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Home My Public Portal AboutLTC 003-2015 - Bal Harbour Shops Expansion ProjectSAL HAOUR F L O R I D A' S fi P A R A D I S E OFFICE OF THE VILLAGE MANAGER No. 003-2015 LETTER TO COUNCIL To: Mayor Martin Packer and Members of the Village Council FROM: Jorge M. Gonzalez, Village ManagerC\� DATE: January 9, 2015 c; SUBJECT: Bal Harbour Shops Expansion Project The purpose of this Letter to Council (LTC) is to transmit the attached document related to the proposed Bal Harbour Shops Expansion Project, which has been received by the Village. The following document is attached: Walker Report on Parking at Bal Harbour Shops Should you have any questions or require additional information, please feel free to contact me. JMG/par hubinass-4 PROFESSIONAL ASSOCIATION Via E-Mail and U.S. Mail January 5, 2015 Mr. Jorge M. Gonzalez Village Manager Bat Harbour Village 655 96 h Street Bal Harbour, Florida 33154 manager@balharbour.org Re: Redevelopment and Expansion of Bai Harbour Shops and Church by the Sea - Parking at Bal Harbour Shops Dear Village Manager Gonzalez: This correspondence is being transmitted to you on behalf of Bal Harbour Shops, LLLP (`BHS"). We are pleased to transmit the attached report on parking at Bal Harbour Shops. The attached report documents the current parking demand at the center, projects future parking demand if the proposed enhancements are approved as contemplated, and sets forth a plan to provide that required parking. Thank you for your anticipated attention to this matter. As always, please feel free to contact us with any questions regarding this matter. Sin erely, John K.Shubin Amy E: Huber Deana n. Falce For the Firm Encl. cc: Mr. Raul Rodriguez, Village Building Official buildineofficial(a�balharbour.org Mr. Richard Weiss, Esq., Village Attorney rweiss(@,wsh-law.com Ms. Maria P. Spiliopoulos, Esq. mspilnn,fwblaw.net 46 SW 1st Street, 3rd Floor I Miami, Florida 33130 1 ShubinBass.com I Tel 305 381 6060 1 Fax 305 381 9457 _�!J 411!_ F L`1; C NhL Via E-Mail and U.S. Mail Mr. Jorge M. Gonzalez Village Manager Bal Harbour Village 655 96`" Street Bal Harbour, Florida 33154 managerr@n,baffimbour.org 1. I r It. l`I January 5, 2015 Re: Redevelopment and Expansion of Bal Harbour Shops and Church by the Sea - Parking at Bal Harbour Shops Dear Village Manager Gonzalez: This correspondence is being transmitted to you on behalf of Bal Harbour Shops, LLLP (`BHS"). We are pleased to transmit the attached report on parking at Bal Harbour Shops. The attached report documents the current parking demand at the center, projects future parking demand if the proposed enhancements are approved as contemplated, and sets forth a plan to provide that required parking. Thank you for your anticipated attention to this matter. As always, please feel free to contact us with any questions regarding this matter. Sin erely, f 0 John K. Shubin Amy E. Huber Deana D. Falce For the Firm Encl. cc: Mr. Raul Rodriguez, Village Building Official buildineofficialnbalharbour.org Mr. Richard Weiss, Esq., Village Attorney rweiss@wsh-law.com Ms. Maria P. Spiliopoulos, Esq. mMil@fwblaw.net ':J.- PARKING AT BAL HARBOUR SHOPS BAL HARBOUR SHOPS BAL HARBOUR, FLORIDA Prepared for: BAL HARBOUR SHOPS LLLP NOVEMBER 18, 2014 WALKER PARKING CONSULTANTS PARKING AT BAL HARBOUR SHOPS WALKER BAL HARBOUR, FLORIDA 1W PARKING CONSULTANTS WALKER PROJECT NUMBER 15-1869.00 NOVEMBER 18, 2014 PURPOSE The purpose of this report is to document the existing parking demand at Bal Harbour Shops, project future parking demand after the proposed enhancements to the mall are complete, and to set forth a plan to assure the required parking is provided. PARKING SUPPLY Parking supply is the number of parking spaces available to serve the customers, employees, and visitors at Bal Harbour Shops. EXISTING PARKING SUPPLY The existing parking supply at Bal Harbour Shops is summarized in Table 1. Parking is provided both in surface parking lots and in a single parking garage, for a total of 1,679 on -site spaces. The existing gross leasable area (GLA) of the center is 463,477 square feet. Therefore, the on -site parking ratio is 3.62 spaces per 1,000 square feet of GLA. Table 1: Existing Parking Supply Facility Number of Spaces Included Tandem Spaces Surface Parking 418 Neiman Marcus Garage - 96th Street Garage & Roof Parking 1,261 Total 1,679 In addition to on -site parking, Bal Harbour Shops provides off -site parking for some employees during peak periods, so as to assure adequate on -site parking for customers. During the 2013/2014 holiday season, parking was provided at Haulover Park with shuttle service provided to and from the mall from December 26rh through January 4th. During that 10 day period, the maximum daily use was 253 employees parked at Haulover Park. FUTURE PARKING SUPPLY If the proposed enhancements to Bal Harbour Shops are approved as contemplated, parking will be provided in the following facilities: • A new garage at the expanded Neiman Marcus comprising a grade level and two underground levels. PARKING AT BAL HARBOUR SHOPS WALKER BAL HARBOUR, FLORIDA PARKING CONSUITANTS WALKER PROJECT NUMBER 15-1869.00 NOVEMBER 18, 2014 • The "96th Street Garage" comprising two below grade levels adjacent to 96th Street, beneath the new Saks store and mall; the existing garage with a smaller footprint and two additional levels; and rooftop parking over the mall and department stores. • A reduced amount of surface parking. In the future plan, opportunities for valet parking will be greatly increased. Currently, valet parking is only available in the plaza area east of the mall. In the new plan, valet parking will also be offered at the new garage at Neiman Marcus and at the 96th Street Garage. As is the case in all of Florida, business activity, population and tourism is very seasonal. The "peak season" is normally considered to begin around Thanksgiving and last through about the end of April, and.includes several major holiday periods. Therefore, two different on -site parking plans have been developed to serve the needs of the mall. The "base plan" includes both self -parking spaces and tandem spaces for valet use on a routine basis, and is intended to serve the needs of the mall the majority of the time. The "flex plan" increases the number of valet spaces in both the 96th Street Garage and in the garage at Neiman Marcus from about 6% to about 31 % of the overall spaces in these garages. Specific parking areas which can be converted largely to tandem parking for valet include the two underground levels in the garage at Neiman Marcus, the two underground levels in the 961h Street Garage, and the roof level of the 96th Street garage (including over the mall and department stores). This flex plan can be implemented incrementally as parking demand dictates, and is intended to provide enough parking for most or all of the peak season. Future parking supplies for the base plan and for the flex plan are summarized in Tables 2 and 3 respectively. Table 2: Future Parking Supply - Base Plan Facility Number of Spaces Included Tandem Spaces Surface Parking 182 - Neiman Marcus Garage 334 104 96th Street Garage & Roof Parking 2,060 60 Total 2,576 164 PARKING AT BAL HARBOUR SHOPS WALKER BAL HARBOUR, FLORIDA WKINC CONSuIIANTS WALKER PROJECT NUMBER 15-1869.00 NOVEMBER 18, 2014 Table 3: Future Parking Supply - Flex Plan Facility Number of Spaces Included Tandem Spaces Surface Parking 182 - Neiman Marcus Garage 448 269 96th Street Garage & Roof Parking 2,410 666 Total 1 3,040 935 The GLA of the center will increase to 789,422 square feet. Therefore, the on -site parking ratio, expressed as spaces per 1,000 square feet of GLA, is 3.26 for the base plan and 3.85 for the flex plan. PARKING DEMAND Parking demand is the number of parking spaces required to accommodate people present at the mall at any given time, including shoppers, visitors and employees. EXISTING PARKING DEMAND Mall management regularly records the parking occupancy on -site (and off -site for employees when provided) during the peak season. Counts are taken at 2:00 p.m., the time that experience has shown has the highest parking demand. This local experience is consistent with data published by the Urban Land Institute (ULI) and the International Council of Shopping Centers (ICSC) in Parking Requirements for Shopping Centers. The most recent data, covering November 29, 2013 (the Friday after Thanksgiving) through April 30, 2014 are presented in Appendix Table 1. During this most recent five month peak season, the average daily peak parking occupancy was 3.11 spaces per 1000 GLA. Only 2 days recorded a parking demand ratio over 4.0; 4.15 was observed on December 26th, (the Thursday after Christmas Day), and 4.01 was recorded on January 4th (a Saturday). Both of these days were included in the 10 day period when off -site parking with shuttle service for employees was provided by the mall. DESIGN HOUR Planners, designers and governmental officials must determine the appropriate parking supply for a new or altered/expanded land use, based on an appropriate design day or design hour. The design hour cannot be the average hour, because parking would be in short supply half the time. Likewise, it should not be the highest hour of the year, as parking would be oversupplied almost all of the time (and resources - land, money and energy -- wasted in building and maintaining it). PARKING AT BAL HARBOUR SHOPS WALKER BAL HARBOUR, FLORIDA 10 PARKING CONSULTANTS WALKER PROJECT NUMBER 15-1869.00 NOVEMBER 18, 2014 Most professionals in the parking and traffic planninq arena aaree that Jana uses snouia reriect the ts5Tn percentile of peak hour observations across a large sample of many days, consistent with the standards for roadway and intersection design. For shopping centers, however, the bar is set higher. Retailers do a large portion of their business in the days leading up to Christmas, and having adequate parking during this period is critical to their success. Therefore, the recommendation in Parking Requirements for Shopping Centers is that that the 20}h highest hour be used as the design hour. Data collected from hundreds of shopping centers across the country in the preparation of that document suggest that the 201h highest hour usually occurs on the second Saturday before Christmas, and represents parking demand on the 97th percentile day and the 991h percentile hour. Applying this experience to Bal Harbour Shops, we find that the parking demand ratio on the second Saturday before last Christmas was 3.49, when 1,617 parking spaces were occupied (see Appendix Table 1). Ten days experienced higher parking demand, while 355 experienced lower parking demand over the course of the year. Thus, the second Saturday before Christmas was, indeed, the 971h percentile day at Bal Harbour Shops (355/365 = 97%). FUTURE PARKING DEMAND Bal Harbour Shops will contain approximately 789,422 square feet of GLA after the enhancement project is complete. Applying the design hour parking demand ratio of 3.49 to this new GLA results in a design parking demand of 2,755 spaces. This falls between the parking supplied in the base plan (2,576 spaces) and the flex plan (3,040 spaces). Projecting future parking demand based on current experience is not perfect. On the one hand, traffic projections suggest that the number of automobile trips generated by the expanded center will not be proportional to the increase in GLA. On the other hand, industry experience suggests that the length of each visit will be longer, thus offsetting - and perhaps. outweighing -- the effect of fewer trips. The parking operations plan adopted should be nimble enough to respond to higher than projected parking demand. RECOMMENDED PARKING PLAN The number of parking spaces provided in the base plan is 2,576, for a parking ratio of 3.26 spaces per 1,000 GLA. Comparing this parking supply to the parking demand during the most recent peak season in Bal Harbour, and assuming the seven non -peak months typically had lower parking demand, we find that demand was lower than 2,576 on 312 days (88%) and higher than this amount on 44 days (12%). Even during the peak five months, demand was lower than the 3.26 ratio 71 % of the time (109/153 days). The number of parking spaces provided in the flex plan is 3,040, for a parking ratio of 3.85 spaces per 1,000 GLA. The demand for parking at Bal Harbour Shops in the most recent peak season was lower than this 3.85 ratio on 362 days (99.2%) and higher on only three days (0.8%). PARKING AT BAL HARBOUR SHOPS BAL HARBOUR, FLORIDA WALKER PROJECT NUMBER 15-1869.00 1i1iAi.KER PARKING CONSVIiANL NOVEMBER 18, 2014 The estimated design hour parking demand for the center is 2,755 spaces, which falls between the parking supplied in the base and flex plans. Bal Harbour Shops has a long history of active management of their parking system, so a dynamic parking plan for the mall can be recommended with confidence. The recommended parking plan for the enhanced Bal Harbour Shops is therefore as follows: 1. Provide parking per the base plan for a total of approximately 2,576 spaces, which will be adequate for about 88% of the year and about 71 % of the peak season. 2. As peak season progresses, incrementally implement the flex plan in response to actual and anticipated increases in parking demand. When fully implemented, the flex plan will provide about 3,040 spaces, which is projected to be adequate for the center over 99% of the year. 3. Continue to provide off -site parking and shuttle service for center employees on peak days to assure adequate customer parking, and as a hedge against unexpectedly higher peak parking demand, unless and until sufficient operating experience suggests it is not necessary. PARKING AT BAL HARBOUR SHOPS BAL HARBOUR, FLORIDA WALKER PARKING CONSUIiANi9 WALKER PROJECT NUMBER 15-1869.00 NOVEMBER 18, 2014 Appendix Table 1: Parking Occupancy Counts 11 /29/13 through 4/30/14 Date Day Vacant Spaces Occupied Spaces Occupied Off -Site Padding Total Oceupied Spaces Parking Ratio 29-Nov Friday 213 1466 1466 3.16 3ONov Saturday 502 1177 1177 2.54 1-Dec Sunday 276 1403 1403 3.03 2-Dec Monday 307 1372 1372 2.96 3-Dec Tuesday 293 1386 1386 2.99 4-Dec Wednesday 301 1378 1378 2.97 SDec Thursday 114 1565 1565 3.39 6-Dec Friday 114 1565 1565 3.39 7-Dec Saturday 149 1530 1530 3.30 8-Dec Sunday 447 1232 1232 2.66 9-Dec Monday 261 1418 1418 3.06 10-Dec Tuesday 273 1406 1406 3.03 I1-Dec Wednesday 261 1418 1418 3.06 12-Dec Thursday 116 1563 1563 3.37 33-Dec Friday 138 1541 1541 3.32 14-Dec Saturday 62 1617 1617 3.49 15-Dec Sunday 425 1254 1254 2.71 1&Dec Monday 271 1408 1408 3.04 17-Dec Tuesday 160 1519 1519 3.28 1&Dec Wednesday 148 1531 1531 3.30 19-Dec Thursday 134 1545 1545 3.33 213-Dec Friday 68 1611 1611 3.48 21-Dec Saturday 23 1656 1656 3.57 22-Dec Sunday 210 1469 1469 3.17 23-Dec Monday 53 1626 1626 3.51 24-Dec Tuesday 90 ism 1589 3.43 25-Dec Wednesday 1679 0 0 - 26-Dec Thursday 0 1679 245 1924 4.15 27-Dec Friday 305 1374 253 1527 3.51 28-Dec Saturday 224 1455 235 1690 3.65 29-Dec Sunday 216 1463 203 1666 3.59 3&Dec Monday 348 1331 212 1543 3.33 31-Dec Tuesday 218 1461 183 1644 3.55 1-Jan Wednesday 162 1517 159 1676 3.62 2-Jan Thursday 431 1248 214 1462 3.15 3-Jan Friday 86 1593 233 1826 3.94 4-Jan Saturday 0 1679 181 1860 4.02 5-Jan Sunday 88 1591 1591 3.43 6-Jan Monday 360 1319 1319 2.85 7-Jan Tuesday 166 1513 1513 3.26 8-Jan Wednesday 139 1540 1540 3.32 9-Jan Thursday 103 1576 1576 3.40 1Olan Friday 138 1541 1541 3.32 11-Jan Saturday 145 1534 1534 3.31 12-!an Sunday 158 1521 1521 3.28 ]clan Monday 48B 1191 1191 2.57 14-Jan Tuesday 219 1460 1460 3.15 15-Jan Wednesday 299 1390 1390 2.98 16-Jan Thursday 225 1454 1454 3.14 17-Jan Friday 151 1528 1528 3.30 1&lan Saturday 140 1539 1539 3.32 19-lan Sunday 73 1606 1606 3.47 2Dlan Monday 535 1144 1144 2.47 21-Jan Tuesday 249 1430 1430 3.09 PARKING AT BAL HARBOUR SHOPS BAL HARBOUR, FLORIDA WALKER PAgpNG CONSULTANTS WALKER PROJECT NUMBER 15-1869.00 NOVEMBER 18, 2014 Appendix Table 1 (cont.): Parking Occupancy Counts 11 /29/13 through 4/30/14 Date Day Vacant Spaces Occupied Spaces Occupied Off -Site Parldng Total Occupled Spaces Parking Ratio 22-lan Wednesday 298 1381 1381 2.98 23-Jan Thursday 191 1488 1488 3.21 24-Jan Friday 216 1463 1463 3.16 25-lan Saturday 133 1546 1546 3.34 26-Jan Sunday 294 1385 1385 2.99 27-Jan Monday 296 1383 1383 2.98 28-Jan Tuesday 209 1470 1470 3.17 29-Jan Wednesday 203 1476 1476 3.18 30-Jan Thursday 120 1559 1559 3.36 31-Jan Fdday 227 1452 1452 3.13 1-Feb Saturday 321 ims 1358 2.93 2-Feb Sunday 501 1178 1178 2.54 3-Feb Monday 341 1338 1338 2.89 4-Feb Tuesday 334 1345 1345 2.90 5-Feb Wednesday 329 1350 1350 2.91 6-Feb Thursday 294 1395 1385 2.99 7-Feb Friday 252 1427 1427 3.08 8-Feb Saturday 309 1370 1370 2.96 9-Feb Sunday 551 1128 1128 2.43 10-Feb Monday 394 1285 1285 2.77 11-Feb Tuesday 214 1465 1465 3.16 12-Feb Wednesday 174 1505 1505 3.25 13-Feb Thursday 116 1563 1563 3.37 14-Feb Fdday 79 1600 1600 3.45 15-Feb Saturday 159 1520 1520 3.28 16-Feb Sunday 556 1123 1123 2.42 17-Feb Monday 340 1339 1339 2.89 18-Feb Tuesday 189 1490 1490 3.21 19-Feb Wednesday 223 1456 1456 3.14 20-Feb Thursday 193 1486 1486 3.21 21-Feb Fdday 181 1498 1498 3.23 22-Feb Saturday 196 1493 1483 3.20 23-Feb Sunday 564 im 1115 2.41 24-Feb Monday 341 1338 1338 2.89 25-Feb Tuesday 279 1400 1400 3.02 26-Feb Wednesday 289 1390 1390 3.00 27-Feb Thursday 197 1482 1482 3.20 28-Feb Fdday 172 1507 1507 3.25 1-Mar Saturday 257 1422 1422 3.07 2-Mar Sunday 503 1176 1176 2.54 3-Mar Monday 311 1368 1368 2.95 4-Mar Tuesday 254 1425 1425 3.07 5-Mar Wednesday 243 1436 1436 3.10 6-Mar Thursday 125 .1554 1554 3.35 7-Mar Fdday 191 1488 1488 3.21 8-Mar Saturday 171 1508 1508 3.25 9-Mar Sunday 546 1133 1133 2.44 10-Mar Monday 267 _ 1412 1412 3.05 11-Mar Tuesday 252 1427 1427 3.08 12-Mar Wednesday 230 1449 1449 3.13 13-Mar Thursday 175 1504 1504 3.25 14-Mar Friday 112 1567 15671 3.38 15-Mar Saturday 251 1428 14291 3.08 PARKING AT BAL HARBOUR SHOPS BAL HARBOUR, FLORIDA WALKER PARKING CONSUOANF_ WALKER PROJECT NUMBER 15-1869.00 NOVEMBER 18, 2014 Appendix Table 1 (cont.): Parking Occupancy Counts 11 /29/13 through 4/30/14 Date Day Vacant Spaces occupied Spaces Occupied Off -Site Parking Total Occupied Spares Parldng Ratio 16-Mar Sunday 573 1106 1106 2.39 17-Mar Monday 320 1359 1359 2.93 18-Mar Tuesday 279 1400 1400 3.02 19-Mar Wednesday 266 1413 1413 3.05 20-Mar Thursday 137 1542 1542 3.33 21-Mar Friday 228 1451 1451 3.13 22-Mar Saturday 171 1508 1508 3.25 23-Mar Sunday 610 1069 1069 2.31 24-Mar Monday 302 1377 1377 2.97 25-Mar_ Tuesday 216 1463 1463 3.16 2GMar Wednesday 274 1405 1405 3.03 27-Mar Thursday 181 1498 1498 3.23 28-Mar Friday 202 1477 1477 3.19 29-Mar Saturday 204 1475 1475 3.18 36Mar Sunday 540 1139 1139 2.46 31-Mar Monday 337 1342 1342 2.90 1-Apr Tuesday 412 1267 1267 2.73 2-Apr Wednesday 324 1355 1355 2.92 3-Apr Thursday 228 1451 1451 3.13 4-Apr Friday 174 1505 1505 3.25 5-Apr Saturday 293 1396 1396 3.01 6-Apr Sunday 569 1110 1130 2.39 7-Apr Monday 385 1294 1294 2.79 8-Apr Tuesday 259 1420 1420 3.06 9-Apr Wednesday 240 1439 1439 3.10 10-Apr Thursday 176 1503 1503 3.24 11-Apr Fdday 136 1543 IS43 3.33 12-Apr Saturday 259 1420 1420 3.06 13-Apr Sunday 478 1201 1201 2.59 14-Apr Monday 328 1351 1351 2.91 I5-Apr Tuesday 258 1421 1421 3.07 16-Apr Wednesday 186 1493 1493 3.22 17-Apr Thursday 87 1592 1592 3.43 18-Apr Friday 49 1630 1630 3.52 19-Apr Saturday 161 1518 1518 3.28 20-Apr Sunday 543 1136 1136 2.45 21-Apr Monday 388 1491 1491 3.2.2 22-Apr Tuesday 172 1507 1507 3.25 23-Apr Wednesday 225 14S4 1454 3.14 24-Apr Thursday 219 1460 1460 3.15 25-Apr Fdday 156 1523 1523 3.29 26-Apr Saturday 232 1447 1447 3.12 27-Apr Sunday 583 1096 1096 2.36 28-Apr Monday 222 1457 1457 3.14 29-Apr Tuesday 472 1207 1207 2.60 30-Apr Wednesda 284 1395 1395 3.01 Average 3.11 Sod. Dev. 0.32 Max. 4.15 Min. 2.31