COCONUT GROVE WATERFRONT MASTER PLAN

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COCONUT GROVE WATERFRONT MASTER PLAN

COCONUT GROVE WATERFRONT MASTER PLANERA / Curtis Rogers / ConsulTech / Paul George Ph.D.


Agenda• City's Vision & Community Input• Parking Analysis• Traffic Analysis & Recommendations• Framework Concepts• Preliminary Concepts May 2006• Schemes– Regatta Park Scheme– Grove Gardens Scheme– Flying Clipper Scheme• Center Grove & Waterfront Market Strategy• Next Steps


CITY'S VISION &COMMUNITY INPUT


City's Vision & RequirementsVision for Coconut Grove's Waterfront• A coastal recreational park• Human scale• Public open space• Connectivity for the pedestrian realm• Waterfront promenades• Diverse open spaces• An active park• Sensitive environmental spoil island connections (real or visual)Requirements• A Plan that reflects the growth and desiresof the community• An overhaul of the mooring fields to comply withthe Federal Department of Environmental Protection• Spoil islands rehabilitation: cleaned of exotic plants, replanted withnative species and redesigned for public access- Coconut Grove Waterfront & Spoil IslandsRequest for Qualifications


Community Input2004 Peacock Park Charrette• Lead by Friends of Peacock Parkto develop a vision for thefuture of the Peacock Park• Charrette concepts:– Enhance landscaped openspaces– Minimal service parking only– Trim and "window" mangroves– Connection to spoil islands– Tie into local history– Redesign street frontage andarticulate entrances– Redesign and seek alternativeuses for Glass House– Outdoor cultural facility(amphitheater, waterfront plaza)– Hardcourts ok, no expansion


Community's Top Priorities (Dot Exercise)• Relocate City Hall, convertto Pan Am Museum• Keep the free anchorage• Shrimp boats should stay• Continuous baywalk fromPeacock to Kennedy• Open up views, removemangroves• No fuel dock• Maintenance plan• Center Grove/waterfront connection• Environmental restoration• Concert/movies in the park• Bike path• Spoil Island lookout & picnic areas• Narrow Bayshore to two lanes


PARKING ANALYSIS


Parking AnalysisPUBLIC PARKING1 Grove Lot 2980 McFarlane Rd. 802 Lot 6 3496 Main Hwy (PLAYHOUSE) 1573 Lot 67 NE Corner, Panamerican & S. Bayshore Dr 1494 Matilda Lot 3351 Matilda St. 335 Mayfair House 3000 Florida Ave. 2006 Lot # 71 2720 S. Bayshore Dr. 467 McFarlane Garage 2889 McFarlane Rd. 1808 PARKING METERS ON STREETS 4629 Lot 72 South Bayshore Dr. & Aviation Ave. 16810 Garage 8 2850 Oak Ave., Coconut Grove 40311 Cocowalk (Garage) 3015 Grand Ave. 84012 3138 Commodore Plaza On street 5013 Streets of Mayfair (Garage) 2911 Grand Ave. 80014 3433 Main HighWay 3433 Main Highway 1615 Main Highway Lot 3439 Main Highway 45SUB-TOTAL 3629PUBLIC PARKING WITHIN PRIVATE FACILITIES16 Grove Bank Lot 2701 S. Bayshore Dr. 30017 Florentino Shopping 3140 Grand Ave. 11018 Coconut Grove 3101 Grand Ave. 3019 Monty's 2550 S. Bayshore Dr. 5020 3110 Commodore Plaza 3110 Commodore Plaza 1521 Grand Bay Hotel 2669 S. Bayshore Dr. 4022 Ritz-Carlton Hotel 3300 SW 27th Ave. 14623 Residence Inn By Marriott 2853 Tigertail Ave. 14024 US Postal Lot 3191 Grand Ave 7025 Grove Key Marina 3385 Panamerican Dr. 6026 Yatch Harbor Condom 2901 S. Bayshore Dr. 8527 Grover Towers Condo 2843 S. Bayshore Dr. 5428 Mutiny Hotel 2951 S. Bayshore Dr. 23229 SBS Tower garage 2601 S. Bayshore Dr. 1064SUB-TOTAL 2396• Sufficient parking (over6500 spaces) within 5minute walk of waterfront– Approximately 3,500 publicspaces available– Over 2,000 spacesavailable in privatefacilities– Over 500 valet parkingspaces availableVALET ONLY30 Office in the Grove 2659 S. Bayshore Drive 2531 Grand Bay Plaza 2665 S. Bayshore Dr. 29632 Sonesta Grove Hotel 2889 McFarlane Rd. 180SUB-TOTAL 501Grand Total 6526


Existing Parking Locations3629 spaces in public lots2396 spaces in private lots501 valet parking spaces1185 reserved spaces7711 spaces within 5 minute walk of waterfront


Parking Strategy• Sufficient parking within 5 minute walk ofthe waterfront for all waterfront activities• Must balance desire for convenient parkingwith desire for park open space• Exploring capacity issues for Marina parking• Parking structure or landscaped surfacelots, if needed• Wrap parking structures with retail, whenpossible


TRAFFIC ANALYSIS &RECOMMENDATIONS


Traffic Analysis• Data indicates traffic in this sectionchanged little in past 6 years• At peak, excessive queue on McFarlane(Sonesta side) at Grand Avenue, butquickly clears• Feasible to convert existing 4-lane sectionof South Bayshore back to 2 lanes,assuming dedicated left turn lanes atmajor intersections and driveways• Not feasible to permanently close offMcFarlane Road from South Bayshore toGrand Avenue• Feasible to reduce McFarlane (St.Stephen's side) from 2 lanes to 1 laneSouth Bayshore DriveMcFarlane Road


South Bayshore Drive – North of Aviation AveEXISTINGPROPOSED


South Bayshore Drive – Aviation to McFarlaneEXISTINGPROPOSED


McFarlane Road – Commodore Bike TrailST. STEPHEN'SSONESTAEXISTINGPROPOSEDAs proposed by Commodore Bike Trail Plan


McFarlane Road – OptionST. STEPHEN'SSONESTAEXISTINGPROPOSEDCommodore Bike Trail diverted thru Peacock Park


FRAMEWORK CONCEPTS


Existing Waterfront Character


Walking DistancesFRESHMARKETCENTERGROVE5 MINUTESCOCONUT GROVESAILING CLUB


Framework PlanGreen the WaterfrontStrengthen Center GroveEnhance ConnectionsCapitalize on ViewsLengthen the Baywalk


PRELIMINARY SCHEMESMAY 2006


May - Scheme A


May - Scheme B


May - Scheme C1


May - Scheme C2


SCHEME OVERVIEWS


Yacht Clubs/Kennedy ParkCOMMODORE BIKE TRAILPEDESTRIAN PATHFUTURE BAYWALKBAYWALK


Picnic IslandsPICNIC ISLAND SHUTTLELOOKOUTTOWERBEACH &SWIMMINGAREA


IconsREGATTA PARK SCHEMELeast Amount of InterventionLeast Expensive Cost EstimateGROVE GARDENS SCHEMEModerate Amount of InterventionMore Expensive Cost EstimateFLYING CLIPPER SCHEMEMost Amount of InterventionMost Expensive Cost Estimate


REGATTA PARK SCHEME


Regatta Park SchemeFUTURE BAYWALKSAILINGCENTERBAYWALKBOATRAMPDOCKMASTERRESTAURANTPICNIC ISLANDSHUTTLELOOKOUTBEACH/SWIMMINGAREA


Regatta Park Perspective


Peacock ParkTOT LOTCOMMUNITYCENTERTHEBARNACLENATURALAMPHITHEATER


Myers ParkBOAT RAMPMCFARLANEPLAZASAILINGCENTERBAYWALKMARYSTREETPIERDINGHYDOCKWATERSPORTRENTALSSHUTTLELAUNCH


McFarlane Plaza


Pan Am ParkHISTORICTRELLISLAUNCH/PUMPOUTDOCKMASTERMARINADROP-OFF


Pan Am Hangar DistrictPARKINGGARDENBAYWALKRESTAURANT


Parking By Users160 City Hall/Weekend314 Marina + Drop-Off120 Public On-Street55 Public/Restaurant in Lot18 Sailing Center47 Boat Trailer714 Proposed SpacesShort TermMarina SpacesExisting 1060 (Expo 385)


GROVE GARDENS SCHEME


Grove Gardens SchemeBAYWALKFISHPIERSAILINGCENTERGREATLAWNCAFEMARITIME/CULTURALCENTERPARKINGGARAGEDOCKMASTERBOATRAMPRESTAURANTPICNIC ISLANDSHUTTLEFUTUREBAYWALKLOOKOUTBEACH/SWIMMINGAREA


Grove Gardens Perspective


Myers ParkFOUNTAINMARYSTREETPIERSAILINGCENTERBAYWALKFISHPIERMCFARLANEPLAZAWATERSPORTRENTALSSHUTTLELAUNCH


27 th Avenue Pier


Pan Am ParkCAFEGREATLAWNMARITIME/CULTURALCENTERLAUNCH/PUMP-OUTDOCKMASTERSMARINADROP-OFF


Pan Am Hangar DistrictTRAILERPARKINGBOATRAMPPARKINGGARAGEBAYWALKSHRIMPERSRESTAURANTSHUTTLE STOP


FLYING CLIPPER SCHEME


Flying Clipper SchemeBOATRAMPCOFFEEHOUSESAILINGCENTERMARITIME/CULTURALCENTERPARKINGGARAGERESTAURANTFUTUREBAYWALKBAYWALKFISH PIERDOCKMASTERLOOKOUTISLAND SHUTTLEBEACH/SWIMMINGAREA


Flying Clipper Perspective


Peacock ParkCOMMODOREBIKE TRAILTOT LOTCOFFEE SHOPTHEBARNACLE


Myers ParkSAILING CENTERPIERSHUTTLELAUNCH


Baywalk


Pan Am ParkPARKINGGARAGE/RETAILMARITIME/CULTURALCENTERAMPHITHEATERFOUNTAINS/REFLECTINGPOOLLAUNCH/PUMP-OUTDOCKMASTERSCITY HALLPLAZAMARINADROP-OFF


Pan Am Hangar DistrictBOAT RAMPCHANDLERYPARKINGGARAGE/RETAILRECREATIONCENTERRESTAURANTSHRIMPERSFISHPIER


Parking By Users160 City Hall/Weekend314 Marina + Drop-Off90 Public On-Street356 Public/Restaurant200 Cultural Center36 Sailing Center75 Boat Trailer1231 Proposed SpacesShort TermMarina SpacesExisting 1060 (Expo 385)


CENTER GROVE & WATERFRONTMARKET POTENTIALS


Why an Economic & Market Analysis?• Explore park enhancements providingrecreational, cultural,contemplative/active, group/individual,commercial activities• Serve community needs, existing &potential markets seeking waterfrontamenities• Explore potential revenues to City to coverneeded capital investment &operating/maintenance costs• Determine competitive economic positionof Center Grove• Identify appropriate businessenhancement strategies for Center Grove


Market Potentials 2010Center Grove• Office: 75,000 to 100,000 SF = 500+ new employees• Hotel: gains in office employment & new visitors necessaryto reach 70% new construction threshold• Retail: data (sales, achieved rents) unavailable to fullyunderstand market potentials• Retail merchandising strategy depends on specific futureplans for Cocowalk/Mayfair, availability of key potential infillsites• Local resident & office markets are not sufficient to carry500,000 SF of retail space: requires regional market draw• If sales/rent relationship unbalanced, CG risks losinglocal/regional retailersWaterfront• Marinas: full capacity and strong demand• Food Service: 4,000 to 7,000 SF throughout plan


Key Issues Affecting Waterfront Plan• Project phasing & funding availability• Sources of funding for capital investment &operating/maintenance costs• Future of Cocowalk & Mayfair redevelopment, CG Playhousesite, redevelopment of other infill sites• Retention & enhancement of existing local tenants mayrequire policy and/or financial incentives• BIC/BID to enhance & expand management, programming& marketing• Future of Expo Center site• Balance between water-based and landside uses• Additional waterfront events/regattas increase publicparticipation, parking & programming/managementresponsibilities• Proposed maritime/cultural center


NEXT STEPS


Next Steps• Public Dialogue• Develop a Preferred Alternative• Phasing and Implementation Strategy• Review with City Planning• Present Preferred Plan to Public• Approval of the Final Master Plan


COCONUT GROVE WATERFRONT MASTER PLAN

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