Coconut Grove Waterfront Master Plan

Coconut Grove Waterfront
Master Plan
March 2006 Analysis Presentation
Agenda
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Schedule & Public Process
Recent Efforts/Current Projects
Site Analysis:
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Context Infrastructure
Area Details
Market Analysis
Summary Concepts
Next Steps
Schedule + Public Process
Schedule
November
week of
Phase 1: Assessment
1.1: Project Framework/Stakeholder Interviews
1.2: Site Analysis
1.3 Transportation & Infrastructure Analysis
1.4: Market Analysis & Program Development
Phase 2: Master Plan
2.1: Alternatives
2.2: Public Process/Work Sessions
2.3: Preferred Master Plan Concept
Phase 3: Implementation Plan
3.1: Draft Master Plan
3.2: Draft Implementation Plan
3.3: Public Process/Public Hearings
3.4: Final Documentation
3.5 Final Presentations
3.6 Knowledge Transfer
Summary of Work Sessions
Public Meetings/Workshops
Stakeholder
Planning Department/City Staff
City Commission/City Council
Walking Tour
December
7 14 21 28 5 12 19 26 2
January
February
March
April
9 16 23 30 6 13 20 27 6 13 20 27 3 10 17 24 1
May
June
July
August
September
8 15 22 29 5 12 19 26 3 10 17 24 31 7 14 21 28 4 11 18 25 2
October
November
9 16 23 30 6 13 20 27
City's Vision
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A Coastal Recreational Park
Human scale
Public open spaces
Connectivity for the pedestrian realm
Waterfront promenades
Diverse open spaces
An active park
Sensitive environmental spoil island connections (real or
visual)
- Coconut Grove Waterfront & Spoil Islands
Request for Qualifications
City's Requirements
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A Plan that reflects the growth and desires
of the community
An overhaul of the mooring fields to comply with
FDEP
Spoil islands rehabilitation: cleaned of exotic plants,
replanted with native species and redesigned for public
access
- Coconut Grove Waterfront & Spoil Islands
Request for Qualifications
Community and Stakeholder Meetings
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Residents
Coconut Grove Boards
Community Organizations
Waterfront Activities
Hoteliers
Merchants
Business Improvement Committee
Stakeholder Recurrent Issues
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Parks isolated and not well connected
Existing uses need more upland space
Dangerous street crossings
Conflicting uses
Safety and security
Obstacles to continuous boardwalk
Not capturing thru traffic
Limited access to water – physical & visual
No connection between Grove and waterfront
Grove needs a facelift and better mix of tenants
Expo Center not contributing to waterfront/Grove
Unreliable circulator
No support services
Stakeholder Recurrent Goals
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Visual/physical connection to the waterfront
Demolish Expo Center or redevelop into other use
Need for parking strategy
Minimize dominance of vehicles on Bayshore/McFarlane
Environmentally sensitive passive recreation on Spoil Islands
No commercial uses on waterfront that compete with Center
Grove
Limited commercial uses on the waterfront
Waterfront restaurants, cafes, kiosks
Improved safety and security
Natural amphitheater
Water-related equipment rentals
Recent Efforts/Current Projects
Recent Efforts
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Peacock Park Charrette
Coconut Grove Market Analysis and Strategy
Report
Seminole Boat Ramp and Kenneth Meyers Park
Coconut Grove Sailing Club Program Document
Dinner Key Convention Center FEMA Feasibility
Study
Neighborhood Conservation District Studies
1996 Coconut Grove Planning Study
Recent Efforts – Peacock Park Charrette
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Open Forum lead by Friends of
Peacock Park, November 2004
to develop a vision for the
future of the Park
"Park should reflect the unique
character of Coconut Grove"
Charrette concepts:
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Enhance landscaped open
spaces
Minimal service parking only
Trim and "window" mangroves
Connection to spoil islands
Tie into local history
Redesign street frontage and
articulate entrances
Redesign and seek alternative
uses for Glass House
Outdoor cultural facility
(amphitheater, waterfront plaza)
Hardcourts ok, no expansion
Current Projects/Initiatives
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Parks and Public Spaces Master Plan
Commodore Bike Trail
Miami 21
CIP Projects - locations
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City Hall
Pan Am Drive
Miami Watersports Center
Dinner Key
Dinner Key Marina
Kennedy Park
Grand Avenue
Expo Center
Parks + Public Spaces Master Plan
City of Miami Parks & Public Spaces Master Plan Vision
• A weekend pedestrian and bicycle zone at the waterfront
• Enhanced connections along the waterfront
• Safe streets for cyclists and pedestrians
• Enhance miniparks for use as small neighborhood spaces
Commodore Bicycle Project
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City of Miami Bicycle Route 1 since 1970s
5-mile alignment from Cocoaplum Circle to Southern Miami
Avenue
Already exists along Main Highway and Bayshore Drive –
wide curb lanes and adjacent bike paths
Safety concerns: car-bicycle conflict, bicyclepedestrian/jogger conflict, mature tree roots damaging the
path
Determined to be most feasible and beneficial of all the
projects in Bicycle & Pedestrian Facilities Plan
CIP Current Projects - Coconut Grove
Kennedy Park Restroom
Building Improvements
Construction
Bid
Design
Future
Kennedy Park Boardwalk
Renovation & Recreation
Building Expansion
Miami Watersports
Center Building &
Hangar Improvements
Miami Watersports
Center Boat Ramp &
Island Improvements
Expo Center Improvements
Expo Center Fire Alarm Upgrades
Pan Am Dr. Milling & Resurfacing
Expo Center Redevelopment
City Hall
Communications
Room Relocation
Grand Ave. Improvements
Dinner Key Marina Dock
Master's Building
Dinner Key Fuel Dock
Dinner Key Dredging
City Hall Historic
Preservation
Dinner Key Marina
Grating, Gates & Locks
Dinner Key Anchorage Project
Site Analysis
Zoning
Zoning
CS: Conservation
• An essentially natural state; only
activities which reinforce this
character; minimum development;
no negative effect to the
environment
PR: Parks, Recreation, & Open Space
• Public and private parks;
recreational, educational, cultural,
marina, entertainment, and
social/health related facilities;
public safety; and City of Miami
administrative facilities
• By Special Permit: performing arts
center, museum, art gallery, and
exhibition space which change the
character of an existing park;
conference facility; supporting
social and entertainment services
(restaurants, cafes, retailing)
Community Assets
Transit
Street Network
Scenic Transportation Corridor
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Intent: to preserve and
protect trees and other
significant environmental
features within the city
Requires all development
be consistent with the
preservation of trees
Vacant and undeveloped
property, property to be
redeveloped, public or
private rights-of-way
Boundaries: right-of-way,
established fronting yards,
significant natural features
not in right-if-way, areas
from which there is a
unique scenic view of water
bodies or historical
structures
Once designated, all
development activity or
removal of trees must be
reviewed by the
preservation officer
the missing link
Parking Locations
Open Space Network
Walking Distances
Pedestrian Experience
Path Disconnect
Waterfront Character
Ecological Connections - Distributions
Mangrove Distribution
Seagrass Distribution
National Parks Adjacent
"It is important to recognize the bay system for its richness. Seeing the larger ecological trends of mangroves and
seagrass distribution helps to do this. It would also help build justification for proposing mangrove restoration work
on the spoil islands. Being so close to the National Park also would help the spoil islands function as wildlife
stopover and corridor movement vs. being small disconnected islands" (Mark Reaves, Biologist)
Spoil Islands
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Spoil Islands
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Currently supporting a high density of non-native invasive
plant species such as Australian Pine and Brazilian Pepper
Providing suitable habitat for mangroves and tropical
hardwood hammock species
Seaward shorelines have been stabilized with riprap
There is a high potential for recreational uses
The island shorelines capture a high volume of human debris
Invasive Plants Established (Aussie Pine, etc)
Mangroves
Small and Large Debris
Spoil Islands - Restoration
Restoration Process Overview
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Initial Permitting
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Restoration Design Development
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Historical documents
Extensive field investigations
(biological, topographical,
hydrological, geo-technical, etc.)
Final Restoration Design
Cost Estimates
Final Permitting
Funding
Construction Contracts
Flora/Fauna Community Development
Managing Invasive Species
Regulations/Permits
Minimum permits required for construction activities in the Biscayne Bay
Aquatic Preserve:
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Federal
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State
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Federal Dredge and Fill Permit Program, (USACE, DEP)
NPDES Permit, (Section 403 CWA)
Environmental Resource Permit, (DEP, Watershed Management District)
Proprietary-Sovereign Submerged Lands, (DEP, Watershed Management District)
Authorization to Use State Owned Submerged Lands (DEP)
Mangrove Trimming and Alteration Permit (DEP)
Local
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Class I Permit (DERM)
Class III Permit (DERM)
Tree Removal Permit (DERM)
Area Details
Area Details
Upper Waterfront
South Bayshore Drive
McFarlane Road
Lower Waterfront
Peacock Park
Peacock Park History
Peacock Park Inn
1884
Peacock Park
1977
-The first non indigenous settlers to arrive in Miami settled in Coconut Grove, the oldest section of
what would become Miami, where fisherman from the Bahamas soon were joined by industrialists
from the north in 1870.
-1884 the Peacock Inn was built in Peacock Park which became the 1st hotel on the South Florida
mainland.
-Grapefruit plantations, Hayden Mango and the Trapp Avocado were developed in Coconut Grove.
Peacock Park - Activities
Picnic tables + NET office
Shuffleboard
Issues:
-Existing building has
limited active community
services
-Active recreational usage
of skate park interferes
with adjacent parcels of
church, school
Inline skating
-Boardwalk, shuffleboard
are in need of repair
Play area at adjacent
parcel of Church
Asphalt area, basketball
Baseball field+ open lawn
Performance area i.e. "Shakespeare in the Park"
Peacock Park - Circulation
Uncontrolled pedestrian +bike access
on sand surfaces
Uncontrolled car access and car circulation
on top of existing tree root system
Issues:
-No clear entrances into
Park
-Disconnection to Kenneth Meyer
Park, Library or Women's
Club
-No water access!
Boardwalk in disrepair, which
provided only water access on
site
-No continuous path connection,
parts of park (only shaded area)
are not accessible for wheelchair
users, strollers skaters etc.
-Uncontrolled car access for
festival activities on top of
existing tree root system
creates long term destruction on
200 year old trees
-No physical connection to The
Barnacle or spoil islands
Existing wall separates playgrounds
and disconnects the park
Boardwalk
in disrepair
only water
access
Peacock Park - Lighting/Seating
Issues:
Seating
-Not enough seating provided!
only one bench at the bus stop
along McFarlane Rd
-Up to five picnic tables in
peacock park which are not all
accessible for wheelchair users,
strollers, skaters etc.
-No seating is provided around
skate park, baseball field, or
along the waterfront
Lighting
-The park does not have enough
light fixtures to give a secure and
comfortable feeling at night. No
light fixtures in upper shaded
part of park. A series of newly
installed blue light fixtures along
existing path, which sometimes
face the wrong direction
-No consistent design of light
fixtures. Three different kinds
along McFarlane Rd. + blue lights
along path in Peacock Park +
spotlights of baseball field
Peacock Park - Green Analysis
Peacock Park has 4 green habitats:
- Hardwood Hammocks
(live oak, red maple, mahogany,
gumbo limbo, and cocoplum)
-Coconut Palm Trees
-Mangroves
-Lawn
Issues:
-Root system of Hardwood Hammocks
disturbed through uncontrolled car
traffic
-Mangroves block water views,
capture debris and smell but have an
important role in the ecological
marine system and are protected
Hardwood Hammock
-Palm trees do not provide shade but
offer aesthetic values
Lawn
Palm Trees
Mangroves
Pan Am Terminal History
Pan American Seaplane Base and
Terminal Building, built 1931 1938, Architects Delano & Aldrich
- Known as the "Air Gateway between the Americas" the Pan Am Seaplane Base and
Terminal Building at Dinner Key linked the United States with Latin America. At the time
of its construction the Art Deco style building was the largest and most modern marine air
terminal in the world.
- The famous Pan Am "Clipper" Flying Boats opened major trade and passenger routes and
made Miami a center of international air transportation.
Lower Waterfront - Circulation
Car access at Seminole
Ramp interferes with
pedestrian flow
No continuous pedestrian connections
and wide street lanes create insecure
waterfront access
Temporary fence
blocks pedestrian
connection
No continuous
sidewalk along the
waterfront
Pedestrian circulation over
parking lot – no sidewalk
No continuous
sidewalk along the
waterfront
Outdoor seating of
restaurant blocks
pedestrian connection
Lower Waterfront - Activities
Issues:
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8
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4
5
1. Coconut Grove Sail Club feels secluded and is
fenced in, not an inviting environment
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2. Physical public access to water only possible at
Seminole Boat Ramp
3. Few seating elements along waterfront, often with
parking lots behind
4. Majority of site is occupied by parking usage, very
little green space
5. City Hall feels secluded and fenced in
6. Expo Center in need of repair, takes up large
amount of space without offering any amenities
7. Grove Key Marina does not offer public walkway
along waterfront
8. Fresh Market does not address the waterfront or
offer outdoor seating space with views of the water
9. Shake A-Leg walkway is disconnected to public
water promenade by temporary construction fence
Lower Waterfront - Lighting/Seating
Issues:
-No continuous seating amenities offered along the waterfront, seating most of the time in places
with parking lots behind
-Dining tables block public water access
-Seating elements and lighting features do no have continuous design language, change from blue to
red at Grove Harbor Marina, some blue light fixtures point in wrong directions
Lower Waterfront - Green Analysis
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1
4
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4
2
2 Canopy Trees
Live Oak, Red Maple,
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3
3 Palm Trees
4 Lawn
2
Issues:
1 Mangroves
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3
4
-Mangroves block water views, capture debris and smell, but have an important role in the
ecological marine system and are protected
-Palm trees do not provide shade but offer aesthetic values
-Canopy trees in parking lot do not have ideal condition and show signs of drought and poor
maintenance
Upper Waterfront -
Activities
Issues:
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1. Access along waterfront stops at Monty's
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2. Private Yacht Clubs fenced in, secluded,
provide no public water access
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1
3. Parking lot feels private
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4. Poor location of benches and picnic
tables
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5. Existing boardwalk in disrepair, only
water access and water view in park
6. Mangroves block view and water access
Upper Waterfront -
Circulation
Surface of
waterfront access
changes from concrete
to wooden boardwalk
Biscayne Bay
Yacht Club
Montys
No sidewalk connection along
South Bayshore Drive
Coral Reef
Yacht Club
Kennedy Park
US Sailing
Center
Existing waterfront connection stops
Boardwalk
in disrepair
only water
access in
Kennedy Park
Upper Waterfront -
Issues:
Lighting/Seating
-No seating opportunities along South Bayshore Drive
-Seating elements in Kennedy Park need to be updated, replaced and placed better along pathway
-No light fixtures along walkway on South Bayshore Drive
-No light fixtures in Kennedy Park
-Some the existing blue light fixtures are poorly placed
Upper Waterfront -
Green Analysis
1 Mangroves
1
4
3
2 Canopy Trees
3
Live Oak, Red Maple,
3 Palm Trees
1
2
4 Lawn
1
Issues:
-Mangroves block water views, capture debris and smell, but have an important role in the
ecological marine system and are protected
-Palm trees do not provide shade but offer aesthetic values
-No continuous and recognizable planting scheme along waterfront
McFarlane Road- Existing Condition
Existing Condition
Issues:
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Currently McFarlane Road is a 7 lane road (4 driving lanes, 2 parking lanes, 1 turning lane)
No pedestrian-friendly crossing areas
No visible connection from Cocowalk to McFarlane Road
No pedestrian amenities along McFarlane (seating areas, restaurants)
No water views
Cars dominate the road
Existing sidewalk does not connect towards Kenneth Mayer Park
McFarlane Road
- Possible Design Solution
Proposed Condition
Possible Design Solutions:
- Reduce driving lanes to two lanes
- Turn McFarlane into pedestrian-oriented zone, like the "Ramblas", Barcelona or Lincoln Road, South Beach
- Provide amenities like restaurants, outdoor cafes, water + light features, shade + seating areas along
McFarlane Road
- Physically connect "Cocowalk" with McFarlane Road
- Create strong view corridor towards waterfront
- Pier extension of McFarlane creates physical access towards the water, allowing fishing, water taxi stop etc.
Lincoln Road, South Beach
The Ramblas, Barcelona
Lincoln Road, South Beach
South Bayshore Drive
- Existing Condition
Gateways into Park/Conflict Points
Existing Condition
Issues:
- Currently South Bayshore Drive is a 4 lane road with a pedestrian sidewalk on either side
- Green median feels disconnected to park and does not offer any amenities, seating etc.
- No pedestrian-friendly crossing areas are provided
- No traffic signal to coordinate pedestrian crossing
- No seating areas along South Bayshore Drive
- Bus stops are difficult to find and do not provide shelter
- Entrances to parking lots create a conflict with sidewalks along South Bayshore Drive
South Bayshore Drive
- Possible Design Solution
Proposed Condition
Possible Design Solutions:
- Reduce traffic lane to two lanes
- Turn other two lanes into pedestrian-oriented promenade and provide space for biking, skating, walking, jogging
- Integrate existing median into new park design
- Provide amenities like kiosks, light features, shade and seating areas along South Bayshore Drive
- Create secure pedestrian crossing areas at intersections
- Create strong view corridors towards waterfront
- Reduce existing car entrances to parking lots
Copacabana, Rio de Janeiro
Walking
Inline Skating, Biking
Horse Carriage
Market Analysis
Economic Objectives
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Conduct market/economic/financial analyses of various potential
waterfront uses that will:
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Identify appropriate park uses
Explore potential park enhancements that a provide a range of
activities
Serve community needs, existing and potential markets
Strengthen connectivity between commercial center and waterfront
Provide recommendations for potential revenues to support needed
capital investment and operating costs over time
Demographic Overview, 2005
2005
Bird Avenue
BirdGrove
East
Bird Avenue
BirdGrove
West
East
Grove
Grove
Center
North
Grove
South
Bayside
South
Grove
West
Grove
Population
4,011
1,438
1,398
1,315
1,462
827
3,079
3,428
Households
Demographic Characteristics
2,205
673
562
813
752
308
1,338
1,263
Average Household Size
1.8
2.1
2.4
1.6
1.9
2.7
2.3
2.7
Median Age
35
40
45
39
40
44
44
35
White
3,343
571
1,328
1,176
1,348
777
2,796
240
Black
306
785
12
46
35
21
182
3,067
American Indian, Eskimo
8
2
5
2
1
-
4
4
Asian or Pacific Islander
79
11
8
27
19
6
21
4
Race
Tw o Races
127
30
26
33
37
15
42
103
Ot her
148
38
19
31
22
7
34
10
Median Household Income
$60,388
$30,748
$108,695
$74,902
$75,468
$207,807
$123,801
$31,477
Average Household Income
$81,112
$45,039
$157,513
$131,183
$102,336
$275,878
$186,203
$45,524
934
197
457
463
494
275
1,125
457
42.3%
29.4%
81.2%
57.0%
65.8%
89.3%
84.1%
36.2%
1,271
475
106
350
257
33
213
805
57.7%
70.6%
18.8%
43.0%
34.2%
10.7%
15.9%
63.8%
2,205
673
562
813
752
308
1,338
1,263
Income Characteristics
Housing Characteristics
Ow ner-occupied Unit s
As % of Total
Rent er-occupied Units
As % of Total
Total Housing Unit s:
Source: ESRI Business Information Solutions; Economics Research Associates, December 2006.
Demographic Overview, 2010
2010
Bird Avenue
BirdGrove
East
BirdGrove
West
Bird Avenue
East
Grove
Grove
Center
North
Grove
South
Bayside
South
Grove
West
Grove
Population
4,376
1,531
1,508
1,452
1,556
879
3,314
3,683
Households
2,393
712
604
892
796
325
1,432
1,352
Average Household Size
1.8
2.2
2.4
1.6
1.9
2.7
2.3
2.7
Median Age
35
42
47
40
43
45
46
37
White
3,625
653
1,427
1,289
1,424
824
2,996
278
Black
321
782
12
48
36
23
196
3,263
Demographic Characteristics
Race
American Indian, Eskimo
8
2
5
3
1
-
4
5
Asian or Pacific Islander
92
12
9
34
22
7
25
5
Tw o Races
145
36
31
38
44
18
49
120
Ot her
185
46
24
41
29
7
43
12
Median Household Income
$79,782
$36,745
$128,829
$98,138
$94,054
$261,741
$155,990
$37,070
Average Household Income
$108,944
$52,408
$194,587
$178,716
$133,658
$370,920
$244,673
$55,660
941
196
492
509
518
292
1,214
507
39.3%
27.5%
81.4%
57.1%
65.0%
89.9%
84.8%
37.5%
1,452
516
112
383
278
33
218
844
60.7%
72.5%
18.6%
42.9%
35.0%
10.1%
15.2%
62.5%
2,393
712
604
892
796
325
1,432
1,352
Income Characteristics
Housing Characteristics
Ow ner-occupied Unit s
As % of Total
Rent er-occupied Units
As % of Total
Total Housing Unit s:
Source: ESRI Business Information Solutions; Economics Research Associates, December 2006.
Summary of Current
Revenue Generating Uses
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Leasehold use rents have increased 17 percent, from $1.3
million in 2001 to $2.9 million in 2005.
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Grove Harbor Marina/Fresh Market lease generated the highest
revenue in 2005 with $1.5 million.
Facilities net revenues (Dinner Key Marina and Coconut
Grove Expo Center) have increased from $1.5 million to
$2.3 million.
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Dinner Key Marina generated almost $2.5 million in revenues
in 2005.
Coconut Grove Expo Center continues to operate at a loss,
losing more than $100,000 in 2005.
Current Revenue Generating Uses
2001
Leasehold Rents
U.S. Sailing Center
Grove Key Marina
Grove Harbor Marina/Fresh Market
Monty's Restaurant
Shake-a-Leg, Miami, Inc.
Biscayne Bay Yacht Club
Chart House Restaurant
Coconut Grove Chamber of Commerce
Coral Reef Yacht Club
Coconut Grove Sailing Club
Subtotal - Leaseholds:
2002
2003
8,534
316,344
64,721
728,241
500
5,069
104,384
3,600
24,433
84,857
$ 1,340,684
2004
$
8,812
388,180
564,717
718,921
500
5,069
113,463
3,600
25,655
80,480
$ 1,909,397
2005
$
7,077
321,776
851,235
100
5,069
108,067
3,600
22,162
45,148
$ 1,364,236
$
7,720
327,891
601,689
500
5,069
117,961
2,700
23,270
52,199
$ 1,138,999
$
Facilities-Net Revenues
Dinner Key Marina
Coconut Grove Expo Center
Subtotal - Facilities:
$ 1,540,742
$
$ 1,540,742
$ 1,636,812
$
$ 1,636,812
$ 1,927,629 $ 2,209,931 $ 2,486,522
$
(94,326) $ (173,075) $ (129,184)
$ 1,833,303 $ 2,036,856 $ 2,357,338
10.0%
11.1%
8.9%
TOTAL - WATERFRONT REVENUES:
$ 2,904,977
$ 2,775,811
$ 3,173,987
12.8%
$ 3,946,253
$
9,016
382,383
1,537,304
778,285
500
5,069
121,644
3,600
26,938
88,485
$ 2,953,224
% CAGR
2001-2005
$ 5,310,562
Source: City of Miami Department of Public Facilities, Asset Management Division; City of Miami Department of
Planning; Economics Research Associates, March 2006.
5.0%
3.5%
187.5%
-1.8%
38.0%
0.0%
2.4%
0.0%
4.0%
14.4%
16.7%
Lease Expiration
Status of ERA Analysis by Component
•
Coconut Grove Expo Center:
–
–
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•
Mooring Fields:
–
–
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•
Lease abstracts under review
ERA analyzing other mooring facilities to determine relevant pricing
rates, operating costs/characteristics and management approaches.
Analyze proposed mooring fields, governance, current uses, costs,
revenues etc.
Dinner Key Marina
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Projected to close for public use on June 1, 2006
Not competitive with Miami Beach facility, operates at a deficit.
Potential for interim uses, but long term purpose and viability are yet
to be determined
ERA to provide recommended improvements (such as proposed Dock
Masters building and it’s relationship to moorings field).
Coconut Grove Sailing Club:
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ERA will analyze costs, revenues and operating characteristics
including required building maintenance costs, area upgrades and
improvements, and competitive position.
Status of ERA Analysis by Component
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Parking and Transportation
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Transportation sub-consultant will review study and recommended
uses to determine adequacy of existing and potential supply and
demand
Recommendations for projected parking revenues and appropriate
management approaches
Park Programming
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Goals and objectives include recommended uses that provide
improved connectivity, activation of public spaces and streets and
enhanced level of park amenities
Program will explore opportunities to create compatible venues for
events for enhanced public programs in the parks and serve as
potential source of revenue
Case Study: Pinellas County Parks
ERA has conducted thorough research on revenue generators for parks
across the United States. The following slides summarize that research
and focus on work conducted for Pinellas County, FL.
ERA analyzed revenue generation potential and the current
management structure associated with the following uses at a series of
County-owned and operated parks:
•Food and Beverage Concessions
(temporary/seasonal to permanent)
• Gift Shop Concessions
• Special Events/Rentals in County-owned facilities
Park Concessions - Trends Summary
An analysis of national contract concession agreements for food
service in public venues reveals the following:
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Operating terms:
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Capital investment requirements:
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Vary greatly by jurisdiction and required level of control.
Tenant fit-out solely the responsibility of the operator (less control/less
public investment).
Local jurisdiction provided facilities and equipment with concessioner
working under an operating contract (maximum control/highest public
investment).
Revenue splits:
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Generally five years with two- to five-year renewal options; terms
based on performance, operating standards and capital investment
made by the operator.
Usually based on annual license or rental fee, plus a percentage of
annual gross revenues.
Concession offerings:
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Range from snack food to full-service dining, gift and equipment rental
shops, and venues available for public events (picnics to parties).
Park Concessions – Trends Summary
•
In all cases, operators required to provide surety bonds, full
liability insurance, and meet minimum revenue and performance
standards.
•
Seasonal adjustments to operating hours allowed based on use
patterns, requests by the operators and jurisdiction approval
•
Among “lessons learned” from national examples, options to
extend operating agreements were based on performance and
revenues, and operator investment in improvements to public
property.
•
Concession operations in public venues are often independently
owned and operated, with few exceptions in unique locations
•
Market density can attract branded products (like Chart House
and Fresh Market) or national operators (usually for multiple
venues and facilities)
Park Retail Shop
An analysis of park gift shop operations in the southern U.S.
reveals the following:
• The park gift shop retail season:
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Sales volumes:
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Most active from October until the end of May, with March and
April having the highest sales.
For retail-oriented shops, sales increase over holiday periods
where gift shopping is traditionally strong. April tends to be
particularly strong due to partial-year residents preparing to
return home for the summer months.
Store concepts:
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Vary depending on park characteristics – activity-oriented
parks may sell more equipment and rentals/services; arts and
cultural park shops are more gift and book oriented
Park Special Events/Rentals
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Themed Festivals – permanent and temporary facilities
required
Weddings – Venue(s), permitting standards, costs and fees
Private “Life Cycle” Parties, including receptions,
graduation, family reunions, picnics, etc.
Cultural/Art Performances – Compatibility and facilities
required
Educational events
Catering facilities -- On grounds or off-site
Connections to Coconut Grove downtown
Suggested new activities and supporting facilities in park
Summary Concepts
Constraints
Opportunities
Next Steps
Next Steps
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Determine priorities for current and future uses
Recommend use mix, management approach and other
factors affecting implementation
Project sales/public revenues, operating costs and net
revenues by recommended use
Address parking needs, requirements and management
Prepare design alternatives
Solicit public input on design alternatives
Tell Us Your Priorities…