Scribd Logo
Unggah

Selamat datang di Scribd!

  • Oak Avenure Sale Fact Sheet

    Diunggah oleh

    al_crespo_2
    45 tayangan143 halaman

    Hak Cipta

    © © All Rights Reserved

    Format Tersedia

    PDF atau baca online dari Scribd

    Apakah menurut Anda dokumen ini bermanfaat?

    Apakah konten ini tidak pantas?

    Laporkan Dokumen Ini

    Hak Cipta:

    © All Rights Reserved
    Unduh sebagai PDF atau baca online dari Scribd
    Tandai sebagai konten tidak pantas
    45 tayangan143 halaman

    Oak Avenure Sale Fact Sheet

    Diunggah oleh

    al_crespo_2

    Hak Cipta:

    © All Rights Reserved
    Unduh sebagai PDF atau baca online dari Scribd
    Tandai sebagai konten tidak pantas
    dari 143
    Fact Sheet econ Grove BID Resolutions Parking Study Oak Avenue Utilization Report ———————————————————— 2 7 7 7 SALE OF OAK AVENUE PARKING PLAZA FACTS % Purchaser: Terra Group Purchase Price: $16,000,000.00 $100,000.00 Non-refundable deposit $300,000.00 Initial deposit $800,000.00 Second deposit (post inspection period) $14,800,000.00 Balance paid (in cash) at closing * Bond Defeasance: $800,000.00 * A total of 5 levels with 402 spaces + Total Cost of construction: $9,285,000.00 + Amount Contributed by Coconut Grove BID to be reimbursed: $2,360,000.00 *% Balance for reinvestment citywide: $12,840,000.00 * Targets for Grove expansion of parking inventory * Grove Bay Parking construction of 526 spaces (Net additional spaces 377). Construction to begin in June 2016. (12 month construction period) . Coconut Grove Playhouse Garage construction of approximately 400 spaces (Net additional spaces 232) Construction to begin in 2017. ° Regatta Park parking (120 parking spaces) Construction to start in January 2016. (4 month construction period) * Net Effect is an additional 729 parking spaces for Grove residents, business owners and visitors * Spaces at Oak Avenue will also still be available to public as Terra will continue to operate facility as a parking garage. pevoak/oakact In addition, the $2,360,000 reimbursement to the BID will be used to fund the following capital projects: 1) Sidewalk, electrical & lighting improvements along Main Highway, 2) Burial of FPL utility lines, 3) Coconut Grove Trolley/Circulator. Existing parking inventory of 2,175 spaces in the North Grove has ample capacity to support the existing and proposed uses in the area. 2011 parking study showed peak utilization of parking in the Grove during the week was at 36% and on the weekends was 57%. Those numbers have improved, but nowhere near the level to even come close to capacity. Average occupancy in the Oak Ave over the last 6 months has been 64% during the week and 21% on the weekends. pe:oakloakfact Coconut Grove BID Board of Directors Meetin, Mayfair Hotel, Alexander Conference Room Monday, June 22, 2015 9:40 am. ~ 10:56 a.m. 3000 Florida Avenue, Coconut Grove, FL 33133 ** Meeting Minutes are not verbatim Board Members in Attendan ‘Commissioner Mare D. Sarnoff, Chairman BID Board Art Noriega, Finance Committee Chair Robert Masrich, Finance Committee Catherine Hernandez, Finance Committee Scott Silver, Capital Committee Chair, ex officio Donna DeMichael, Marketing Committee Sue McConnell, Capital Committee Joe Harrison, Operations Committee Chair, ex officio Maria Viera, Coconut Grove BID Monty Trainer, Marketing Committee HLH. Bredemeier, Marketing Committee Chair Margaret Nee, Marketing Committee Brittany Castro, Marketing Committee Chris Cobb. Capital Committee William Rivas, Finance Committee ‘Members Absent; Susan Cropley, Marketing Committee Lalo Durazo, Executive Committee Ray Fort, Capital Committee Sylvano Bignon, Coconut Grove BID Eric A. Gonzalez, Finance Committee Valerie Davis-Bailey, Operations Committee ‘Thomas Langone, Coconut Grove BID Daniel Rutan, Executive Committee Others in Attendance Manny Gonzalez, Coconut Grove BID Pedro Alberni, Coconut Grove BID Kristine Perez, Coconut Grove BID Natalia Grozina, Coconut BID Alex Lamprou, City of Miami Police Department ‘Tony Rodriguez, Prestige Realty Properties Ron Nelson, City of Miami District I 1 * Commissioner Mare D. Samoff BID Board Chair called the meeting to order at 9:40 a.m. UPDATE ON CONSOLIDATED FINANCIAL STATEMENT AS OF APRIL 30, 2015: "Manny Gonzalez provided the BID Board of Director's an update on the consolidated statement of activities as of April 30, 2015. 30,2015 Fi OAK AVENUE GARAGE & BID ENCUMBRANCE: * As per Manny Gonzalez both the Executive & Finance Committees approved the proposed Oak Avenue Garage & BID Eneumbrance resolution at their respective meetings on May 25" & June 15", 2015. "Reference resolution #2 REGATTA PARK: ‘+ As per Manny Gonzalez both the Executive & Finance Committee approved the Regatta Park resolution prior to presentation at the Board of Director's meeting on June 22, 2015. * Reference resolution #3 BOARD OF DIRECTOR'S FY’16 ELECTION PROCESS: + The Coconut Grove Business Improvement District is scheduled to release a nomination form to property owners within the District interested in submitting their name or tenant, for consideration to join the Coconut Grove BID’s Board of Director's beginning October 1, 2015 and ending on September 30, 2018, * Coconut Grove BID Board members scheduled to have their terms expire on September 30”, 2015 are as follows: Sylvano Bignon, H.H. Bredemeier, Lalo Durazo, Robert Masrieh and Donna Demichael. leeting Motion Summary RESOLUTION #1: APRIL 22, 2015 BOARD OF DIRECTOR'S MEETING MINUTES: * Upon a properly made and seconded motion it was unanimously resolved to approve the April 22, 2015 Coconut Grove Business Improvement District Board of Director meeting minutes. Motion passed unanimously RESOLUTION #2; OAK AVENUE GARAGE & BID ENCUMBRANCE: A RESOLUTION OP THE COCONUT GROVE BUSINESS IMPROVEMENT DISTRICT BOARD OF DIRECTORS (“BID”) ALLOCATING AND OTHERWISE ENCUMBERING SIX MILLION DOLLARS ($6,000,000) FOR PROJECTS OF PARAMOUNT IMPORTANCE TO THE BID AREA. Body WHEREAS, subject to the sale of the Oak Avenue Garage located at 2848 Oak Avenue, Miami, Florida (the “Garage”), the BID, as successor in interest to the Coconut Grove Business Improvement Committee, will receive its initial two million three hundred sixty thousand dollar ($2,360,000.00) contribution originally granted to the Miami Parking Authority (the *MPA”) for the construction of the Garage out of the proceeds of the sale; and WHEREAS. in light of the additional money to be received by the BID from the MPA, the BID. wishes to allocate and encumber certain funds to implement large-scale, transformative projects that will benefit the BID area: WHEREAS, the BID wishes to ensure that it has adequate funding to pursue these projects of paramount importance; NOW, THEREFORE, BE IT BE IT RESOLVED BY THE COCONUT GROVE BUSINESS IMPROVEMENT DISTRICT FINANCE COMMITTEE: Section 1. The recitals and findings found in the preamble to this Resolution are adopted by reference and incorporated as fully set forth in this Section. Section 2, The Board of Directors of the Coconut Grove Business Improvement District hereby allocates and encumbers six million dollars ($6,000,000) for the following projects in the following amounts: + Enhancement and refurbishment of the Coconut Grove Playhouse parkin; million dollars ($3,000,000). + Sidewalk, electrical, lighting and path improvements along Main Highway from McFarlane Road to Franklin Ave: One million five hundred thousand dollars (81,500,000), * Burial of FPL utility lines along Grand Avenue & McFarlane Road: (One million ‘two hundred thousand dollars ($1,200,000), + Coconut Grove Trolley/Circulator Improvements: ‘Three hundred thousand dollars ($300,000), Section 3. This Resolution shall become effective immediately, ‘Motion Passed Unanimously RESOLUTION #3: REGATTA PARK: A RESOLUTION OF THE COCONUT GROVE BUSINESS IMPROVEMENT DISTRICT FINANCE COMMITTEE (“BID”) INSTRUCT THE EXECUTIVE DIRECTOR OF THE (“BID”) TO NEGOTIATE THE TERMS OF AN INTERLOCAL FUNDING PARTNERSHIP AGREEMENT WITH THE MIAMI PARKING AUTHORITY (“MPA”) FOR PARKING ENHANCEMENTS OF REGATTA PARK (THE “PARK” Body WHEREAS, the City of Miami (“City”) embarked on a large-scale capital project to replace dormant surface parking lots and the defunct, derelict Coconut Grove Expo Center with a world- class waterfront park; and WHEREAS, though outside, and immediately abutting the BID’s territorial boundaries, the success of the park will benefit the BID’s businesses by increasing foot traffic to the BID-area with park visitors spending money in BID-area businesses; and WHEREAS, the potential economic benefits realized by the completion of the park necessitate it be deemed a priority project by the BID as its success will realize the BID's mission of stabilizing and improving the BID area; NOW, THEREFORE, BE IT BE IT RESOLVED BY THE COCONUT GROVE BUSINESS IMPROVEMENT DISTRICT BOARD OF DIRECTORS: Section 1. The recitals and findings found in the preamble to this Resolution are adopted by reference and incorporated as fully set forth in this Section, Section 2. The Board of Directors of the Coconut Grove Business Improvement District deem Regatta Park to be a priority project whose success as a world-class waterfront park will greatly benefit the merchants, restaurants, and other businesses within the BID area consistent with the BID’s mission to stabilize and improve the business district. Se ion 3. This Resolution shall become effective immediately. Motion passed unanimously Meeting adjourned at 10:56 a.m. Coconut Grove Parking Study October 2011 i ‘TABLE OF CONTENTS: TaBLE OF CONTENTS. st oF FicuReS.. List oF Tastes. st oF ATTACHMENTS .. Itropuction, ‘ScoPe oF SeRvices. ExistiING ConoITionS.... Parking Supply and Demand, i Site VISit enn ee 8 Data Collection and Parking Characteristics. 2.5 Turn-over and Duration Study Areas 5 Initial Data Collection (On-Street Locations). 6 Supplemental Data Collection (Lots and Garage Locations) 8 Existing Conditions Summary. 10 Sign INVENLOTY ron ani u Graboski Wayfinding Plan R Regulatory Signage 12 Improvements/Addictions to the Graboski Wayfinding Plan even TE Loading Zones.... R ANALYSIS AND CONCLUSIONS. B PRELIMINARY RECOMMENDATIONS. 4 Playhouse Lot Renovation.. 4 Oak Avenue Garage.. 15 Trolley out . 15 Central Valet. ——— 16 ‘On-Street Pricing and Pay Station Options v 18 Traffic Control, Pedestrian Wayfinding and Signage... Marketing : 7 Website, . Parking Information Clearinghouse... ‘Commercial Rehab and Jobs Program. legal Parking Operators FINAL RECOMMENDATIONS AND IMPLEMENTATION. DocuMeNTATION AND MEETINGS Coconut Grove Parking Study October 2011 A Stakeholder Meeting | 23 Stakeholder Meeting I... 24 Stakeholder Meeting II. 24 List oF FIGURES Figure 1 - Study Area. ‘ 4 Figure 2 - Parking Map Provided to Public. A Figure 3 - On-Street Parking, z Figure 4 - On-street Parking Demand 7 Figure 5 - Surface Lots... 8 Figure 6 - Garages : 9 Figure 7 - Surface Parking Lot Demand. 8 Figure 8 - Garage Parking Lot Demand... 10 Figure 9 - Total Parking Demand. i" u Figure 10 - Potential Trolley ROUtES...... 16 Figure 11 - Potential Valet Stations v7 List oF TABLES Table 1 - Core Area Parking Supply. a. Table 2 - Total Parking Supply and Demand... = uae 10 Table 3 ~ Recommendations and Implementation e eeceaat 22 List oF ATTACHMENTS Attachment 1 ~ List of the Graboski Sign Inventory, Prepared by LMG 4/2/2011 Attachment 2~ The Graboski Wayfinding Plan Inventory, Prepared by LMG 4/2/2011, Attachment 3- Regulatory Sign Information Photolog and Improvements/Additions to the Graboski Wayfinding Plan, Prepared by LMG 4/2/2011 Attachment 4~ Loading Zones within Study Area HelBOSang Coconut Grove Parking Study October 2011 1 ITRODUCTION ‘The Miami Parking Authority (MPA) and the Coconut Grove Business Improvement District (BID) retained Lansing Melbourne Group LLC (LMG) to conduct a parking study in the core area of Coconut Grove, a neighborhood of Miami, Florida. The intent of the parking study was to identify existing parking demand and determine what parking-related improvements may be beneficial to the property owners and businesses located in the BID’ Village Center. This report provides the methodology, findings and recommendations of the study. ‘The BID exists on a day-to-day basis to make the Village Center a better place. The BID improves the Grove in such areas as parking, lighting, sanitation, marketing, and safety, as well as providing special events. The BID meets monthly and consists of a stakeholder board, which is (currently) chaired by City of Miami Commissioner Marc D. Sarnoff.’ The BID was established in 2008 to help re-establish Coconut Grove as a world-class commercial walking village with impeccably clean and visibly safe streets and to create a stronger sense of place with a more compelling retail mix so that the Village Center can flourish by attracting increasing numbers of high-value customers to shop and dine in the district and to stay as guests at district hotels." It is our understanding that parking studies of the past have been ineffective in stimulating action to implement changes within the parking system. This report offers data analysis, combined with straight-forward information and concepts to improving parking within the BID. Coconut Grove Parking Study October 2011 2 ‘SCOPE OF SERVICES While there are over 4,000 parking spaces located in the Coconut Grove BID, less than 10 percent of those spaces are located on-street and more than 90 percent of the parking is located in private and publicly owned parking lots and garages. During peak periods of the 2 week, primarily Friday and Saturday afternoons ‘and evenings, the on-street parking is under intense demand and often is fully parked. This creates the impression that there is a lack of convenient, easily accessible parking for visitors to the Village Center. Although there is available off-street parking that could absorb the demand, the existing off-street parking system is disorganized, confusing and viewed by some as predatory with respect to pricing. The conclusion drawn by many business and property owners is that these parking issues are creating a barrier to potential economic growth of the BID. The scope of services comprising this parking study was developed by LMG, in concert with the BID and MPA, to create a parking implementation plan that removes parking as a barrier to future growth ‘The scope of services, analysis, findings and recommendations of this report address the following: *© Adequacy of the existing public and private parking supply; * Operation/pricing of the on- and off-street parking supply; * Potential for a trolley and/or central valet parking; and ‘© Role of the BID related to parking. ‘The following report will follow the contracted scope of services to provide a snapshot of the existing parking system as well as recommendations for improvement. Coconut Grove Parking Study October 2011 3 ExisTinc CONDITIONS Figure 1 identifies the approximate area encompassed by the parking study and for purposes of the study, is referred to herein as the “core area” of the BID. Figure 2 is @ copy of the map provided by the BID for public use, that identifies the primary off- street public and private parking supply. Although the parking locations depicted in Figure 2 are not exhaustive, they represent the overwhelming majority of spaces available to the general public. Table 1 lists the number of parking spaces represented in each of the facilities shown on the parking map provided for public use (Figure 2). As shown in Table 1, the total number of parking spaces in the core area available to the public is 3,262. The BID encompasses a larger geographic zone than the core area which is studied in this report. Consequently, the reference earlier in this report to over 4,000 spaces that are located within the BID is comprised primarily of on-street parking and spaces in off-street facilities located outside the core area, such as at Dinner Key. Also shown in Table 1 is the Post Office parking lot which is not shown on the BID’s map but is used by the general public during peak parking periods as discussed in the next section. Parking Supply and Demand Table 1 Core Area Parking Supply ‘The core off-street parking supply listed in Table 1 is key _Facity Spaces comprised of both publicly and privately owned surface lots. ~ rj poston ao and garages. The public facilities are limited to two surface 1 CGBanktot n lots, and one garage and includes the Post Office lot (43 eet 2 spaces), the Playhouse lot (200 spaces) andthe Oak Avenue 5 ssyarPromensde Googe at garage (402 spaces), totaling 645 spaces or about 22 percent —§ _YaehtHirbourot % of the off-street parking supply. ———— ~ Of the 3,262 spaces comprising the study area supply, about 9. Te Knife Farkngot = 10. Playrose Lt > 303 spaces are located on-street (9 percent), 677 spaces in 1 King's Lot a surface lots (21 percent) and 2,282 spaces (70 percent) in ‘12 Engle Building Lot o parking garages. In total, about 91 percent of the available omeese | | a parking is located in off-street facilities. 15 Cocowalk Florida Garage 3B subtotal 289 on-steetPaking 2 Total Parking supply 3, & [AEBS Coconut Grove Parking Study October 2011 Figure 1 Study Atea Coconut Grove Parking Study October 2011 5 Site Visit A site visit was conducted by LMG the weekend of January 28", 2011 to informally acquaint themselves with the study area, general parking conditions and facilities. Preparations were made during this visit for the logistics of the upcoming data collection and market surveys. Meetings were also held with BID and MPA staff to familiarize LMG with historical changes within the study area, and the status of other BID projects that might impact parking behavior. Data Collection and Parking Characteristics Data collection was conducted in two phases within the study area. Collection consisted of hourly counts of parking space occupancy for all public on and off-street facilites as well as private off-street parking facilities. Most ofthe parking facilities that were privately owned voluntarily self-reported supply and occupancy data during the collection periods. In addition, LMG confirmed many of the private lots counts through spot checks during the data collection periods. Lansing Melbourne Group conducted counts for those facilities that did not self-report and included ‘them in this report. Parking duration and turnover data was also collected in specific on-street areas to identify the typical average duration for parkers, Particularly in the mid-day and early evening (dining hours). This data was useful in identifying if on-street parking is being used efficiently and if there was compelling evidence to modify the on-street maximum duration and price. ‘TURNOVER AND DURKTION STUDY AREAS Turnover and parking duration studies Were conducted at the following locations: © Acurb section of Grand near Matilda ‘© Acurb section of Virginia near Grand © Acurb section of McFarlane near Grand ‘© Acurb section of Commodore near Main SEB 85. Coconut Grove Parking Study October 2011 6 The parking duration determined was 1.5 to 2.0 hours for most vehicles with the turnover rate between 6 and 8 times during the count period. This means that on average, parkers were on-street between 1.5 and 2.0 hours and that each space was used throughout the day by 6 to 8 different parkers. It also means that each space was occupied between 9 and 16 hours a day resulting in nearly full occupancy during the count periods. In comparison to typical downtown on-street parking characteristics, this is a high turnover rate meaning that the spaces are turning over regularly all day long during the peak periods. ITIL Dara COLLECTION (ON-STREET LOCATIONS) The initial data collection for on-street parking was conducted February 3" through February 6", 2011 (Thursday through Saturday) at the facilities included in the study area, Data collection was conducted between 11 am and 11 pm on Thursday and from 12. am to 12 pm Friday and Saturday, The study area was broken into several data collection routes as listed below and shown in Figure 4. * Matilda/Grande route; © Commodore/Main route; © McFarlane route; and © Virginia/Grand route. Initial impressions from the data collection was that on-street and surface lots quickly reached capacity and appear to have a high turnover rate, while use of the parking structures showed slower use and extensive availability Data analysis of the on-street parking confirmed these initial impressions. With a total on-street capacity of 303 spaces, the three day study showed that on-street parking was consistently above “effective capacity” rates of 85 percent. An effective rate of 85percent is used rather than the full capacity of 100 percent so that approximately 15, percent of the on-street spaces remain available for turnover and use by newly arriving Parkers. It is feasible to say that the on-street parking is effectively always filled to capacity at least during the data count periods on Thursday afternoon through Saturday evening. This information paired with the results of the turnover and parking duration studies confirm that on-street parking is the most desirable and most effectively used of all available parking in the study area. Figure 5 depicts the graphic results of the on-street ‘occupancy data collection. SHB, Coconut Grove Parking Study October 2011 Figure - On Street Parking Figure 4- On-street Parking Demand oo oe — Capacity of 303 spaces y= 3 ‘85%= effective capacity = eterna 782 thd a meres 2 wo = mesren2/5. 2 PIFEAHEREAL LE Off-street occupancy and use data was collected, however, several key facilities did not Participate in the data collection effort and therefore an accurate snapshot of the off- street parking characteristics could not be prepared. Consequently, supplemental data collection was necessary to obtain the parking data from those facilities that did not. participate in the initial data collection. MeLBOSaye Coconut Grove Parking Study October 2011 8 ‘SUPPLEMENTAL DATA COLLECTION (LOTS AND GARAGE LOCATIONS) The supplemental data collection effort was conducted from March 31° through Apri "*, 2011 (Thursday-Saturday) at the facilities listed below. These represent the facilities te did not participate in the initial data collection effort. Data collection was completed from 12am to 12pm each day from Thursday through Saturday. All off-street surface lot and garage facilities included in the study are shown in Figures 6 and 7. * Cocoa Walk Garage; © Virginia Garage; © Knife Lot; and the © Yacht Harbor Lot. Figure 5- Surface Lots Initial impressions and observations during the data collection effort were consistent with that of the initial data collection concerning under use of garages in comparison with on-street parking. The surface lots have ample availability even during peak hours with use levels showing approximately 200 spaces available at the peak time on the peak day which was Friday evening at Spmas shown in Figure 8 (34 percent vacant or 66 percent occupancy). Garage facilities have even greater availability with over 1,200 vacant spaces during the peak time at 9pm on a Friday as shown in Figure 9 (SS percent vacant or 45 percent occupancy). There was a far greater availability during all other time periods from ‘Thursday afternoon through Saturday evening, ato Coconut Grove Parking Study October 2011 9 Figure 6- Garages Capacity of785 spaces Peak of 585 spaces fete LB ethaday 03 Fea 21402 sauder 918 Coconut Grove Parking Study October 2011 10 Figure 8 - Garage Parking Lot Demand Capacity of2,282 spaces Peak of 1,023 spaces Parked Vehicles ° ee Thursday 23/11 we Friday 279/12 seta 25/08 Existing Conditions Summary Analysis of the data confirms impressions of high underutilization of the garage and surface lot facilities. Considerable availability and underutilization of parking facilities already in place imply marketing of existing parking facilities is needed rather than construction of additional structures. There are multiple examples of off-street facilities that are highly utilized in areas like the BID, but the inconvenience of parking in off-street facilities needs to be less than the visitors desire to visit the destination. An example of this is during the Art Festival and other Populer BID events, when the garages and off-street lots become highly utilized. (One significant drawback of the private off-street parking system is that the BID has little to no control over pricing, operating hours, or aesthetics, leaving the customer at the mercy of private owners and operators when parking demand is high (i.e. during festivals and other events). ‘The aggregate demand in the core area is illustrated in Table 2 and the parking demand by hour and day is illustrated in Figure 9. ‘able 2 Total Parking Supply and Demand Thursday | Thursday | raay | frasy | saturay | saturday oven Atemoon_| tvening | kftemaon | tvening | attemeon | evening ural va] 288 azul —a51 a 264 eR 979 aan 200 SON ses orgee zo 9 sont 207, 26ef_o50 a0nf_ree anf em aon 1003 as subisil 3005s” sau] eas” 20x| Tare” sen] 17" aon] —o50" sue Lene sr [Onstrees "an 205 al 51 x ost 252 af 209 — gre? 303 ao ota 3200] 155" sex] aus" —pee] Tass” am iu sri Coconut Grove Parking Study October 2011 1 Figure 9 - Tota Parking Demand 3500 3000 —————————. & 200 Thursday 2/3/11 8 me Friday 270/21 mee Saturday 2/5/21 Parked Vehicles 8 FF SMA Ff of Ww ty Sign Inventory As part of the supplemental data collection, LMG was tasked to photolog the Tom Graboski Associates, Inc. (Graboski) sign inventory along with any other pertinent directional, regulatory or informational signage located within the study area and make recommendations for improvement. The actual photolog is included in a separate attachment to this report and not included herein. Bound copies of the attachment including the photolog were provided to the BID. The attachments related to the photolog are separated into three sections: ‘* Attachment 1 ~Graboski Wayfinding Sign Inventory; Attachment 2 — the Graboski Wayfinding Plan Photolog; * Attachment 3 - the Regulatory Sign Information/Improvements/Additions to the Graboski Wayfinding Plan This report does, however, include written text summarizing the sign inventory data collection effort as well as recommendations for improvements. The Graboski inventory is based on a “wayfinding plan” which was completed and implemented several years ago. This plan includes BID directional signage, map kiosks and a raneing Coconut Grove Parking Study October 2011 2 system of “parking guidance” signs (the black and white zebra post signs) identifying parking locations. The regulatory signage includes County, Miami Parking Authority (MPA) or City of Miami traffic signs, parking signs, street name signs, loading zone or other restrictions that are permanently posted via signs. (GRABOSKI WAYFINDING PLAN, Attachment 1 is comprised of a table listing the sign inventory for the Graboski wayfinding plan and Attachment 2 provides a pictorial log of each sign on the Attachment 1 table located within the study area. The wayfinding plan is fully in-place and appears adequate, with minimal corrections and changes needed to fulfill complete compliance with the prepared Graboski plan (see the Recommendations chapter in this report and Attachment 3). REGULATORY SIGNAGE From a parker, customer, or visitor viewpoint, the number of “other” signs, comprised of regulatory (including MPA parking directional signage) and privately placed parking signs, can be confusing. Attachment 3 illustrates the array of regulatory signs located in the study area that need to be replaced, eliminated or modified so that the message is clear and not contradictory. IMPROVEMENTSIADDICTIONS TO THE GRABOSK! WAYFINOING PLAN Attachment 3 provides a series of photos illustrating where the Graboski wayfinding plan should be modified to include new signs or where existing signs need to be removed or consolidated. LOADING Zones Pursuant to a request from one of the Stakeholder members, an inventory of loading zones was undertaken for the study area and mapped (attachment 5). However, since it is outside the scope of this study, no changes or recommendations are included in this report regarding the loading zones. ‘The recommendations on signage are discussed in later chapters of this report. Coconut Grove Parking Study October 2011 13 ANALYSIS AND CONCLUSIONS Initial meetings with the BID staff indicated a public perception of inadequate parking in the Coconut Grove BID area. While the on-street parking accurately portrays this impression, further investigation reveals significant availability in existing surface lots and garage facilities With over 1,450 off-street parking spaces available during a typical peak period, the public and private parking system represents substantive financial investment, particularly in the cost to plan, design construct, operate and maintain parking garages. In financial terms, this equates to approximately over $20 to $30mm of existing parking resources sitting unused within the study area, Rather than a shortage of parking availability, the analysis reveals that the problem is more of a geography issue. With the greatest demand for parking located south of Grand Avenue, the greatest parking supply is located north of Grand Avenue. This situation gives the impression of a lack of parking, while quite the opposite is true. There is a shortage of convenient parking in the areas of greatest demand, and a lack of consumer knowledge cr willingness to park where an abundant supply exists. This problem is compounded by a lack of consistent parking branding within the study area, as well as a short-term shortage of options to increase supply in the high demand areas, Correctly structured parking plans place the highest rates on the most desirable parking locations. The table on the rightillustrates @}yeaSvag=tave that hierarchy. Currently the pricing structure in the BID area is the opposite of this optimal pricing structure. With on-street rates at $0.75 per hour in the Surface Lots evenings, and off-street rates starting at $5.00, the BID is effectively selling their most desirable and convenient parking at the lowest rates. Parking Garages ac Coconut Grove Parking Study October 2011 14 PRELIMINARY RECOMMENDATIONS With the knowledge that the BID has sufficient parking available, the goal becomes educating, directing, and enticing users to the underutilized parking facilities. Lansing Melbourne Group recommends that the BID use a two pronged approach Encourage users to park off-street and price on-street parking so that it encourages short-term use (less than two hours), while discouraging long-term use (over two hours) The following set of preliminary recommendations was presented to the BID Stakeholder Group in May, 2011 where discussion and comments were received by LMG. Following that meeting, a set of refined recommendations was prepared and presented at the final Stakeholder Group meeting and discussed in the next chapter of this report. The refined recommendations were presented initially to the BID as a whole in July, 2011 to the BID and finally the Executive Committee where they were further refined and a final set of recommendations was recommended by the Committee for adoption by the BID, as a whole. The BID will likely accept the recommendations of the Executive Committee at their final quarterly meeting of 2011. The printing of this report is August, 2011, so final adoption by the BID is not reflected in this report. The subjects listed below were studied as preliminary recommendations and then several recommendations were selected for further refinement and presented herein in as final recommendations. Also, please note that each recommendation holds merit individually, but has greater impact when deployed simultaneously creating a unified parking system and experience, Playhouse Lot Renovation ‘The Playhouse Lot is in a significant state of disrepair and as a result has security issues and is a poor reflection of the parking available in the Grave. The Lot is in a desirable location near restaurants that need additional parking. However, aside from valet parking and contrary to its good location, the lot is used little by visitors. The BID has offered $200,000 to the Playhouse Board to renovate and repair the lot including adding lighting and landscaping upgrades. The objective of the investment would be to set the standard for other off-street parking facility owners and operators. The funding would come from the parking fund the BID maintains from the sale of parking waivers HEBGas Coconut Grove Parking Study October 2011 45 However, at this time, the Playhouse Board does not appear to be willing to accept the funding for the renovation and upgrades. The BID continues to push the project with the Board in hopes that this improvement would achieve a new standard and provide additional parking in the Grove. This recommendation is included in the Final Recommendations. Oak Avenue Garage The improved or reconfigured use of current assets is the most fiscally responsible method of eliminating parking constraints. As mentioned earlier, the highest demand for parking is located south of Grand Avenue and the greatest supply is located to the north of Grand Avenue. In an effort to balance this situation, the use of the Oak Avenue Garage could be modified during high peak hours. This facility has a capacity of 403 spaces, yet has an average usage of about 80 patrons, providing an abundance of available parking even during high peak hours. ‘One approach to providing low cost parking in the Oak Avenue Garage and using 2 trolley to move parkers from the areas along and south of Grand Avenue to/from the Garage. This action provides an impactful marketing message and use of the garage will better distribute the parking patterns of Grove patrons. These marketing messages can be further leveraged to the BID's advantage by offering “sponsorships” of LOW COST PARKING IN THE GROVE. The hours of initial “low-cost” parking is recommended on Thursday, Friday and Saturday from 4pm to one hour past bar closing (for employees). However, itis critical to the success of this action to rely upon a free trolley system as described in the following section. This recommendation was carried forward to the set of Final Recommendations. Trolley A trolley system can be an effective method for accommodating peak parkers in off-street facilities, while at the same time providing a low-cost alternative to the private sector parking lots. The trolley also provides transportation within the Grove, connecting key destinations and utilizing the Oak Avenue Garage low-cost parking arrangement. Many patrons visiting the area from out of town will ikely spend most of the day in the Grove, and the trolley system offers this access to the entire Grove in a convenient and inexpensive package. In order to solidify the “Low Cost Parking in the Grove” marketing message, the trolley system should be a free mode of transportation from the Oak Avenue Garage with stops at key locations within the area. This system also offers the option of advertising on the trolley vehicles and sponsorship opportunities, The maps below depict the potential route from the Oak Avenue Garage with potential stops shown as triangles. Coconut Grove Parking Study October 2011 16 Figure 10- Potential Trolley Routes wera* Cae we It is our understanding the BID is currently contracting with a trolley operator for a demonstration project linking the office locations in the core of Miami business district to the Grove for lunchtime activity. The trolley(s) would be available for use by the BID during the 4pm to bar time operation as recommended above. The rate is approximately $60/operating hour. Results of the demonstration project will determine if the BID should acquire the trolley(s) as a permanent addition to the Grove. It is of importance to understand that the success of this system is greatly dependent upon informational signage, consistent marketing message, and participation from local businesses. A trolley in itself will certainly not be effective without these peripheral support systems This recommendation was carried forward to the set of Final Recommendations. Central Valet While a trolley system offers inexpensive access to users and is functional for all day visitors, a central valet is geared towards superior, convenient parking, often used for a single destination within the Grove. During site visits it is abundantly clear that there is a large dinner and nightlife patronage. Guests of these businesses are often more concerned with a higher level of service and convenience. Once on-street parking is to capacity, these patrons are using the private lots during weekends and events even with the higher pricing. It is apparent that during these times that convenience far outweighs price. These needs can be offset with a central valet system. WEES Coconut Grove Parking Study October 2011 v7 Both the trolley and central valet systems can be used in conjunction with one another or as a single entity. Each serves a distinct need from individual patrons. The similarity between the two is the success rate is absolutely dependent on the peripheral support systems such as ‘marketing, informational signage, and local support. It is understood that the Grove has unsuccessfully attempted the use of a central valet system in the past. Without further investigation it is uncertain if this attempt failed from lack of need or lack of the peripheral support systems mentioned earlier. However, the MPA had to subsidize the central valet operations and is recommending against this action particularly with the Oak Avenue Garage and Trolley recommendation, This action was not carried forward to the set of Final Recommendations. Figure 11 - Potential Valet stations On-Street Pricing and Pay Station Options The current value proposition for on-street and off-street parking within the BID area is upside down. Correctly structured parking plans place the highest rates on the most desirable parking locations. This has the result of: 1. Creating additional on-street availability as some customers will park in less expensive off-street facilities 2. Creating and/or maintaining short-term use of the on-street parking spaces 3. Creating an incentive for long term parkers to use off-street parking facilities. Currently, the on-street rates are reduced after 6 pm from $1.75 per hour to $0.75 per hour. Therefore, the on-street parking is the least expensive, at $3.00 for four hours, incanting. longer-term parkers to continually circulate until they find an open on-street space. If the rates B39). eae Coconut Grove Parking Study October 2011 18 were left at $1.75 or $7.00 for four hours, then the off-street prices would typically be less, at $5.00 unlimited parking during non-event times, encouraging visitors to use off-street parking. The BID is effectively selling their most desirable and convenient product for the least expensive rate and supporting undesirable parking behavior. On-street rates should be increased or said differently, the reduction in price should be eliminated. This should place the appropriate value on a crucial asset and compel patrons to use off-street facilities when staying for longer periods of time. In addition, the parking meters should be reprogrammed to allow “15 minutes free parking” as a user option Furthermore, the options for user input should allow for the first and second hour aside from the free parking as a selection, then revert back to hourly increments, up to four hours maximum, This recommendation on pricing and rates will be carried forward into the set of Final Recommendations. Traffic Control, Pedestrian Wayfinding and Signage Parking and informational signage is the first impression and contact visitors have with the Grove. The message must be visible, swift, and provide effective communication, While local patrons often view these items as unsightly or unnecessary, they are the key to welcoming and playing host to the infrequent or ew visitor. Highly visible signs can convey this message quickly and assist patrons in reaching their destination in the most effective manner possible. The black and white (zebra striped) directional parking signage currently in use by the BID meets these criteria of visibility and providing clear, effective communication. The visibility, and hence the noticeability, of an item depends largely on how much contrast it has with its surroundings. The zebra stripes are quite effective in conveying the message via contrasts, visibility, and emphasis. When placed in appropriate areas, the BID zebra striped signs are an invaluable asset in guiding visitors within the Grove. While the current BID signs in use are effective, they are often cluttered with ineffective, contradictory or redundant signage installed by MPA, County or City of Miami. These signs are a distraction to both drivers and visitors and should be removed and/or replaced with BID compliant signs. ‘The key to effectiveness is standardization and compliance. Signage should be modified per the attachments to this report. This recommendation is included in the Final Recommendations. Coconut Grove Parking Study October 2011 In several situations, current traffic control devices or signage sends an unclear, contradictory or “mixed message.” One example of traffic control devices that send 2 mixed message is yellow painted curbs. The Manual of Uniform Traffic Control (MUTCD), which is a typical national standard adopted by nearly all public agencies, defines yellow curbs as “no parking”. There are at least curbed two areas within the study area where both yellow curbs and parking signs and meters exist. One location is the curb along Grand Avenue directly along the Mayfair frontage. Legal paid parking is also located along this curb front. Another location is the curb along the south side of Rice Street where the same situation exists. This is an easy fix and only requires pressure washing to remove the yellow paint. This recommendation is included in the Final Recommendations. The maps currently in place within the BID need to be reoriented to the user and include an “I AM HERE” indication. Visitors tend to gravitate and understand signs within maps that are oriented with their current position. This recommendation is included in the Final Recommendations. Visual barriers or unusual hardscape features can result in hesitation by the driver and/or result in a message that indicates that the driver should not be in this area. This situation appears within the BID at entrances into several garages, the most noticeable is the entrance to the Mayfair garage on Grand Avenue (see photos). This entrance has an urban pedestrian friendly design including the use of pavers and no curbs on the driveway. Unfortunately the design melds pedestrian and driving areas so well that the message to drivers is “do not enter”. {As shown to the left, this situation can be easily remedied by the Use of a contrasting pavement type indicating that the entrance is @ driveway. This recommendation should increase the visibility of the Mayfair garage and increase usage as well This recommendation is included in the Final Recommendations. Coconut Grove Parking Study October 2011 20 Marketing An effective marketing campaign can be crucial to the success of a business, Potential customers must understand what a company offers, why it’s a superior value, and how it can benefit them. The Grove parking system is no different. An effective marketing campaign can raise awareness, change the overall impression, and ultimately breathe new life into the parking system. If a perception of insufficient parking is predominate, then different types of marketing are required to show improvements in the system and the value now offered both in convenience and price. Once patrons react to the marketing and venture into the Grove, it is imperative that a well-functioning parking system is in place and ready to serve their needs. A stand-alone budget line item of at least $5,000 should be included in the BID's annual budget and expended on marketing the parking system. This amount could be adjusted as-needed over time and based on opportunities. Areputable marketing company with local knowledge will be vital in creating a consistent marketing message for the Grove and its parking facilities. With the public as your audience, the chosen marketing company will be involved to some degree in each of the implementation items. In addition to traditional marketing items, most marketing companies also offer web design that includes user-friendly software that will allow the BID staff to make changes and update the site periodically. This recommendation is included in the Final Recommendations. lle Website Today's society and customers require instant information. The more readily available information presented, the better. While the Grove has a website that includes area information and a parking map, the content and the parking information appear “stale”. The electronic image of a location is vital in portraying an active and stimulating. environment that you can’t help but visit. To make visitors feel welcome and informed, a list of parking facilities and the associated rates should be posted and updated regularly on the site. Trolley routes and central valet locations can be easily posted and updated as needed. A website is the ideal location to market promotions such as LOW COST PARKING IN THE GROVE and the local area sponsors of such events. ‘A comprehensive and fresh website offers valuable information to visitors and an ever changing revenue stream to the BID. Parking is never the most glamorous item, but it is the one thing Sang Coconut Grove Parking Study October 2011 21 that every visitor to the Grove requires. As with any guest, specific information about an unfamiliar area is always appreciated, and aids in a stress-free visit. This recommendation is included in the Final Recommendations. Parking Information Clearinghouse The BID should serve as the clearinghouse for all public and private parking data and information. The BID should be able to respond to questions from visitors, event planners, employers and new employees about parking related questions. Information such as where is, ‘there available parking, how much is it, who is the operator, how much does it cost and so on. This recommendation is included in the Final Recommendations. ‘Commercial Rehab and Jobs Program ‘The BID has been approved for a Commercial Rehabilitation and Jobs Program that provides funding for improvements in the BID that stabilize or create more jobs. Representatives from the BID were going to research if a matching grant program to improve parking facilities could be covered by the Commercial Rehabilitation and Jobs Program, This recommendation is included in the Final Recommendations. Megal Parking Operators Enforce ordinance prohibiting illegal parking operators. This recommendation is included in the Final Recommendations. Coconut Grove Parking Study October 2011 2 FINAL RECOMMENDATIONS AND IMPLEMENTATION Implementation of most of the recommendations is quickly attainable and at a relatively low cost. The recommended actions are listed below by importance (priority), cost, ability to implement and the organization responsible for taking the lead. Many of the recommendat can and should be implemented with a unified approach, other recommendations can be accomplished ala carte based on the needs of the BID, the BID Board, and availability of funding. Table 3 Recommendations and implementation Ramanan Pretty Abitytoimplement approximate Cst end Onanation Playhouse ot Renoration eh ovat 200000 Bionaery finnste evening reduction ; in rates and monitor ies ped * band rove mor cpions ith ties fay so ey moles Oak Arve Low Cost Parking w/ Trolley ir ie ~ —_ Implement Talley Stem igh Moderate s313000 a0 Creta frmiy wth poring plane nd we Moder $100 000 0 wayfetng Sekt expand commer Rehab and obs Pago to ? ‘include parking landscaping aed gl ES on dd aesteti Set BID parking budget at {$5000 for website and High rasy $5,000 80 clearinghouse activites, Explore ‘parking as 2 secondary use" and explore Medium Ditcut so Bi0/city ‘enforcement options Enforce ordinance restricting legal operators me moserety a ac Update and correct ‘regulatory signage and curb low kay 525,000 (est) 10/city paint. ‘As mentioned previously, the BID has a parking fund derived from annual parking waivers that, are paid. This funding is more than adequate and should be used to pay for the recommended items listed in the preceding table. Iai, etBoSas Coconut Grove Parking Study October 2011 23 DOCUMENTATION AND MEETINGS Lansing Melbourne Group has attended three stakeholder meetings at the Coconut Grove Bid office to understand the needs of the ‘community, field questions concerning the parking study, present findings and present possible recommendations. The continued support and feedback of the BID members and Stakeholders are paramount in creating a well- rounded and viable parking system. A BID Board meeting was also attended on July 21° where the recommendations were presented, Listed below is a synopsis of each Stakeholder meeting, as well as the BID Board meeting, Stakeholder Meeting | March 8, 2011 6:00pm-7:15pm Arts Festival Office/Mayfair Center + 18attendees Established goals of the study — Improve the parking experience in the BID — Determine how pricing might be influenced for off-street — Develop recommendations for implementation + Discussed study area focus and preliminary findings of supply and demand — Expand counts to include CocoWalk and the Knife parking facilities — Decline in Bank lot usage + Discussed past parking studies * Discussed expansion of scope to include signage and way finding, additional data collection and Stakeholder meetings * General discussion on branding and operation of parking lots and garages Coconut Grove Parking Study October 2011 24 + Concern presented that the garages are too expensive for a “quick stop” such as ice cream, or picking up dry cleaning, * California public parking systems and success in other areas were mentioned. Is an ‘ordinance change the answer? Stakeholder Meeting I May 12, 2011 5:30 pm-6:50 pm. Arts Festival Office/Mayfair Center + 1B attendees * Updated supply and demand findings presented for on-street and garages + The ABC's of parking supply and demand + Signage and way finding discussed + Potential improvements presented and discussed * Prepare a preliminary plan and finalize recommended improvements for Stakeholder Meeting Three in late June. * Present final recommendations to BID Board in July. Stakeholder Meeting Ill July 13, 2011 5:30 pm-6:30pm Arts Festival Office/Mayfair Center + 10 attendees + Reviewed preliminary recommendations + Discussed refined recommendations, financial return, ease of implementation, and priorities + Discussed “next steps” in implementation of recommendations ‘http://www cocanutgrove.com/theBic.cfm “Taken from Coconut Grove BID Mission Statement rereenel GRC he Coconut Grove BID Sign Inventory as compared to: Grabowski Sign Inventory LANSING MELBOURNE uP As documented April 2,2011 Attachment 1 KO, LANSING MELBOURNE Coconut Grove Sign Inventory Completed 4/2/2011 Sa oime and Dag Tele inated ee pee tesa ae lrowtstronancriscentsnerrsunnesata mbes oro =o fee ree Bec So ca Spe hese sated indaled — Tap Ta Aaa aoe oa ROR SE Se a feos ee a cn pee a tte nae insta [eves ond Aentae jedan srow ore att ho Goa. Tre biog Inga toca [papa sisting be ndconn Ingots raat [hi ram ete ely aes 14_fring Lanse ento us eta tosses fortune ne 1a [narnston Tengen ied vag 7 =n ina ne eae 7 Sees Teed “has — Norse a dts ina ited zat fess tesa teed Jurors isang iota Teed sgn [va pen doar ane ne aed fi eae oo ied ma 7 ie th ores era ines Reng — baa Coconut Grove BID Photo log of Grabowski Sign Inventory As documented April 2,2011 Attachment 2 LANSING MELBOURNE NE WAYFINDING NOTES: m Welcome sign at SW 27% and US1 ey LANSING WAYFINDING nee eee LANSING Welcome sign at US1 and McDonald St em MELBOURNE 2 NOTES: Welcome sign US1 and Bird Ave WAYFINDING. WAYFINDING NOTES: m Bird and McDonald ey LANSING mona % |MELBOURNe Q. WAYFINDING NOTES: Welcome sign at Douglas and US1 NSI MELBOURNE 5 a WAYFINDING NOTES: Tigertail and 27% Ave MetBOGR NE 6a WAYFINDING ia oe’ NOTES: Day and 27% Ave WAYFINDING. NOTES: a% swW27t A ron) LANSING ve and Day PS | MELBOURNE 6c PARKING. cy NOTES: Oak Ave by t r Se LANSING. yy tennis center Sg WBNS Ta PARKING NOTES: Parking sign at McDonald and Oak. Graboski sign not in KS) LANSING b place, but if moving sign on other side of road up, then "as |MELBOURNE i, make it two sided to accommodate both directions. See 7c PARKING NOTES: E Sign points to dead end road. Move forward towards BS) 0 [iatBNGane 7C Oak Street intersection. Needs to be double sided. va —_ WAYFINDING NOTES: = é -_ : Tigertail and Mary ey ea 8a WAYFINDING NOTES: * Eee aoe LANSING Oak and Mary 5% MELBOURNE WAYFINDING NOTES: ay Tigertail and Mary Sa [kates SAM Weecting BC PARKING NOTES: a Mary and Oak. Top of sign missing. Add right B39) 0c ea 8d arrow to direct to Oak Ave Garage. ‘ Bae WAYFINDING NOTES: me Oak and Rice BS) 0 LANSING Sd MeECtEns OQ PARKING NOTES: i a Virginia and Oak. Remove MPA sign and add right %% arrow to direct to Rice Street Garage WAYFINDING NOTES: Oak and Virginia KS) [kit Sane 9 Cc Vv NOTES: Sign not installed. Install per plan. LANSING Mee 9d NOTES: Florida Ave dead ends into Virginia. Rotate left = to yes Sis as % SS direct into Cocoa Walk Garage off of Virginia ‘ LANSING. MELBOURNE 9 e WAYFINDING NOTES: mM Florida and Virginia eee LANSING. SM ele bSaye OF -gPARKING NOTES: Oak and Virginia. Redundant MPA sign present. Add right arrow to direct to Virginia Garage. LANSING MELBOURNE PARKING NOTES: Sign doesn’t exist. Install “P” with left and right LANSING, h arrow. Remove MPA sign. MELBOURNG 9 NOTES: Ss? Florida and Ai ond LANSING, i lorida and Rice 39).01c |e 9i PARKING NOTES: (ial Rice Street entrance Streets of Mayfair Garage LANSING ' MELBOURNE I] PARKING Redundant MPA sign present. Add left arrowto S&%% direct to Mayfair Garage, Florida Ave entrance NOTES: Sm mesoon¢ 10 a WAYFINDING NOTES: a Florida and Mary SS | s ret8O5aye LOD PARKING NOTES: Florida dead ends into Mary. Right arrow points to Grand which will need a right arrow to direct traffic to Mayfair Garage. The left arrow points towards Oak but no sign present to direct you to turn on Oak except MPA MeL BOURNE 1 Oc NOTES: m% Mary and Florida Bi s mevsoogue LOG PARKING NOTES: Mary Street by bank lot. Should have been a left and right arrow per plan. Installed as right arrow only. iM) LANSING Needs to be double sided with right arrow to direct to 6% Mevsouge 1Oe Oak Street garage entrance. WAYFINDING NOTES: m% Information sign at_ SW 27% and Bayshore. Sa Left arrow needs to be removed ‘ Weteoogne 1 OF WAYFINDING NOTES: = i 58) LANSING. Information sign at Bayshore and 27th Se MELBOURNE 10g WAYFINDING NOTES: Grand and Douglas WAYFINDING aad NOTES: m% 7 OWN (LANSING Commodore and Main 8 | MELBOURNE o 2a 5 COCONUT GROVE 12b NOTES: mM 3 Ni o.0 LANSING lo sign at this location <5 MELBOURNE 1 2 WAYFINDING. NOTES: ‘ RX) LANSING. Main and Fuller a8 |i SSGane 12¢c PARKING Street View NOTES: Sign in place but blocked by trees and multiple aoe LANSING 12d umbrellas. Sign not visible from street and only ok |MELBOURNE partially from sidewalk. WAYFINDING NOTES: ws LANSING. Fuller and Grand BS) WSSGave12@ WAYFINDING NOTES: e% a LANSING. Matilda and Grand ef MELBOURNE 1 Pf % MELBOUF a PARKING NOTES: Knife lot on Grand Ave. Not illuminated as in Graboski inventory. Arrow needs to be adjusted to right arrow. 88051 2g WAYFINDING NOTES: Commodore and Grand SEI WA254612h NOTES: Grand and Commodore eteoong 12) WAYFINDING NOTES: mM \ : Grand and McDonald et HB Gave 7 2) PARKING NOTES: Lot on Commodore. What is the system of precedence that requires this lot to have illuminated sign? mesooRve 12k ‘ESTES COCONUT = == GROVE, NOTES: = \ 5 No sign at this location. Graboski notes indicate sign S®%% LANSING, moved to Grand and Fuller. 2 NELCOURDS 13 a PARKING NOTES: Parking sign on Main. Add left arrow to point towards %%) LANSING Cocowalk garage on Grand which is directly ahead to "a&% |MELBOURNE 1 3 b the left. PARKING NOTES: _ McFarlane side lot. Installed as illuminated, but B39) 0c Ii ION 1 3 Cc reflective would be sufficient BNE WAYFINDING NOTES: No sign at this location. Grabowski inventory states i re LANSING B53) d sign was moved to Bank Point? 2 MECN w13 WAYFINDING NOTES: 7% McFarlane by the Chamber of Commerce eM ANSI ve 13e WAYFINDING NOTES: Se 0) LANSING Grand Ave by Cocoa Walk Sa MELBOURNE 1 3f Grand Ave ame f CQCONUT { GROVE, NOTES: No sign present at this location. No sign needed HEL BOO MELBOURNE 1 3g WAYFINDING NOTES: Mary and South Bayshore meson 14a PARKING NOTES: ze: Mary and Bayshore eet LANSING. 7 a MELBOURNE 14 WAYFINDING NOTES: mM Coan ee) LANSING, nd and Mary BS) 0 MELBOURNE 14c¢ NOTES: mM Main High) te ee LANSING ighway prior to entering study area Sg Mee 1 SQ NOTES: Charles and Main Sy SSG cs b PARKING NOTES: Left arrow missing into Playhouse lot. Move to area mM ; 509) LANSING. 1 5

    Anda mungkin juga menyukai