HomeMy WebLinkAboutSpecial Exception for Reduction in Parking08/24/05 11:42 GREENBERG TRAURIG ' 3054162035 NO.447 P02
DONNELL DUQUESNE & ALBAISA, RA.
CONSULTING ENGINEERS
4830 S.W. 74th CT, MIAMt, FLORIDA 33155
t3053 65643711I FAX (305) 666-5258
August 18, 2005
Hamm R. Dam, P.E.
Pedro,1. Mamma, P.E.
Aida M. Maim, P.E.
Errisab3 G. YVtxg, PE_
Vice " M, Ovavaz
clamigio Raze
Joss R.R. AID
Paul S. [ h. RE
Javier Case
Ms. Ana M. ahem
Director, Planning Department
444 S.W. 2nd Avenue
Third Floor
Miami, FL 33128
Reference; Lafayette Square Phew. A Special Exception for Reduction
in Parking --
Dear Ms, Gelabei t;
As the structural engineer for the above referenced project, I'm writing to
certify that in the event that the project no longer continues to provide for
a low income families or individuals pursuant to City requirements, that
the garage is structurally designed to allow 4.5 additional parking decks to
be added to the top of the current garage. These additional decks will
provide for 122 addhional parking spaces, which will adequately cover the
City parking requirements for the project.
Should you have any questions or concerns, please do not hesitate to
contact me at (305) 666-0177. Thank you for you attention to this matter,
Respectfully,
Aida M. Albaasa
VicePresident -
Cc:
Mr. Marc Plonskier
Mr. Jim Ko.ningisor
Mr, Grier Silverbach
Mr. Pablo Burgos
Mr. Gahriel Salazar
Ms. Lourdes Slazyk
Adrienne Pardo, Esq.
Javier Avino, Esq.
08/24/05 11:42 GREENBERG TRAURIG 4 3054162
NCJ . 447 P03
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DONN LL DUQUESNE S. ALBASA, P.A.
CONSULTING ENGINEERS
4330 S.W 74th CT, MIAMI, FLORIDA 33155
(305) 986 0711 FAX 1305) 669.5259
August lbw 2005
Ms. Ana Gelabert
Director, Planning Department
444 S.W. 2"a Avenue
Third Floor
Miami, FL 33128
Ramon R. Imo, PE.
Pedro J. D.A L, RE.
Aida M. Maim, P.E.
Wong,diaMitAUZ
Emsto G. RE.
Maar M. C em
Puns
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Paul S. WI % P.E.
Javier
Casa
Reference; Lafayette Square P l & II Special Exception for
Reduction in Parking
Dear Ms. Geiabert:
As the structural engineer for the above referenced project, I'm writing to
certify that in the event that the project no longer continues to provide for
a low income families or individuals pursuant to City requirements, that
the garage is structurally designed to allow 4 additional parking decks to
be added to the top of the current garage. These additional decks will
provide for 252 additional parking spaces, which will adequately cover the
City parking requirements for the project.
Should you have any questions or concerns, please do not . hesitate to
contact me at (305) 666-0177. Thank you for you attention to this matter.
ResPectfully,
.Ada M. Albaisa
Vice 'resident
Cc:
Mr. Marc Plonski r
Mr. Jim K01611 rr
Mr Grier Silverbaeh
Mr. Pablo Burgos
Mr. Gabriel Salazar
Ms. Lourdes Slazyk
Adrienne Pardo, Esq.
Javier Avino, Esq.
Greenberg
Traurig
August 15, 2005
HAND DELIVERY
Ms. Ana Gelabert-Sanchez
Director, City of Miami
Planning Department
444 S.W. 2nd Avenue
Third Floor
Miami, FL 33130
Adrienne Friesner Pardo
(305)579-0683
Direct Fax (305) 961-5683
E-Mail: pardoa@gtlaw.corn
Re: Lafayette Square Phase II - Special Exception to Reduce Parking
Dear Ana:
In support of the Special Exception which we filed in conjunction with a Major
Use Special Permit on August 5, 2005, requesting a reduction in parking for the Lafayette
Square Phase II project which is located on NE 79th Street between NE 1st and NE 2
Avenues, we have enclosed a Parking Occupancy Survey which was prepared by Juan
Espinosa, PE from David Plummer & Associates. The Survey confirms that the proposed
parking of 161 spaces will be sufficient for this affordable housing project. A Survey
was perfosnied using the existing Miami River Park apartments which is located in a
similar neighborhood and is expected to have tenants with similar backgrounds. I am
also forwarding a copy to Teresita Fernandez so that she can include the Parking
Occupancy survey with the other backup for this Special Exception application.
If you have any questions, please feel free to call me.
Very truly yours.
Adrienne Friesner Pardo {
cc: Mr. Jim Koningisor
Mr. Grier Silverbach
Mr. Juan Espinosa
Ms. Lourdes Slazyk
Mr. Roberto Lavernia
Mr. Antonio Perez
Ms. Teresita Fernandez
Mr. Kevin Walford
Javier F. Avino, Esq.
Greenberg Traurig, P.A.1 Attorneys at Law 1 1221 Bricked Avenue I Miami, FL 33131 I Tel 305.579.0500 I Fax 305.579.0717 I www.gt{aw.com
LAFAYETTE SQUARE
Parking Occupancy
Survey
Prepared by:
David Plummer & Associates, Inc.
1750 Ponce de Leon Boulevard
Coral Gables, Florida 33134
August 2005
DPA Project # 05134
DAVID PLUMMER & ASSOCIATES
August 4, 2005
The Gatehouse Group
C/o Ms. Lucia Dougherty
Greenberg Traurig
1221 Brickell Avenue
Miami, FL 33131
(305)579-0703
(305) 961-5703 -fax
RE: LaFayette Square - #05134
Dear Ms. Dougherty:
1750 PONCE DE LEON BOULEVARD
CORAL GABLES, FLORIDA 33134
305 447-0900 FAX: 305 444-4986
E mail: dpa@@dplummercom
We have conducted a parking occupancy survey for the Miami River Park apartments. The reason
for this survey was to estimate the percent parking occupancy of that apartment complex and
determine based on the results of the study, the parking demand for the LaFayette Square Phase II
project. LaFayette Square (Phase II) is a proposed residential project of the same type within the
City of Miami.
INTRODUCTION
LaFayette Square is a proposed affordable housing residential project located on NE 79`11 Street
mid -block between NE 2nd and NE 1st Avenues in Miami, Florida. The project consists of
approximately 310 residential dwelling units. The project will be built in two phases. Phase 11
consists of 146 housing units for low income families and individuals. Primary access to the site is
proposed on NE 79th Street via a two-way driveway.
The 14-story tower at Miami River Park is an affordable housing residential project consisting of
183 apartment units with a 331 parking space garage. The site is located at 445 NE 4 Street in
Miami, Florida.
1
CORAL GABLES • FORT MYERS • FORT LAUDERDALE
dpa
DATA COLLECTION
The rental application form from each tenant was reviewed by the Miami River Park management
to obtain vehicle ownership information. A summary of this data was provided and is shown as
Exhibit 1.
PARKING OCCUPANCY
Based on the compilation of the vehicle information data described above, there are 138 registered
vehicles. By dividing the number of vehicles registered by the number of apartment units rented
(138/177), the parking generation rate for Miami River Park was calculated at 0.78 parking spaces
per unit. This rate will account for visitors and employees parking demand because they occur
outside the peak period of parking occupancy (6:00 am)
TRANSIT SERVICES
Transit services in the vicinity of the project area were researched to determine the availability of
transit for future residents of LaFayette Square. Miami -Dade Transit (MDT) has currently a bus
route (Route L) operating along NW 79th Street in front of the proposed development. This bus
route operates 24 hours, seven days per week. Bus routes 9 and 10 operate along NE 2,'d Avenue in
the immediate vicinity of the project. These routes operate from 5:00 am to 11:00 pm, seven days
per week. In addition, bus routes 3, 16, and Biscayne MAX operate along Biscayne Boulevard and
route 2 along Miami Avenue. These routes are within a short walking distance from the proposed
project.
CONCLUSION AND RECOMMENDATIONS
The parking generation rate for the Miami River Park apartments was calculated to be 0.78 parking
spaces per apartment unit. Due to the similar use and occupancy (housing for low income families
and individuals) the same parking generation rate should be used for Phase II of LaFayette Square.
Using this generation rate, the estimated need for parking spaces for LaFayette Square Phase II will
be 114 spaces (0.78 x 146). Under Section 917.6 of the Miami Zoning Ordinance, the number of
parking spaces allowed by Special Exception is 140, substantially more than the calculated need
based on actual experience at Miami River Park. However, to be more conservative, and to provide
for unusual circumstances, it is recommended that the LaFayette Square Phase II project provides
161 parking spaces. This will provide one space for each apartment unit, plus 15 additional
2
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visitor's spaces. It is our opinion that this reduction in off-street parking requirements is
appropriate in view of the nature and type of prospective occupancy, transit availability in the area,
and the economic circumstances involved. Additionally, such reduction will not unduly burden
traffic or parking facilities in the neighborhood.
If you have any questions or require additional infoinnation, please contact me.
Sincer
uan Esp osa, PE
Vice Pr sident - Transportation
Jim Koningisor
Grier Silverbach
File
CC:
parking _let] _doe
3
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Page 1 of 4
Exhibit 1
Miami River Park
Apartment Apartments Apartments
Number Rented Vacant
101 X
102 X
103 X
104 X
106 X
201 X
202 X
203 X
204 X
205 X
206 X
207 X
208 X
209 X
210 X
211 X
212 X
213 X
215 X
301 X
302 X
303 X
304 X
305 X
306 X
307 X
308 X
309 X
310 X
311 X
312 X
313 X
315 X
401 X
402 X
403 X
404 X
405 X
406 X
407 X
408 X
409 X
410 X
411 X
412 X
413 X
Number Cars
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Page 2 of 4
Miami River Park
Apartment Apartments Apartments
Number Rented Vacant
415 X
501 X
502 X
503 X
504 X
505 X
506 X
507 X
508 X
509 X
510 X
511 X
512 X
513 X
515 X
601 X
602 X
603 X
604 X
605 X
606 X
607 X
608 X
609 X
610 X
611 X
612 X
613 X
615 X
701 X
702 X
703 X
704 X
705 X
706 X
707 X
708 X
709 X
710 X
711 X
712 X
713 X
715 X
801 X
802 X
803 X
Number Cars
Him]
Page 3 of 4
Miami River Park
Apartment Apartments Apartments
Number Rented Vacant
804 X
805 X
806 X
807 X
808 X
809 X
810 X
811 X
812 X
813 X
815 X
901 X
902 X
903 X
904 X
905 X
906 X
907 X
908 X
909 X
910 X
911 X
912 X
913 X
915 X
1001 X
1002 X
1003 X
1004 X
1005 X
1006 X
1007 X
1008 X
1009 X
1010 X
1011 X
1012 X
1013 X
1015 X
1101 X
1102 X
1103 X
1104 X
1105 X
1106 X
Number Cars
Page 4 of 4
Total
Miami River Park
Apartment Apartments Apartments
Number Rented Vacant
1107 X
1108 X
1109 X
1110 X
1111 X
1112 X
1113 X
1115 X
1201 X
1202 X
1203 X
1204 X
1205 X
1206 X
1207 X
1208 X
1209 X
1210 X
1211 X
1212 X
1213 X
1215 X
1301 X
1302 X
1303 X
1304 X
1305 X
1306 X
1307 X
1308 X
1309 X
1310 X
1311 X
1312 X
1313 X
1315 X
1402 X
1404 X
1406 X
1408 X
1409 X
1410 X
1411 X
1413 X
1415 X
177 5
Number Cars
0
1
2
1
0
1
0
1
2
1
1
0
0
1
2
1
0
1
1
1
0
1
1
1
0
1
1
1
1
0
0
2
2
1
0
1
0
1
1
0
1
1
0
1
2
138
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