ANALYSIS: On June 8, 2016, the City Commission, pursuant to Request for Qualifications (RFQ) No. 2016-124-KB, adopted Resolution No. 2016-29425 accepting the recommendation of the City Manager and awarding Desman, Inc. (Desman) a contract for Architectural and Engineering Design Criteria Professional Services For Mixed-Use Parking Garages.
On October 21, 2016, the Neighborhoods and Community Affairs Committee (NCAC) heard a presentation exploring the construction of an all-wheels park at one of three locations in the North Shore area. The Committee selected the 72nd street parking lot (P-92) as the preferred location and requested additional information regarding parking and other uses. The site is located between 72nd and 73rd Streets, and between Collins and Harding Avenues. The item was discussed at the Committee’s November 18 and December 9, 2016 meetings as well as the Committee’s January 27, February 17 and March 17, 2017, meetings.
On February 8, 2017, the City Commission referred discussion of a skate park at the 72nd Street parking lot (P-92) to the Finance and Citywide Projects Committee (FCWPC) and on March 31, 2017 FCWPC directed staff to work with Commissioner Aleman in developing possible footprints, volumetric analysis, area available for other uses and number of parking spaces.
On April 26, 2017, the City Commission adopted Resolution No. 2017-29843 directing the City Administration to proceed with a consultant service order engaging Desman to prepare a feasibility study for a parking garage structure, and a new recreational park with a skate park and community use space, at the 72nd Street municipal parking lot (P-92). The Commission further directed the City Administration to prepare a budget item request for consideration of the project in the City’s fiscal year 2017-2018 budget. At that time, the Commission referred the feasibility study for this project to the FCWPC.
In order to prepare the initial feasibility study and preparation of renderings of the 72nd Street Park and Parking Structure, the Administration requested a Capital Budget Amendment to the Fiscal Year 2016/2017. On May 17, 2017, the City Commission approved the request.
As the first step in developing the Design Criteria Package (DCP), Desman was engaged to commence the feasibility study and design options, and began meeting with the City’s Parking, Parks and Recreation, Public Works, CIP and Planning departments. Discussions with the various departments established project programming, planning/code constraints and other requirements.
On January 19, 2018, subsequent to referral by City Commission on January 17, 2018, FCWPC directed staff to meet with Commissioner Aleman and Desman to explore lower scale, larger footprint options and bring them back with other options. On January 22, 2018, Commissioner Aleman met with CIP and Desman to review the options and discuss other possibilities.
On February 14, 2018, the City Commission referred the project to the FCWPC to discuss including a competition-sized swimming pool in the project and on February 23, 2018, the FCWPC discussed and recommended adding the pool, with support facilities, to the feasibility study.
On March 7, 2018 the City Commission accepted the recommendation of the FCWPC to include a competition-sized pool (aquatic complex) in the feasibility study for the proposed 72nd Street mixed-use project.
On March 8, 2018, the Recreational Facilities Advisory Board, as described in Letter to Commission (LTC) 132-2018, made a motion for the City to prioritize building an aquatic center in the City of Miami Beach. On May 3, 2018, as described in LTC 249-2018, the Parks and Recreational Facilities Advisory Board passed a motion identifying potential sites for the aquatic center as the 72nd Street parking lot (P-92), Flamingo Park or the Scott Rakow Youth Center, and asked that money be set aside in the 2019 General Obligation Bond and for that money to be portable to accommodate a location once identified.
On April 20, 2018, the FCWPC deferred discussion and review of this project to the June committee meeting, pending completion of the feasibility study.
Desman, in close coordination with city departments, has evaluated different options for the project within the parameters established for the development of this site. The general scope and understanding is as follows:
• Parking garage that can be converted to some other use in the future, having a maximum of 500 spaces
o Structure and “Active Liner” arranged to reinforce commercial corridor at southwest corner of site
• All-wheels park up to 20,000 SF in size
• 5,000-10,000 SF Library/Media Center
• Roof-top Community Pool measuring 50m x 25m, including all support facilities, with movable bulkheads and movable floor (high school competition model)
• Roof-top community meeting room up to 5,000 SF, potentially part of the Library
• Approximately 20,000 SF of civic/commercial space
• Adult focused, upscale fitness gym with running track
• Passive Park measuring approximately 56,000 SF
Upon developing the general program, identifying site development constraints and requirements, and meeting with city departments, Desman has developed four (4) conceptual options for the facility (Attachment A). All four options include the programming elements described above, address planning requirements and take the North Beach Master Plan into consideration. The variations reflect options in orientation, circulation and arrangement, and are summarized as follows:
Option A
o Parking Garage: Oriented East-West with 470 Spaces
o All-wheels park: +/-20,000 SF
o Library/Media Center: 8,370 SF
o Community Pool: Oriented East-West
o Community Meeting Room: 5,000 SF, Overlooking North Shore Park and Pool
o Civic/Commercial Space: 7,900 SF along North side of 72nd Street
o Fitness Gym With Track: 9,800 SF along South side of Pool Deck (shared showers and lockers)
o Passive Park: +/-57,000 SF
Option B
o Parking Garage: Oriented East-West with 455 Spaces
o All-wheels park: +/-20,000 SF
o Library/Media Center: 8,420 SF
o Community Pool: Oriented East-West
o Community Meeting Room: 5,800 SF, overlooking beach and Pool
o Civic/Commercial Space: 8,900 SF along North side of 72nd Street
o Fitness Gym With Track: 9,950 SF along South side of Pool Deck (shared showers and lockers)
o Passive Park: +/-57,000 SF
Option C
o Parking Garage: Oriented North-South with 470 Spaces
o All-wheels park: +/-20,000 SF
o Library/Media Center: 9,960 SF
o Community Pool: Oriented North-South
o Community Meeting Room: 5,375 SF, overlooking beach, Pool and 72nd street
o Civic/Commercial Space: 7,900 SF along North side of 72nd Street
o Fitness Gym With Track: 10,050 SF along South side of Pool Deck (shared showers and lockers)
o Passive Park: +/-57,000 SF
Option D
o Parking Garage: Oriented East-West with 455 Spaces
o All-wheels park: +/-20,000 SF
o Library/Media Center: 9,150 SF
o Community Pool: Oriented North-South
o Community Meeting Room: 5,550 SF, Overlooking beach and Pool, with patio space
o Civic/Commercial Space: 7,850 SF along North side of 72nd Street
o Fitness Gym With Track: 9,800 SF along South side of Pool Deck (shared showers and lockers)
o Passive Park: +/-57,000 SF
It should be noted that while the conceptual options prepared by Desman reflect certain spatial relationships and arrangements, this is only a feasibility study and the ultimate design of the project will most likely differ significantly from the study.
Desman developed a Conceptual Construction and Project Budget. Given the conceptual nature of the options, and their similarities, the cost estimate for the options is the same: $48,865,000 construction costs, $65,967,750 total project costs. Currently, this project is included in the 2019 General Obligation Bond list with a budget request of $60,000,000.
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