HomeMy WebLinkAboutR-81-0759RESOLUTION NO. 81 " 7 5 9
A RESOLUTION APPROVING, IN PRINCIPLE, THE FINAL DRAFT
REPORT, PREPARED BY KIMLEY-HORN AND ASSOCIATES, INC.,
ENTITLED "MIAMI PARKING STUDY, CORE AREA WEST", DATED
JULY, 1981, RECOGNIZING THAT THE FINAL REPORT IS SUBJECT TO CHANGE; FURTHER RECOGNIZING THAT LAND TAKING MAY BE
NECESSARY; FURTHER AUTHORIZING AND INSTRUCTING THE CITY
MANAGER TO PROCEED WITH DEVELOPMENT OF AN ECONOMICALLY
FEASIBLE PROJECT PROPOSAL THAT WILL MEET THE PUBLIC NEED
FOR PARKING IN CORE AREA WEST, MORE SPECIFICALLY: (1) TO
MEET WITH LAND OWNERS, (2) INVESTIGATE METHODS OF FI-
NANCING THE DEVELOPMENT, AND (3) INVESTIGATE METHODS TO -
ACQUIRE LAND AND AUTHORIZE THE CITY ATTORNEY TO ENGAGE
THE SERVICES OF OUTSIDE LEGAL COUNSEL IN CONNECTION
THEREWITH, IF NECESSARY, SUBJECT TO THE AVAILABILITY
OF FUNDS.
WHEREAS, by adoption of Resolution No. 80-819, dated Novem-
ber 61 1980, and Resolution No. 80-861, dated November 26, 1980,
the City Manager was authorized to initiate a study to investigate
the public need for parking in that portion of the Central Business
Districted designated as Core Area West and to determine the economi-
cal feasibility of developing a multi -story public parking facility;
and
WHEREAS, the selected professional consulting firm, Kimley-Horn
and Associates, Inc., has thoroughly investigated the parking require-
ments and needs and has considered the economics of undertaking a
parking facility development; and
WHEREAS, the consultant has found that there is an existing defi-
ciency in parking spaces and that there will be a continual increase
in the deficiency in Core Area West, with such deficiency having
established a need for public parking; and
WHEREAS, the consultant has indicated that under certain con-
ditions the development of such a project could be self-liquidating;
and
WHEREAS, it is in the best interest of the City to proceed with
the development of such an undertaking;
NOW, THEREFORE, BE IT RESOLVED BY THE COMMISSION OF THE CITY
OF MIAMI, FLORIDA:
Section 1. The final draft report, prepared by Kimley-Horn
and Associates, Inc., entitled "Miami Parking Study, Core Area West",
dated July, 1981, is hereby approved, in principle, recognizing that
F
OMMISSIONTING OF
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the Report will be modified to reflect City Commission comments and
such technical comments, if approved by the City Commission, as may
be generated in the development process.
Section 2. It is hereby further recognized that in order to
develop a project, land taking may be necessary.
Section 3. The City Manager is hereby authorized to continue his
efforts in the development of a multi -story public parking facility
that will meet as much of the public need as is economically prudent
and possible in Core Area West. The City Manager is hereby instruc-
ted to proceed in accordance with the following:
(a) Meet with property owners in Block 25, the block
bounded by SE First Street, SE First Avenue,
SE Second Street and South Miami Avenue, and with
property owners in adjacent blocks to advise them
of the City's intentions and to ascertain their
interest in the project development.
(b) Investigate methods for acquiring the necessary
land for the project development.
(c) Investigate financing methods to accomplish the
project development. It is intended that the City
Manager would consult with the City's financial advi-
sor, James J. Lowrey & Co.; bond counsel, Brown,
Wood, Ivey, Mitchell and Petty, and to coordinate
his efforts with the Off -Street Parking Authority,
the Downtown Development Authority and other inter-
ested parties.
Section 4. The City Attorney is hereby authorized, subject to
the availability of funds, to engage the services of outside legal
counsel to assist him, if necessary, in accomplishing necessary
land acquisition.
PASSED AND ADOPTED this 10 day of September , 1981.
MAURICE A. FERRE
M A Y 0 R
SST:
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I RALN G. ONGIE, CITY CLERK
PREPARED AND APPROVED BY:
ROBERT F. CLARK
ASSISTANT CITY ATTORNEY
APP AS TO FORM AND RECTNESS:
GEOR F. KNOX, JR., TY ATTORNEY
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'� Howard V. Gar
City Manager
Morris I. Kaufmann
Assistant to the City Manager
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Background
August- 24, 1981
Proposed Resolution on Core Area
West for City Commission Meeting
Scheduled for September 10, 1981
It is recommended that the City Commission adopt
the proposed Resolution whereby the City Commission
approves the feasibility study, in principle, on
Core Area West, prepared by Kimley-Horn and Associates,
Inc., and thereby authorizes the City Manager to
proceed with the development of a multi. -story, public
parking facility that will meet the public need and
be self liquidating.
By Resolution Nos. 80-819, dated November 6, 1980, and 80-861,
dated November 26, 1980, the City initiated a study of parking
needs in the Central Business District, designated as Core Area
West (SW and SE First Street, SE First Avenue, SE and SW Third
Street and SW First Avenue). See Figure 1.
The selected professional firm, Kimley-Horn and Associates, Inc.,
began the study in early December 1_980 anti produced '.heir final
draft report in July 1981. In this period Kimley-Morn produced
a number of preliminary studies which were reviewed by a
Technical Committee in a continuous exchange of information and
ideas. The Technical Committee consisted of I•;orris Kaufmann,
Project Director; Richard LaHaw, Director, Off -Street Parkina
Authority; Don Cather, Director, Department of Public Works;
Joseph McManus, Acting Director, Planning Department; Gerardo Salman,
Director, Building and Zoning Inspections Department; and Roy Kenzie,
Director of Downtown Development Authority.
In early March 1981, }:imley-Horn identified Core Area West as having
a parking deficiency of some 1540 _paces and predicted that there
would be a shortage of 3100 spaces by 19'85.
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81 -759
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Howard V. Gary
Page 2
August 24, 1981
As provided by the agreement and as directed by the Technical Committee,
Kimley-Horn investigated three alternative concepts, one of which
appeared the most feasible. Initially this concept envisioned an
eight -story public parking facility with some commercial space on
the first and second stories and a capacity of 1,200 spaces, situated
in Block 25, between SE First Street and SE Second Street. In the
latest version, as indicated in the final draft report, the project
is envisioned as a six -story parking structure accommodating 1,800
spaces with some commercial space on the ground level only. The
foot print would be in the order of 400 feet along the east -west
axis and 250 feet along the north -south axis.
The magnitude of the project as estimated by Kimley-Horn is
approximately $30,600,000, as shown in Table 8, enclosed, of their
final draft report. It is my belief that this estimate can be
substantially reduced during the project development.
From the economic feasibility view, the final draft report indicates
that the proposed development is a marginal undertaking, with a
debt service ratio of about 0.90. Land costs which represents about
45 percent of the estimated development costs (exclusive of financing
costs) greatly affect the project financial performance. If the
project revenues are considered without land costs, the projected
debt service ratio would be in the order of 1.40.
Nonetheless, Kimley-Horn indicates that the project would become
feasible (that is, having a debt service ratio in the order of 1.25)
if certain measures are taken. Among these, the most interesting
appears to be packaging the project in a manner that would alloti,
development of the ground and air space rights. Under the prober
conditions these lease rights together with certain other measures
could vastly improve the financial performance of the project to
the point that the project would, first, serve the public purpose
of providing needed parking and, second, be self sustaining.
Recommendation
Because time is of the essence in developing a feasible project
it appears appropriate to request the City Commission to take
action as outlined in the proposed Resolution.
Proposed Resolution
The proposed Resolution provides for the f.ol.lowing:
1. The City Commission approves the final draft report in principle,
recognizing that the report will be modified to reflect their
comments, as well as comments from members of the Technical Committee,
legal counsel, financial consultants and bond counsel prior to
final acceptance and incorporation into an Official Statement.
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Howard V. Gary
Page 3
August 24, 1981
2. The City Commission further recognizes that in order to
develop the project, land taking may be necessary.
3. The City Commission by approving the final draft report
in principle, recognizes the need for public parking in
Core Area West and authorizes the City Manager to continue to
develop an economically feasible project that will meet as much
of that need as is prudently possible. More specifically,
this authorization directs the City Manager to take the
following actions:
a. Meet with property owners in Block 25 and adjacent
blocks to advise them of the City's intentions and
to ascertain their interest in the project.
b. Investigate methods to acquire the necessary land. In
this regard, the City Commission authorizes the City
Attorney to engage the law firm of Steel Hector & Davis,
1400 SF First National Bank Building, Miami, Florida 33131,
subject to availability of funds, to assist in the
land transaction.
C. Investigate financing methods to accomplish the development.
In this regard, the City Manager would consult with its
financial advisor, James J. Lowrey & Co.; bond counsel,
Brown, Wood, Ivey, Mitchell and Petty, the Off -Street
Parking Authority, the Downtown Development Authority
and other interested parties.
MIY.:bf
Enclosure
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i -Ki coley -Horn and Associates,Ine, Sol Jones Franklin Road, Raleigh, N.C. 27606 • (919) 851-8260
Raleigh. West Palm Beach. Tampa. Orlando, Knoxville. Dallas
July 15, 1981
i
Mr. Morris I. Kaufmann
Assistant to the City Manager
City of Miami
150 S. E. 2nd Avenue, 12th Floor
Miami, Florida 33131
Re: Miami Parking Study - Core Area West-, Final Draft Report
Dear Mr. Kaufmann:
We are transmitting three (3) copies of our final draft of the pre-
liminary feasibility study for the Core Area West. In preparing
this final draft report, we have incorporated the City's comments,
and updated our analysis and recommendations.
Specifically, as recommended by the City, Concepts A and B as des-
cribed in the prelinary draft report, have been eliminated from this
report and refinements have been made to the earlier Concept C (which
in this report is now referred to as Concept A. The recommended
concept: now is a si::-Level structure having a capacity of about 1,800
spaces. It has a footprint of 400 feet by 250 feet and it occupies all of
the block east of the Immigration and Naturalization Building.
In updating, our analyses for the new Concept A, we. have noted that
the facility size now can be reduced in accordance with the current
provisions of the City's amended parking ordinance. This option would
now permit shifting the entire facility to the eastern boundary of
the block (adjacent to S. E. 1st Avenue), thus l.eavi.nh intact the
existin , 290-space parkins; deck.
We appreciate this opportunity to submit this report. A;;ain, we ex-
press our gratitude to you and the City for your cooperation and
help in the study.
Very truly yours,
KIMLEY-11ORN AND ASSOCIATES, INC.
James L. 'Zimmerman, Jr., P.G.
i
Senior Associate
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K mley.Horn and Associates, Inc. 901 Jones Franklin Road, Raleigh, N.C. 27606 • (919) 851-8260
t
Raleigh. West Palm Beach, Tampa. Orlando, Knoxville. Dallas
July 15, 1981
`a
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Mr. Morris I. Kaufmann
Assistant to the City Manager
( City of Miami
150 S. E. 2nd Avenue, 12th Floor
Miami, Florida 33131
I
Re: Miami Parkin' Study - Core Area West, Final Draft Report j
Dear I•fr. Kaufmann:
We are transmitting three (3) copies of our finaldraft of the pre-
liminary feasibility study for the Core Area West. In preparing
this final draft report, we have incorporated the City's comments,
and updated our analysis and recommendations.
I Specifically, as recommended by the City, Concepts A and B as des-
cribed in the prelinary draft report, have been eliminated from this
report and refinements have been made to the earlier Concept C (which
in this report is now referred to as Concept A. The recommended
concept now is a six -level structure having; a capacity of about 1,800
spaces. It has a footprint of 400 feet by 250 feet and it occupies all of
j the block east of the Immigrat:i_on and Naturalization Buildin,.
In updating our analyses for the new Concept A, we Have noted that
the facility size now can be reduced in accordance with the current
provisions of the City's amended parking; ordinance. This option %.rould
now permit shifting tho entire facility to the eastern boundary of.
I the block (adjacent to S. 1'. lst Avenue), thus leaving; intact the
e::isti.ng 290-Space parking; deck.
We appreciate this opportunity to submit this report. Alain, we es -
press Our gratitude to you and the City for your cooperation and
help in the study.
Very truly yours,
KII.ILLY-1101t;; ANll ASSOCIATLS, INC.
L• �
James L. Zimmerman, Jr., P.E.
Senior Associate
82-759
TABLE OF CONTENTS
MIAMI PARKING STUDY
CORE AREA WEST
Page
CHAPTER 1:
Introduction 1
Existing Conditions 1
City's Goals 2
Study Objective 2
CHAPTER II:
Study Area and Information Assembly 3
Study Area 3
Data Collection 3
Other Data and Information 6
Existing Land Use and Employment 7
Future Land Use and Employment 7
CHAPTER III:
Analy-is and Development of Needs
12
Accumulation
12
Demand Characteristics
12
Present Parking Needs
14
Future Parking Needs
16
Summary - Parking Needs
16
Impact of Downtown People %,lover (DPM)
Is
CHAPTER IV:
Concept Development
20
Site Investigation and Selection
20
Alternate Concept Considerations
20
Recommended Concept
22
CHAPTER V:
Feasibility Analysis
26
Project Costs
26
Operating; Costs
29
Parking Use
29
Proposed Fee Schedule
30
Estimated Gross Revenues
34
Financial Performance
34
Inf lation Impact
38
Financing Option
39
Other Financial Considerations
40
Impacts of Land Costs on Feasibility
43
CHAPTER VI:
Summary and Conclusions
44
ft
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TABLE OF CONTENTS
MIAMI PARKING STUDY
CORE AREA WEST
CHAPTER I:
Introduction
Existing Conditions
City's Goals
Study Objective
CHAPTER iI:
Study Area and Information Assembly
Study Area
Data Collection
Other Data and Information
Existing Land Use and Employment
Future Land Use and Employment
CHAPTER III:
Analy ;is and Development of Needs
Accumulation
Demand Characteristics
Present Parking Needs
Future Parking Needs
Summary - Parking Needs
Impact of Downtown People Mover (DPM)
CHAPTER IV:
Concept Development
Site Investigation and Selection
Alternate Concept Considerations
Recommended Concept
CHAPTER V:
Feasibility Analysis
Project Costs
Operating Costs
Parking Use
Proposed Fee Schedule
Estimated Gross Revenues
Financial Performance
Inflation Impact
Financing Option
Other Financial Considerations
Impacts of Land Costs on Feasibility
CHAPTER VI:
Summary and Conclusions
ft
Page
1
1
2
2
3
3
3
6
7
7
12
12
12
14
16
16
18
20
20
20
22
26
26
29
29
30
34
34
38
39
40
43
44
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LIST OF TABLES
Table
Page
3,
1
g Y Parkin Inventor - Off Street
6
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2
Existing Land Use Summary
8
3
Land Use Summary - Proposed Developments
10
4
Accumulation Summary
13
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5
Existing Parking Demands
15
'
6
Future Parking Demands
17
a
7
Parking Needs
18
8
Cost Estimates - Recommended Concept (1,800 Spaces)
27
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9
Estimated Operating and Administrative Costs
29
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10
Estimated Parking Use
31
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11
Parking and Rental Rates
33
12
Annual Facility Revenue
35
13
Cost Income Summary
36
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14
Financial Performance
37
15
Required Additional Facility Income
40
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16
Coverage Ratio without Land Costs
43
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APPENDIX
Appendix
Table Page
1 Concept Cost Estimates - Concept A 45
2 Cost Income Summary - Concept A 46
Under Separate Cover
Analysis of Impact of Proposed Downtown People Mover, April, 1981 report by
Simpson & Curtin for Kimley-Horn and Associates, Inc.
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CHAPTER I
INTRODUCTION
Downtown Miami, the heart of south Florida's governmental, commercial, legal and
} financial community, is undergoing a tremendous business expansion. This business
i
boom, which is attracting large numbers of people to downtown, is expected to
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continue its steep growth in the future years. This is evidenced by the fact that
1 there are some 37 major developments in the core area, either underway or slated
for construction over the next few years. Among others, some notable projects in
the core area are: International Center and Hyatt Hotel at 400 S.E. 2nd Avenue;
International Trade Center at S.E. 2nd Street and lst Avenue; Southeast Bank
Building at S.E. 3rd Avenue and S.E. 3rd Street and the Government Center
Complex.
Realizing the impact of the rapid growth, both current and future, on parking needs
in the core area, the City of Miami is responding to the challenge of ensuring that
present parking shortfalls, where they occur, are eliminated and adequate provi-
sions are made to meet future demands. Accordingly, the City has commissioned
several studies of both the economic and physical aspects of providing additional
off-street parking in the downtown area. This particular study, which relates
specifically to the feasibility and functional concept development for a parking
garage to be located in the southwest part of the downtown core area, is a part of
the objective mentioned above.
EXISTING CONDITIONS
The City ofMiami currently has three municipal garages and 21 municipal lots in
the core area. These facilities are managed by the Department of Off -Street
Parking which is responsible for their operation. The facilities are expected to
generate $2.7 million in anticipated revenue this year. This revenue goes into a
parking system fund which covers the operations expenses and the debt service on
the bond issues. The City's downtown parking system competes with about 50
privately -owned and operated parking facilities in the core area.
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CITY'S GOALS
The City is seeking to provide an adequate parking supply in attractive off-street
facilities to meet both the immediate and future needs of the central business
district (CBD) redevelopment. In order that these facilities blend with the CBD
environment and to coordinate the parking supply with pedestrian and traffic
circulation, the City created a special function in 1980 under the direction of an
assistant to the City Manager. This office has been charged with the task of
ensuring that the new parking facilities, in addition to having a sound financial base
themselves, will stimulate growth, investment and development by combining
parking with other public services while being compatible with environment, traffic
circulation and a proposed Downtovin People Mover (DPN1) system.
STUDY OBJECTIVE
This study relates specifically to the feasibility of a parking garage to be located in
the southwest part of downtown Miami - referred to in this report as Core Area
Nest. This report describes the information and data assembly effort, analysis and
development of parking needs, impact of the DPI, site selection for the proposed
facility, development of functional concepts and the financial feasibility of an
appropriately -sized parking facility.
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1' CHAPTER 11
STUDY AREA AND INFORMATION ASSEMBLY
1 STUDY AREA
The study area, including the environs, and the zones used for data collection, data
summary, and analysis are shown in Figure 1. The primary study area is contained
within the bounds of S.E. and S.W. 1st Street on the north, S.E. 1st Avenue on the
s
east, S.E. and S.W. 3rd Street on the south, and S.W. lst Avenue on the west. Four
blocks, grouped into two analysis zones (TAZ 25 and 27), comprise the primary
study area where the proposed facility is to be located. In order to assess the
influence of environs on the primary study area, an additional area containing
seven additional traffic zones was included in the study and is outlined in Figure 1.
This enlarged study area is bounded by Flagler Street on the north, S.E. 2nd Avenue
on the east, the Miami River on the south, and S.W. lst Avenue on the west. In all,
nine analysis (traffic) zones (TAZ 20 to 28) comprise the study area and its
environs.
DATA COLLECTION
Data collection consisted of a detailed parking space inventory, parking usage
studies and Downtown People Mover (DPW gavel simulation studies.
The detailed parking inventory was carried out for the nine analysis zones.
Inventory data were supplied by the Downtown Development Authority (DDA) and
field checked by the consultant. The inventory reflects a total number of 3,587
parking spaces in the study area, of which there are 64 curb spaces, comprising less
than two percent of the inventory. The remaining 3,523 spaces, constituting 98
percent of the inventory, are in off-street facilities, i.e., municipal lots, other lots
and garages.
The off-street inventory is shown in Figure 2 and is summarized by zone in Table 1.
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LEGEND
PRIMARY STUDY AREA
ENVIRONS STUDY AREA
iliii ANALYSIS ZONE BOUNDARY
21 ANALYSIS ZONE NUUaER
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MIAMI PARKING STUDY
CORE AREA WEST
April 11,81
STUDY AREA
Figure 1
/?Ihs 1
TABLE 1
OFF-STREET PARKING INVENTORY
Number of Parking Spaces
Traffic
Zones (1)
Municipal Lots
Other Lots
Garages
Zone Totals
20
--
286
--
286
21
_-
--
250
250
22
--
200
200
400
23
--
--
--
--
24
--
--
--
--
25
73
363
290
726
26
127
800
--
927
27
22
128
427
577
28
--
48
309
357
Total
222
1,825
1,476
3,523
Refer to Figure 1
Parking accumulation studies were conducted during February, 1981, for the
inventoried parking spaces in several off-street facilities and at the curb. The
total nurnber of parked vehicles at each facility was recorded at 10 a.m. and 2 p.m.
on a weekday. In addition, information about Municipal Garage No. 3 was obtained
from the Department of Off -Street Parking. The accumulation studies were used
as an indicator to assess the parking demand and the level of space utilization in
the Core Area West.
The results of this data assembly phase were employed in the analysis of existing
conditions and developing the parking needs for the study area.
OTHER DATA AND INFORMATION
In addition to the data collected through field surveys, other pertinent data and
information were assembled. This included information on existing land use
obtained from Downtown Development Authority (DDA) and the City's Planning
Department, identification of major generators, working with the DDA and the
Planning Department's staffs to identify the type and size of the proposed
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LEGEND
i MUNICIPAL LOTS
PRIVATE LOTS
GARAGES
105 NUMSER OF
PARKING SPACES
MIAMI PARKING STUDY
CORE AREA WEST
OFF-STREET INVENTORY
APIII 1931 Fi9Yft 2
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developments within the study area, meetings with the Department of Off -Street
Parking, and working with the office of the Assistant to the City Manager. The
information obtained from the Department of Off -Street Parking and the Finance
Department of the City related to the operating procedures, organization,
enforcement, and
financial/budgetary information for the current parking revenue bond issues.
EXISTING LAND USE AND EMPLOYMENT
The nine -zone study area contains some 1,993,000 square feet of gross floor area
for commercial (office, retail and institutional) use. A summary of the existing
land use and employment data obtained from the DDA and the City of Miami
Planning Department, is shown in Table 2. As shown in the table, this information
is summarized for the traffic analysis zones by land use type, area (number of
rooms for hotels), and number of employees. This table also shows that the
commercial use is supported by some 5,913 employees and further that there are
some 615 hotel rooms in the study area and the environs. A graphic form of Table
2 is shown in Figure 3.
The information obtained on the land use was subsequently utilized in determining
parking characteristics and parking demand in the study area.
FUTURE LAND USE AND E1IPLOY:MENT
S'
Working with the City of Miami Planning Department and DDA, information about
future land use and employment was obtained for those developments which are
either committed or proposed to be completed by the year 1955. The summary of
the major new land uses expected to occur by 1985 is shown in Table 3.
The table shows that in the future years there will be new commercial (office,
retail and institutional) space grossing some 1,144,000 square feet supported by an
estimated additional 3,566 employees. The table also shows that in the next five
years there will be an addition of 603 hotel or apartment rooms. Information
contained in Table 3 is shown graphically in Figure 4.
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TABLE 2
EXISTING LAND USE SUMMARY
Existing Land Use (1)
Traffic
Office
Retail
Service/Inst.
Hotels
Zone (2)
1000 sf
Employees
1000 sf Employees
1000 sf Employees
Rooms
Primary Study
Area
25
203
450
33
89
-- --
--
26
114
107
15
41
-- --
-=
27
23
103
22
60
-- --
--
Subtotal
340
660
70
190
Environs
20
--
--
--
--
131 200
--
21
--
--
5
14
-- --
386
22
--
--
12
33
-- --
--
23
196
871
144
390
-- --
229
24
--
--
561
1,520
-- --
--
2S
379
1,634
155
420
-- --
--
Subtotal
575
2,555
877
2,377
131 200
615
Totals
915.
3,215
947
2,567
131 200
615
(1) Existing land use and employment information provided by the City of Miami
Planning Department and DDA.
(2) Refer to Figure 1 for Traffic Zone location.
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