supplies
FEES
Sumner Rates
$15 per night
$17 per night
(oceanfront sites)
Winter Rates
$16 per night
$18.50 per night
(waterfront)
Double Occupancy
$2 per additional child
$3 per additional adult
$13.50 double occupancy
Children - $2 eadh
$11 tent sites
$13 full hook-ups
$1S waterfront sites
COhRE NTS
No tents permitt
Heavily ly booked N
Carr ibean style iN
and sandy beach
Sites well separai
for privacy
fleav11v booked N
Heavily booked '
ti��tE
Ivey Largo
Campground
Marina
LOCATION CAMPING FACILITIES
Key Largo 205 sites
72 full hook-ups
100 H2O & elec.
33 no hook-ups
in separate tent
- flush toilets
- hot showers
- laundry
- phones
Swimming
Groccry/RV
pool
supplies
Beach
Marine Gas
swimming
Canoe/Boat
Rec. Room
rental
Therapy Pool
Boating
Fishing
Handball
court
Planned group
activities
FEES
Double Occupancy
$10 tent sites
$12 water/elec.
$13 full hook-ups
$1 per additional
person
CONVENTS
i
Ocean front carte
Most sites are o.
separated by bus'
Table 11. Miami Campgrounds
NNNIE LOCATION
CAMPING F'-':ILITIES
Larn U Penny Miami
744 sites
Tbompson Park
�40 full hook-ups
with picnic tables
separate tent area
- flush toilets
- hot showers
- sewage disposal
- laundry
KOA-Mi.vni Miami
293 sites
South
21S full hook-ups
43 water/elec.
35 no hook-ups
- flush toilets
- hot showers
- sewage disposal
kOA-`•band Miami 203 sites
North with full hook-ups
picnic tables
(Tri I Is
separate tenting
area
- flush toilets
- hot showers
- sewage disposal
- I1Luidry
RECREATION FACILITIES
Pavilion grogery w/
Playground RV supplies
Horseback
riding
Marked
nature
traits
Swimming Full service
Rec. Room with RV supplies
Therapy pool LP gas refill
Bike rentals Gasoline
Playground
Planned Group
activities
Shuffleboard
Badminton
Swimming Full sen-ice store
pool with R%, supplies
Heated hbirl- LP gas refill
pool
Adult/teen
Rec. rooms
Playground
Planned Group
activities
Shuffleboard
Badminton
Volleyball
FEES
$11.34 per night
7.00 tent sites
$12.75 per night
Water/Electric
$14.75 per night
full hook-up
Rates are for double
occupancy. Addition-
al persons $1 extra
per night
$16.75 per night
EMPLOYEES
1 Director
3 Park
Attendants
3 Maintenance
Staff
NA
fan
3.3
Hea
5. Virginia Key Development Costs
a.
"I7ble 12,
VI RGINIA Ill' ESTIMATED DEVELOPMENT COSTS
1.
Entrance Road
105,000.
To include:
Upgrade width/bearing capacity asphalt,
lighting, 4S ht. at
100 ft. intervals
Signs (4)
Plantings
Gate House
2.
Trunk Lines
(water, electrical, sewer)
$_152,000.
To include:
Upgrade capacity
3.
RV Campsites
@3,600 s.f./ea. - 60-700 of total
$_230,000.
sites
To include:
Gravel roads
Lighting
Electrical son ice
Water Service and Fountain
Restrooms
Hot/cold showers
Laundry Combined w/u4
Vending
a
Tent Campsites
@3,600 s.f./ea. - 30-400 of total
$_
840,000.
Sites
To include:
Same as #3
S.
Pic,%4 Areas
$
126,000.
To incl-lo:
Lighting
Pavilions
Electrical Service
Water Service and Fountain
Restrooms
Barbeque Pits
Rotisserie Pits
Trees
6.
Reach (1000
LF)
$
86,000____
To include:
Lifegiiard stands
Lighting
Parking; Lot
Foot Paths
2S
7.
Waterfront Cafe
$
1,588,000.
To include: Building's
Parking
—
Lighting
*electrical, water, sewer, incl. in this
item
— 8.
Fishing Pier
88,000.
To include: Lighting
—
Water Ser0 ce and Fountain
vid Turnstile
9.
Boardwalk/Nature Area/Visitor's Center
$
192SO,000.
—
To include: Lighting
10.
Boardwalk/Waters Edge
$
6759000.
To include: Lighting
11.
Swimming Pool
$
680 , 000 .
To include: concrete deck
lawn area
TOTAL
$
5,800,000.
ASSUMPTIONS:'
The costs shown in this section are for budget and preliminary cost estimates only. In
orde'r'to arrive at an accurate estimate, the estimater must consider quantities of mater-
ial, prices of material and labor in the area of the park location, the anticipated length
of time of construction, bid preparation time, availability of contractors, the complexity
_A. of the job, and source of funding as it relates to contractor's payments.
However, Synterra's extensive experience with construction cost estimation enables us to
project the above development costs with a high degree of confidence.
26
6.
Concession Revenues And Expenses
VII. Concession Revenues and Expenses
If carefully planned and developed as a first quality recreation area, Virginia
Key has the potential to generate sufficient revenues to cover all operating
expenses and a limited portion of debt service, assuming that some funds are
borrowed to f inance development. Projected annual revenues from beach entry
feeF, picnic pavilion rentals and entry to the fishing pier amounts to
approximately $470,000. Annual operating expenses for these facilities is
estimated at $435,000, leaving approximately 935,000 available for a portion of
debt service. (See Table 13)
A waterside restaruant could potentially add from $50,000 to $100,000 to
Virginia Key revenues, depending on facility size and lease terms. These
f igures are based on revenues generated by other restaurants in the vicinity
that lease land and/or building space from the City or Dade County. In light of
the recent approval for expansion of the Rusty Pelican on Virginia Key and the
possible development of a restaurant near Marine Stadium, a separate restaurant
feasibility study should be undertaken before a decision is made to include a
waterside restaurant in the Virginia Key Master Plan.
Boating faci 1 i t ies could provide an additional source of revenue for Virginia
Key. No assumptions were made in this analysis regarding revenues fran this
source because an engineering analysis is needed to determine whether such
facilities could be physically accommodated, and if so, what type.
Two sets of assumptions were made regarding campground development at Virginia
Key - a 65 site campground and a 140 site campground. Average annual occupancy
of 75% was assumed for each, with 60-70% of the spaces allocated for
recreational vehicles and 30-40% for tent sites. A 65 site campground could be
expected to generate an estimated $260,000 in annual revenues with projected
annual operating expenses of $155,000. This would leave slightly over $100,000
for debt service and profit. (See Table 14) A 140 site campground could be
expected to generate about $570,000 in annual revenues with projected annual
,. operating expenses of $270,000. This would leave approximately $300,000
available for debt service and profit. (See Table 15)
27
TABLE 13
Projected Annual Revenues and Expenses
for Recreation Activities at Virginia Key
Revenues
Beach Entry Fees
Weekdays @ $1 per car
$156,600
_ Weekends @ $1.25 per car
- Total Beach Entry Fees
195,000
$351,600
Picnic Pavilion Rentals
12 @ $75 each weekends
$ 96,804
12 @ $35 each weekdays
Fishing Pier @ $.50/person
23,450
Total Recreational Revenue Potential
$4719854
Expenses
Staff Salaries
$334,988
Fringe Benefits
83,747
" Supplies
87000
Repairs do Maintenance
10,000
.. Total Expenses
$436,735
Available for Debt Service
$ 35,119
■
28
Assumptions for Projected Annual Revenues and Expenses for Recreation Activities
at Virginia
Key:
— 1.
Beach Entry Fees
600 cars average per weekday
1500 cars average per weekend
day
2.
Picnic Pavilions - 12 paviliolis
80% weekend use (104 days) _
$749880
20% weekday use at 1/2 price
(261 days)
_ $21,924
3.
Fishing Pier - Turnstyle Entry
Weekdays - 100 users average
(261 days)
_ $13,050
--
Weekends - 200 users average
(104 days)
= 10 400
23,450
4. Staffing Assumptions
Park Coordinator (existing position) Funded
Park Supervisor I
Auto Equipment Operator I
Facility Attendant
Beach Patrol Supervisor
Beach Patrol Asst. Supv. (or Capt.)
Beach Patrol Lifeguard II Fulltime
Beach Patrol Lifeguard I Parttime
Cashier I
Fringe Benefits 0 250
Total Personnel Costs
1 @ 14,019
1 @ 13,332
5 @ 11,481
1 @ 21 9798
1 @ 19,760
3 @ 17,056
10 a 13,332
2 12,084
334,988
83,747
$ 418 , 7 35
Routine park maintenance would be handled by facility attendants.
so
or
29
TABLE 14
Projected Revenues and Expenses for a 65 Site Campground
(75% Average Annual Occupancy)
Revenues
40 RV sites @ $15/night
$164,250
25 Tent sites @ $11/night
759284
Extra Person Charges
17,616
Total Campsite Fees
$2571150
Laundry Ca missions
1,500
Total Revenues
$2589650
Expenses
Salaries (4 people)
$ 60,000
Fringes @ 25%
159000
Utilities
259000
Repairs & Maintenance
79000
Administration & Depreciation of Equipment
209000
Supplies
49500
Promotion
5,000
Insurance
3,500
Miscellaneous
14,000
Total Expenses
$1549000
Available for Debt Service and Profit $104,650
30
TABLE 15
Projected Revenues and Expenses for a 140 Site Ca7Qground
(75% Average Annual Occupancy)
Revenues
100 RV sites @ $15/night
$410,625
40 Tent sites @ $11/night
120,450
Extra Person Charges
380325
Total Campsite Fees
$569,400
• Laundry Ccmnissions
3,000
Total Revenues'72,400
Expenses
Salaries (8 people)
$1239000
Fringes @ 25%
30,750
Utilities
40,000
Repairs and Maintenance
10,000
Administration & Depreciation of Equipment
30,000
Supplies
6,000
Prarnot i on
5, 000
Insurance
4,000
Miscellaneous
22 000
Total Expenses
270,750
Available for Debt Service & Profit $301,650
31
-.Ami.
AssuTnptions for Campground Revenues and Expense Projections
1. Average annual occupancy of campsites is 75%. This figure takes into
consideration generally full occupancy between November and Apr i l and operation
at half of capacity during the summer -fall season.
" Z. Campsite rental fees of $15 per night (double occupancy) and $11 per night for
tent sites are in range with fees charged for privately operated Florida Keys
campgrounds. Campground sites are generally used by tourists and, given fiscal
constraints of most city governments, there is no compelling reason to subsidize
site rental costs. Extra person charges (over double occupancy) of $1 per
person were calculated by assuming that 1/3 of the occupied sites would have one
extra person and another 1/3 of the occupied sites would have two extra persons.
3. Salary costs assume the following staffing:
65 Campsites
1 Campground ktnager
$18,000
_ 1 Assistant Manager
$16,000
1 Bookkeeper/Clerk
,000
M9000
1 Maintenance Person
$60 , 000
140 Campsites
1 Campground Amager
$20,000
2 Assistant Managers
$32,000
1 Bookkeeper/Clerk
$13,000
2 Lifeguards (Pool)
$32,000
2 Maintenance Persons
$13,000
123, ..,0
Fringe benefits (including FICA) are calculated at 25% of total salary costs.
4. Other operating expense estimates are based on averages supplied by the National
Campground Owners Asociat ion and campground costs at Larry and Penny Thompson
Park in Dade County.
32
TABLE 16
Concession Options for Virginia Key
Option 1. Parks Department Operates Entire Park, Except for Restaurant
Advantages
Parks Department could have control over development and operation.
Potential profit from campground is available to City (for reinvestment at
Virginia Key or other facilities).
Disadvantages
In the absence of a Virginia Key Enterprise Fund, adequate staffing levels are
not assured (i.e. city budget reductions).
Limits access to private capital for development.
= Managemen t sk i 1 1 s and a swi f t hi re and f i re procedure to run campground as a
business may be less readily available, thereby reducing profit potential.
Additional costs to support a park resident manager.
Opt i on 2. Parks Department Operates Public Recreation Area and Leases
Campground and Restaurant Concessions to Private Operators
Advantages
_
Provides a source of development capital for campground and restaurant.
Experienced operators could bring strop; business management skills to operation
of concessions while the Parks Depar-.-.--nt handles the component it has most
experience with (public recreation areas).
Staffing for concessions is less subject to reduction from city budget
3 fluctuations.
City financed park resident manager is not required.
Disadvantages
Parks Department has less control over campground operation (although a
monitoring sysltem could be developed to address this).
City receives a limited portion of profits generated by campground rather than
all profits.
33
7. Development Financing
VIII. Development Financing
Revenue bonds were explored as a possible method of financing proposed Virginia
Key development. While there is no established minimum financing level for use
of revenue bonds in Miami, the estimated development cost of $3.5 to $5.8
million is considerably lower than the typical project financed in this manner.
Projected project revenues are not a sufficient guarantee for any revenue bond
and the City of Miami therefore has to allocate its revenues in an amount of
125% of project debt service to col lateralize each bond. For this reason,
projects being considered for revenue bond financing are prioritized by the
City. Given other projects already in Miami's revenue bond pipeline, Virginia
Key is unlikely to receive imnediate consideration for bond financing.
There are two additional drawbacks to revenue bonds as a method to finance
Virginia Key development. One is the lengthy application, review and bond
documentation process which could easily delay the start of construction for up
to a year. Second, debt service during construction, interest and other
financing costs would add an estimated 30% to the construction costs estimated
for the project. These factors suggest that alternative methods of financing
Virginia Key should be explored.
The Miami Parks Department has received initial development grants fron the
State of Florida and the Florida Power do Light fund for Virginia Key. Prospects
for additional funding from these sources over the next several years of phased
development should be explored as a first step in preparation of a detailed
Virginia Key Master Plan. Another potential source of funding is the U.S. Army
Corps of Engineers which funds waterfront development. While the review process
associated with this funding source may lengthen the project's development time,
i t may be a wor thwh i le trade-off in order for the City of retain ownership of
the project.
Negotiations are presently underway regarding th^ lease of approximately 3 acres
on Virginia Key for a radio receiving tower. Revenues from this lease could
potentially be allocated for recreational developme;. on the Key.
The long-term lease of the campground and restaurant sites to private developers
(not necessarily a single developer for both parcels) is another alternative to
acquire needed development financing. Because of Virginia Key's prime location,
both a campground and restaurant should have excellent profit potential and
reasonably structured lease terms should generate operator interest. Detailed
developer guidelines prepared as part of the Virginia Key Master Plan would help
to assure the desired development quality. In addition, careful screening of
operator experience with similar projects would be advisable. Contacts with
industry sources should be initiated during master plan preparation in order to
assure the designation of reasonable developer guidelines if private financing
is to be sought for the project.
34
as
o
Appendix
a
APPENDIX
The chart on the following two pages shows recreational
vehicle categories. It should be useful in determining
which types of vehicles Virginia Key RV areas will be
equipped to handle.
Vehicle Categories
F-
Travel Trailer; V- _ s
A trailer designed to be towed by a motorized vehicle (auto, van or pick-up truck) and
of such size and weight as not to require a special highway movement permit. /t is
-- designed to provide temporary living quarters for recreational, camping or travel use
and does not require permanent on -site hook-up. A travel trailer can be one of the
following types: "
Conventional Travel Trailer
_ Ranges typically from 12 feet to 35 feet, in length, and is towed by means of _a
bumper or frame hitch attached to the towing vehicle:u'-''4`.T n`!Y
_ _ Y�.
Y =. Park Trailer
--., , ;
y.. Y1 r'i ..... .«. -..: �. .��.�_rJ�e.cr�y^;M ... .
"Desi nated for seasonal or temporary livin when set u and connected to utilities
g p rY g _ � p.....
necessary for operation of installed fixtures and'appliances.Builf on asingle perma-.
nent chassis and capable of being towed by a light truck, not exceeding 10,000'+
• • "pounds GVWR. Not more than 40 feet overall length and no more than 8 feet in.=;
overall body width when in the traveling mode. Designed for set-up by persons
1 without special skills using only hand tools and lifting, pulling or supporting
devices.
AM ! fifth -Wheel Travel Trailer
This unit can be equipped the same as the conventional travel trailer but is constructed
with a raised forward section that allows a bi-level floor plan. This style is designed
to be towed by a vehicle equipped with a device known as a fifth -wheel hitch.
., Folding Camping Trailer
A recreation camping unit designed for temporary living quarters which is mounted]
on wheels and constructed with collapsible sidewalls that fold for towing 6y-a-
motorized vehicle..,
uck Camper
36
-ecreational camping unit designed to be loaded onto; or -affixed to, the bedTO
.L_
_ L0assis of�a truck, constructed to provide tii;;5 rary�liWng quarters for recreat�ona
• @ camping nr travel use. = 4�``:•- r-
Multi -Use Vehicle'
- - A motor vehicle designed for the transportation of people and/or property and altered •.
by the RV manufacturer for esthetic or decorative purposes. These changes may
include windows, carpeting, paneling, seats, sofas; and accessories.
Multi -Use Van_ Conversion ��-yt*,
A completed van chassis modified in appearance for -transportation and recreationalILE y;
. purposes.
tir.ej t w ) ,• .an•.sl(.. � �• 's�„ia�i7Ky. ♦ ..- �- .. ��. .
• 4' v.N - . J 1+•1
r. •ri•�... i.�..,r _ n 4-�.. l ._. - _ ,"� i �.,? c 'i' Y , - i• -'
K' v .t'� x.+1J+ti+u • •r )' .. .. .,r,- v, • �futn�l.EyK-yir•�_
;pie. -�'- -w:v y-•'. -1.- .�. �l e. -•'�' _ �� �.�� W.-
� 7�
12
Vehicle Categories
I.0 41It
♦� M_ otor Wu6m�Y
A recreat►onal camping and travel vehicle built -an or as.an integral part of a pelf
io'elled motor vehicle chassis_ it ma rovidexcitcfien' s/eepin and„batfiroom`
p . p - - - - y p ,., • _ r t g «'-.. t-
facilities and is equipped with the ability to store and carry fresh waterand"sewage A
motor home can be one of the following types ~' ',�> `• z ::
r Conventional- Motor Home (Type.A)�
� ,:;.:}-t.�Z.e '. �•.n''+. e:r`»� [: r-- t• y.,�,.. 'L.y�l.Y. ��-�i^3Z' -
The Irvrng'unrt has been entirely constructed on a bare, specially designed motor;
vehicle chassis t R•' �'''
"�' ® ... x K9�-r1• :�.� -t�, ...►, - s t' ;} 4 t.�`: tTr'%�•�R� it .. ,.s'
iT;7 .y..•i..T
. terms * •� }. t_ �'iC �•krt •. e = a �. t_
Van Camper (Type B) 4�s� e +r<
- -
-A panelstype truck to which the RV manufacturer adds:any two of. the following;;
i conveniences.`sleeping;.kitchen_and `toilet facilities; also.110 volt hook=up„ resh ."
.. �, . -... c.. rum ,s...r .� : •:
water storage, city water hook-up, and a top extension to provide more head room.;
• ,y t�'•.- .� • .<l , r.r •. t�_n!r_��•���.
A. -iceY3.2.7�'�r ,y 7; : /i•
•r.- _... #' .• s -Chopped Van (Mini )� .�. r - - N. '.' :.f `7T�- » ..
n
.:`_ .v"•. i ,; �� '+.-'� yy�-r `,.'�•4i�•c. 1. _ .
~This unit is built on an'autamotive menufactrired van frame! ith an attached cab
section,.of a GVWR of '6500 pounds.or more; with an'overal hi gh�ttof,�lore than
_ . eight feet. The RV manufacturei completes the body'section containing t�►ef living
oarea and_ attaches it to the cab section.,
•:_� ,t.- t :-L. yY.-2J �+'.! fiA.�s rl.. tT.7L �. -3:.
! Chopped Van (Low Profile) _
This unit is built on an automotive manufactured van frame with an attached cab
section having a GVWR of 6500 pounds or more, with an overall height of less than
eight feet. The RV manufacturer completes the body section containing the living
area and attaches it to the cab section.
Chopped Van (Compact)
This unit is built on an automotive manufactured cab and chassis having a GVWR of
less than 6500 pounds. It may provide any or all of the conveniences of the larger
units.
F�b.• IM«NS F Y ;L
� A Mites►. M:;
13
U.S. Department of Agr iculture, Forest Service. Proceedings 1980 Outdoor
Recreation Trends Symposium, Volumes I and If _
Report by the Comptroller General of the U.S. Better Management of National
Park Concessions Can Improve Services Provided to the Public, July, 1980
National Park System Concessionaires, Visitor Acccmnodations, Facilities and
Services 1980-81
Stachowicz, Jim; Guide to Florida Campgrounds, *Windv.ard Publishing Inc.,
Miami, 1981
Wooda 1 1 ' s Campgr ound Directory, 1982 Eastern Edi t ion, Vbodal I Pub) ishing Co.,
Illinois
U.S. Department of Interior, Her i t age Conservat ion and Recreation Service,
Third Nationwide Outdoor Recreation Plan, Appendix IX - Private Sector
Outdoor Recreation, December, 1979
U.S. Department of Agriculture, Forest Service, The Campground Industry -
Recent National Trends, 1979
National Campground Owners Association , American Campground Industry 1980
Eccnornic Analysis, Washington, DC
Curtin, Richard, The RV Consumer - Current Trends and Future Prospects, RV
Industry Association, Chantilly, VA, 1980
LaPage, Wilbur & Ge-ald Cole, 1978 National Camping Market Survey, U.S.
Departnent of AgricultL e, Forest Service, 1979
U.S. Department of Interior, Federal Recreation Fee Report - 1980