Planning Board Staff Report



Miami Shores Village Town Hall  Council Chambers  10050 NE 2nd Avenue  Miami Shores

Hearing Date

April 26, 2012

Meeting Time

7:00 P.M.

File Number


Folio Number



Barry University C/O Bruce Edward, 11300 N Miami Avenue, Miami Shores FL 33161





Property Address

11300 N Miami Avenue

Legal Description

36 52 41 38.80 AC M/L SW1/4 OF NE1/4 LESS E40FT LOT SIZE IRREGULAR

Property Size-Sq Ft

38.78 ACRES

Building Adjusted Sq Ft


Flood Zone





Future Land Use Designation


Existing Use


Comprehensive Plan Consistency


Existing Structure

N/A-story; N/A bed/ N/A bath

Year Built




Pursuant to Articles IV, V and IV of Appendix A Zoning, Special Approvals. University Parking Master Plan.

Action Required

Approve, Approve with Conditions, or Deny the application

Other Required Approvals

Village Building Permits


Staff Report

David A. Dacquisto AICP, Director, Planning and Zoning

Report Date

April 10, 2012





On October 4, 2011, the Village Council approved an amendment to the Miami Shores Code of Ordinances to allow the Planning Board to approve a university’s, University Parking Master Plan to govern parking and parking requirements for that university.


Barry University has submitted a University Parking Master Plan to govern parking and parking requirements for Barry University.


Existing parking lots are identified on Table 1 below as Lots A through Q. In addition to the 2685 existing parking, 61 parking spaces were added to Lot N and an additional 72 are under construction for a total of 2,818 parking spaces on campus.


Lot Q is currently used for parking only on Tuesdays.


Barry University Parking Master Plan Page 4


Barry University Parking Master Plan Page 9


The study identified 2,818 Parking spaces on campus. Traf Tech estimated an actual parking demand of 2,179 after factoring in the anticipated growth to fall 2012, leaving a surplus of 639 parking spaces.



Barry University Parking Master Plan Page 10


Table 3 indicates the estimated parking requirement at preferred full build out during the 5 year scope of the plan and projects a surplus of 488 parking spaces.




The Barry University Parking Master Plan by Traf Tech Engineering, Inc. was independently evaluated by Glen Hanks Consulting Engineers, Inc.


Barry University will provide 2,818 parking spaces on campus including the outer parking lots.


The independent evaluation looked at the study and conclusions of Traf Tech. The independent review agrees that there is sufficient parking on campus to meet current demand and to accommodate the Phase 1 expansion of Barry University. The independent evaluation estimated that at build out of Phase 1, the university would require 2,723 parking spaces based on an estimated population at build out that looks at the most conservative estimate (highest projected population therefore highest projected parking demand). Both analyses estimate a surplus of parking spaces at Phase 1 build out. Traf Tech estimates a surplus of 488 parking spaces and Glen Hanks estimates a surplus of 95 parking spaces.


Both projections are based on industry standards with Glen Hanks relying more on university population and Traf Tech looking at parking demand based on use as is done with the current Miami Shores code.


There are 2,818 parking spaces on campus. The estimated parking surplus ranges from 488 parking spaces to 95 parking spaces. The geometric mean of 488 and 95 is 215 surplus parking spaces (geographic mean creates an average calculated from data derived from separate sources).


Both engineers agree there are sufficient parking spaces on campus to complete Phase 1.


Lot Q is not needed for required parking under the Taf Tech analysis. Lot Q must be utilized for required parking using the Glen Hanks analysis or the geographic mean.



Current parking requirements:

Appendix B Table 2 Page 10




Estimated parking demand based on ITE data:


Appendix B Table 3 Page 11




Appendix B Table 3b Page 11




.Appendix A Barry University Master Plan (Phase 1)





Condition #4 is an option if the board determines that the Glen Hanks consulting engineers, Inc. report or the geometric mean more accurately reflects parking demand and Phase 1 cannot be completed without utilizing Lot Q for daily parking.


In acting on a special approval, the Planning Board must make a finding that the proposed improvements are harmonious with the community, as required in Articles V and VI of Appendix A Zoning of the Code of Ordinances, and, in that regard, may add further conditions or delete or modify staff recommended conditions, deny the application, or continue the item for future consideration.


Planning and Zoning staff recommends APPROVAL of the special approval for the Barry University, University Parking Master Plan with a finding that it is consistent with the technical provisions of the Code.


Should the board find that the applicant merits approval, staff recommends that the following conditions apply:


1)      Approval is for the Barry University, University Parking Master Plan dated March 2012 to establish the parking requirement and parking status for Barry University.

2)      Notwithstanding anything to the contrary contained in the Miami Shores Land Development and Zoning Code, and in the schedule and zoning map which form a part thereof, the Barry University, University Parking Master Plan dated March 2012 shall establish the parking requirements for Barry University from April 2012 to April 2017, except as amended by the Planning Board as per the site plan process.

3)      The parking demand for Phase 2 development and beyond will be evaluated based on a new/revised Barry University Parking Master Plan that recalculates parking demand and the parking requirement for the university as a whole.


4)      Lot Q to be open daily for parking immediately following build out of Phase 1.