Attachment - 2 Parking Study
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August 28, 2017
Revised: October 3, 2017
Revised: October 16, 2017
Ms. Jane Tompkins
Planning Director
City of South Miami
6130 Sunset Drive
South Miami, FL 33143
Re: Shops at Sunset Place Parking Study - #16120
Dear Ms. Tompkins:
David Plummer & Associates (DPA) conducted a parking analysis for the proposed renovation of the
Shops at Sunset Place (the “Shops”). The Shops is primarily a retail development that is located at 5701
Sunset Drive within the City of South Miami (the “City”), which currently consists of 430,918 SF of
retail space, 15,000 SF of office space, a 4,000-seat theater (93,262 SF), and 40 condo/residential units.
The owner of the Shops proposes to transform the existing shopping center into a lively mixed-use, urban
district featuring the addition of a substantial residential component, and a hotel. The existing and
proposed development plans are summarized below:
Land Use Existing Development Proposed Development
Shopping Center 524,180 SF 440,149 SF
(Including a 4,000-seat theater) (Including a 4,000-seat theater)
Office 15,000 SF 32,840 SF
Condominium 40 DUs 40 DUs
Apartment - 414 DUs
Hotel - 182 Rooms
As part of the parking analysis, a parking occupancy was conducted to estimate the actual parking rate
for the existing retail center. Monthly parking revenue data (Oct 2015 – July 2016) was provided by the
parking operator to determine the months with the highest revenue, hence the highest parking occupancy.
Based on the data, January and July represented the two months with the highest parking utilization rate.
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Based on the same data, it was determined that Saturday was the peak day for parking utilization.
Therefore, a parking occupancy analysis was conducted (by the hour) for two Saturdays in January and
two Saturdays in July (see Attachment A). Exhibit 1 shows the peak parking occupancy results.
Exhibit 1
Parking Occupancy
The results of the parking occupancy shows that the highest parking accumulation occurs at 8:00 pm on
a given Saturday for both January and July. The average parking accumulation from the two peak
months was used to calculate the existing parking rate for the shops. At the time of the parking
accumulation analysis, the shops was approximately 85% occupied. Therefore the actual parking rate
was calculated as follows:
524,180 SF * (85%) / 1,281 parking spaces = 1 parking space per 348 SF
Based on the calculated parking rate, the proposed shopping center will require a total of 1,205 parking
spaces to satisfy their demand at peak times at a conservative 95% occupancy. Based on this calculation,
the retail center (retail, restaurant and commercial uses) will require 1 parking space per every 615 SF
1/2/20161/9/20167/23/20167/30/2016 January
Average
July
Average AVERAGE
6:00 PM1,1771,1609519691,1699601,064
7:00 PM1,3461,3091,0341,0971,3281,0661,197
8:00 PM1,4221,3701,1601,1731,3961,167 1,281
9:00 PM1,4001,3481,1311,1861,3741,1591,266
10:00 PM1,1961,2371,0201,0781,2171,0491,133
Time
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and the movie theater 1 parking space per every 6 seats. These parking rates are consistent with the City
code under Section 20-12.12(C).
Parking demand for the residential, office and hotel uses were calculated based on the unadjusted rates
established in the City land development code and applying a 20% parking reduction as allowed in the
City code under Section 20-12.12(D). Exhibit 2 shows the results of parking calculations for all the
proposed uses at the Shops of Sunset Place.
The results of the parking analysis show that the number of parking spaces required to satisfy the demand
during peak conditions for the redevelopment of the shops is 2,162 spaces. The site is currently
proposing a total of 2,369 spaces. This represents a surplus of 207 parking spaces. Should you have
any questions, please call me at (305) 447-0900.
Sincerely,
Juan Espinosa, PE
Vice President - Transportation
cc: File, Tim Plummer, Jeff Bass, George Spillis
w:\16\16120\parking analysis\oct 2017 downtown somi\parking study-let_4k seats_10_16_2017.docx
Shops at Sunset Place
Downtown SoMi Parking Analysis
Proposed Land Uses with Downtown SoMi Parking Requirements
Commercial at 95% Occupancy
General Retail173,198 SF 1 per 615 SF 282 N/A 282
Department Store47,891 SF 1 per 615 SF 78 N/A 78
FIB43,368 SF1 per 615 SF 71 N/A 71
Light FIB18,126 SF 1 per 615 SF 30 N/A 30
Gym46,959 SF 1 per 615 SF 77 N/A 77
Theater4,000 seats88,599 SF 1 per 6 seats 667 N/A 667
Total Retail 418,142 SF 1,205 1,205
Residential
Phase II100%414 units
Studio 3%13 units 1.5 per unit20 20%16
1 Bedroom 55%228 units 2 per unit 45620%365
2 Bedroom 37%153 units 2 per unit 30620%245
3 Bedroom 5%20 units 2 per unit 4020%32
Existing Residential 0 40 units 1.5 per unit60 20%48
Visitors****N/A 000
Total Residential454 units 706
Hotel
Hotel182 rooms 1 per room 18220%146
Total Hotel 146
Total Office 32,840 SF 1 per 250 SF 13220%106
Grand Total 2,162
Ground Tier2424
P1 Tier204-3201
Second Tier237-3234
Third Tier234-3231
Fourth Tier238-3235
Fifth Tier237-3234
Sixth Tier239-7232
Seventh Tier239-3236
Roof Tier3838
Existing Garage Total1690-251665
Additional Garage Level #1239-3236
Additional Garage Level #2239-3236
Parking Garage Phase II Sub Grade216216
Total New Supply694-6688
On Street Supply***1616
Total Proposed Parking Supply2,400-312,3692,162+207
**** The project is not proposing additional parking for visitors. Visitors will share existing parking supply.
Parking Rate
Net Areas by UseUnits
** TOD Parking Reduction only applied to Residential, Office and Hotel uses.
*loss of spaces from new elevator, proposed parking gates
Seats/Unit
Mix
Net Areas by Use Seats/Unit
Mix Units Unadjusted Parking
Requirement
TOD
Reduction***
Exhibit 2
*** 12 existing on-street parking spaces on Sunset Drive and 4 proposed on-street parking spaces on Red Road.
Parking
Requirement
Proposed SSP Parking SupplyProvided+/-*AdjustedDemandDifference
Parking
Requirement
Unadjusted Parking
Requirement
TOD
ReductionParking Rate
David Plummer Associates, Inc.#16120October 13, 2017
Attachment A
Month Transient
Revenue
Tickets
Processed
Oct-15$210,46870,845
Nov-15$209,22569,680
Dec-15$233,44498,042
Jan-16$238,033105,799
Feb-16$182,12083,215
Mar-16$202,52588,553
Apr-16$170,04972,850
May-16$193,94187,947
Jun-16$212,84398,274
Jul-16$230,659100,985
TimeTime
6:00 PM6:00 PM
7:00 PM7:00 PM
8:00 PM8:00 PM
9:00 PM9:00 PM
10:00 PM10:00 PM
TimeTime
6:00 PM6:00 PM
7:00 PM7:00 PM
8:00 PM8:00 PM
9:00 PM9:00 PM
10:00 PM10:00 PM
Source: LAZ Parking
1,186
1,078
Sunset Place
Parking Occupancy Analysis
951
1,034
1,160
1,131
1,020
Saturday, July 30, 2016
Peak Occupancy
969
1,097
1,173
1,309
1,370
1,348
1,237
Saturday, July 23, 2016
Peak Occupancy
Saturday, January 2, 2016Saturday, January 9, 2016
Peak Occupancy
1,177
1,196
1,400
1,422
1,346
Peak Occupancy
1,160