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HomeMy WebLinkAboutR-2014-073 - Approved Alternate Parking Standard for the Design Center of the Americas (DCOTA) located at 1855 Griffin Road RESOLUTION NO. 2014-073 A RESOLUTION OF THE CITY COMMISSION OF THE CITY OF DANIA BEACH, FLORIDA, APPROVING AN ALTERNATE PARKING STANDARD FOR SHOWROOM USES (APPLICATION NO. OT-079-14), SUBMITTED BY JEFF FALKANGER ON BEHALF OF COHEN BROTHERS REALTY, FOR PROPERTY LOCATED AT 1855 GRIFFIN ROAD(THE"DESIGN CENTER OF THE AMERICAS"OR"DCOTA"CENTER)IN THE CITY OF DANIA BEACH, FLORIDA; PROVIDING FOR CONFLICTS; FURTHER, PROVIDING FOR AN EFFECTIVE DATE. WHEREAS,Section 265.60 of the Dania Beach Land Development Code("LDC"),allows the City Commission to consider alternate parking standards for developments; and WHEREAS, Jeff Falkanger, on behalf of Cohen Brothers Realty (the "Applicant") is requesting to modify the Code requirements for showroom parking which require one (1)parking space per every five hundred (500) square feet, to one (1) parking space per every one thousand (1,000) square feet for property located 1855 Griffm Road, known as the Design Center of the Americas (DCOTA); and WHEREAS, the site is currently being occupied by 218,636 sq. ft. of showroom space, 124,955 sq.ft.of office space,and ancillary restaurant and 437,209 sq.ft.of vacant tenant space;and WHEREAS,the applicant submitted a parking study with vehicular data as justification for the request, which showed different peak times for the office and showroom uses which also indicated that at showroom peak time, only half of the parking spaces devoted to showroom are being utilized(see exhibit`B"); and WHEREAS,with the proposed alternate parking ratio(1/1,000),the parking requirements for the existing showroom would be reduced from 438 spaces to a total of 256 parking spaces; and WHEREAS,requirements and ratios for all other uses will remain unchanged; and WHEREAS,the City Commission conducted a duly noticed public hearing in accordance with Article 610 of the LDC; NOW,THEREFORE,BE IT RESOLVED BY THE CITY COMMISSION OF THE CITY OF DANIA BEACH,FLORIDA: Section 1. That that certain application (OT-079-14), for use of an alternate parking standard, a copy of which is attached as composite Exhibit "A", and is made a part of and incorporated into this Resolution by this reference,is approved;all prior approval conditions remain applicable. Section 2. That all resolutions or parts of resolutions in conflict with this Resolution are repealed to the extent of such conflict. Section 3. Issuance of a development permit by a municipality does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the municipality for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law. Section 4. That this Resolution shall be in force and take effect immediately upon its passage and adoption. PASSED AND ADOPTED Septem 2014. Ag-S FI> ATTEST: m�o� — o� LOUISE STILSON, CMC WAAffk B. DUKE, III CITY CLERK Sao , MAYOR APPROVED AS FORM AND CORRECTNESS: /�A MAS J S RO CI ATT RNEY 2 RESOLUTION#2014-073 CITY OF DANIA BEACH COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT DATE: September 9, 2014 TO: Robert Baldwin, City Manager VIA: Marc LaFerrier, AICP, Directo FROM: Mariluz Maldonado, City P '-4M.`MA. Corinne Lajoie, AICP, LEED Green Associate, Principal PlannercV116t - SUBJECT: OT-079-14 - The applicant, Jeff Falkanger on behalf of the property owner, Cohen Brothers Realty, is requesting alternate parking standards for showroom uses located at 1855 Griffin Road (Design Center of the Americas-DCOTA). REQUEST To allow the parking requirement ratio for showroom space to be based on one (1) parking space per every one-thousand (1,000) square feet, instead of one (1) per every five-hundred (500) square feet per Code Section 265.50. PROPERTY INFORMATION EXISTING ZONING: General Commercial District (C-4) LAND USE DESIGNATION: Commercial The subject property is located east of 1-95, north of NW 2"d Street, south of Griffin and west of Old Griffin Road. Back in 2012, the applicant obtained approval of a plat note change that would allow the construction of 620,000 square feet of showroom and 380,000 square feet of office/educational use. Today, the site contains three, four-story buildings with 781,000 square feet total and 1,111 parking spaces. Also, it contains an ancillary restaurant use that was not accounted for in the parking calculations because it primarily serves the existing tenants. The applicant has submitted a request to reduce the parking ratio for the showroom from 1:500, which is required for showrooms associated with furniture, large appliances or decorators, to 1:1,000. A parking study with vehicular data was supplied by the applicant as justification for the request. (See attached) The following table contains a list of the existing uses and the parking requirements based on today's Code: Square footage and use Code Total Proposed Total required required required parking ratio parking parking parking spaces with ratio spaces new ratio 218,636 sq. ft. of showroom 1/500 sq. ft. 438 1/1,000 sq. ft. 219 124,955 sq. ft. of office 1/300 sq. ft. 417 Not changed 417 (88,055 sq. ft. of existing and 36,900 sq. ft. of proposed office 437,209 sq. ft. of vacant Not Not Not identified Not identified space identified at identified at this time at this time this time at this time Total square footage: Total Total 781,000 required: required: 636 866 With the proposed al#emate parking ratio, the parking Code requirements for showroom would be reduced from 438 to a total of 219 parking spaces. All other requirements and ratios for all other uses will remain the same. The applicant makes the following justification as enclosed in the application package containing the Engineering Traffic Study and analysis of the proposed alternative parking standard: 1. Office parking generally occurs between the hours of 8:00 a.m. and 9:00 a.m. This is confirmed by the large number of occupied parking spaces in zone 1 (nearest the occupied office space) at 9:00 a.m. 2. Showroom parking generally occurs between 9:00 a.m. and 10:00 a.m. This is confirmed by the large increase by the in occupied spaces in zones 2&3 (see attached plans) at the 11:30 a.m. occupied parking space count. 3. Showroom peak time is around 11:30 a.m. where additional 130-172 parking spaces are occupied. 4. At no time during the study (see parking chart) did the total number of occupied parking spaces exceed 406 spaces. 5. Even at showroom peak time, only Y2 of the parking spaces devoted to showroom are being utilized. Section 265-60 (D) allows the City Commission to review and approve alternative parking standards. Staff is in support of this request. STAFF RECOMMENDATION Approve to change the showroom parking standards to 1 parking space required to per 1,000 square feet of showroom area. AU6 I Z 2614 City of Dania Beach, Florida artment of Community Development plane ng Planning and Zoning Division P ®i„' (954)924-6803 X3643 ®e (954)922-2687 Fax Standard Development Application ❑ Administrative Variance ❑ land Use Amendment ❑ Plat ❑ Rezoning Date Rec'd• ❑ Site Plan ❑ Special Exception Petition No.: ❑ Variance SIyrlDAV-p other:ALTLsINATE ARM616. SEEAPPLIGTION MPEWHEDULEONPAGES3&4) THIS APPLICATION WILL NOT BE ACCEPTED UNTIL IT IS COMPLETE AND SUBMITTED WITH ALL NECESARRY DOCUMENTS. Refer to the application type at the top of this form and "Required Documentation"checklist to determine the supplemental documents required with each application. For after the fact applications, the responsible contractor of record shall be present at the board hearing. Their failure to attend may impact upon the disposition of your application. As always,the applicant or their authorized legal agent must be present at all meetings. All projects must also obtain a building permit from the City Building Division. For more Information please reference the Dania Beach Land Development Code Part 6,Development Review Procedures and Requirements. Location Address: )850S �'�l'� (�l ROAD Lot(s): A L Block: Subdivision: V6614N C115-14TIM OF T K hIM19 rA's )19 32 13 Recorded Plat Name: Dugr'61 �Mrr-.P- eF' riiG /4uhemc45 5042 33 58 0010 r K Folio Number(s): r,,¢2-34 :S it 00 a— Legal Description: QArZtxL -A FM Aff n395 Applicant/(isui)Legal Representative(drdeone) JEFF PALKhN6EF_ Address of Applicant: 88 8 '5. A-1lprZ Lug AVE . FC LIU P9WALJS ,FL. 93alp Business Telephone( 6+ 91; Home: (%4,)0')-9* 12 Fax: NO /64-9627 E-mail address: J 'A UCAM 62ER 12�t6-Tl Y f}24H . QD*1 ��pp Name of Property Owner: DEl31G>� s�R of VF A0W4 CAro�DCv �w.. GD.t-T� P RTxm Address of Property Owner: 150 LAS>V)N.GTOH 'AV 6 rQ 1 E&V N GGt' t y (QO M Business Telephone: 2 638-J&V Home: 1 Fax: ��1oZ�t33c�3 �t 318 Explanation of Request: 12fJO[2OS' �. -AN L"�Ef��{a_11= i?X;tM(. 4&KOAt2fJ For Plats please provide proposed Plat Name for Variances please attach Crrterfa Sfttement as per Section 625.40 of the Land Development Code. Q Prop. Net Acreage: 9)•4, Groos��s++Acreage: 9).+ Prop. Square Footage: �© � Q f�(� Existing Use: 5R0WQoew1. ) OT-ticz Proposed Use: 6Hku 20Dw1 /&PCICIC 1 of 4 Is property owned individually, by a corporation, association, or a joint venture? AUTHORIZED REMMff[A= I/we are fully aware of the request being made to the Cry of Oarda Beach.If I/We are unable to be present,I/we hereby authorise krr US MAN (individual/firm) to represent me/us in all rmi M i related to this application. I/we hereby adawwhndge that the applicable The was esbdMshed to offset administrative costs and is not refureable. I/we are fully aware that all approvals automatically expire within 12 months of CRY of Dania Beach Planning and Zoning Board or City Commission approval,or pursuant to the expiration tnuframe listed in Part 6 of the Dania Beady Land Coda STATE OF FLORIDA COUNTY OF BROWARD The insbument (Owner/Agent ) was ackn BEFORE ME THIS �h DAY OF 20_L�L_ Br- (Print name I person admaiwi Will -g) (]pint owner signature if applicable) 0- MAMLINE C.CrrRONE ( re of Public—State of Notary PubliO,State of NewYock No.01 MA6030446 / QuaUfied In Westchester 13 7 Personail�1 known ✓ or Produced Id tion Commisslon Expires Sept. Type of produced: or Drivers License *If joint ownership, both parties mug A". If parbm*Mp, corporation or assodation,an authorized officer must sign on behiallf of the group. A notarized lOtte ir of authorization from the owner of record must accompany the application if an authorized agent sWns f r the s . NOAPPUCA77ON N'IILL RE AUYVM 77MLLYSQHEDI/LED FOR A MEEIIMM ALL APPUMTZONB ML49TAFVETFRMI/YED CDMPLETEBYSTAFF BEFORE PROiCESUM OCWRA 2014 ZONEC J ZONE9 II 1815 OFFICE BURDIFIC 0 1 DESIGN CENTER OF 1 e O I THE AMERICAS 1 ewunac 1 eur�JJce 1 ewowc� O I]Ullkl I'll I ZONE A 1815 OFFICE BUILDING PARKING SITE PLAN sl EXISTING PARKING_ r \. DESIGN CENTER OF THE AMERICAS (DCOTA) - . _■ Documentation for Alternate Parking Standard Parking Study Prepared by: FSMY ARCHITECTS June 2014 INTRODUCTION For the past five years, there has been zero demand for new showroom space. Numerous tenants have left the facility while others have "downsized" to smaller spaces within DCOTA. The showroom marketplace has changed dramatically with the advent of the internet and the rise of Miami Design District. Design Center of the Americas (DCOTA) is an existing 781,000 s.f., four story facility of furniture and furnishing showrooms located at 1855 - 1875 Griffin Road, Dania, Florida. The approved master plan for the project allowed for a total showroom area of 1,000,000 s.f. Several years ago,the plat note for the property was changed and amended to read: 620,000 s.f. of showroom uses and 380,000 s.f. of office/educational uses. It has become apparent that the current parking requirement for the showrooms in DCOTA is much more than what is actually required. This parking study addresses the current parking conditions and provides a basis for an alternate parking standard to be applied to the DCOTA property. This study is divided into Twelve sections listed below: 1. Existing Conditions 2. Overall Site Plan (Existing Parking) 3. Overall Site Plan (Parking Expansion Potential) 4. City of Dania Beach Current Parking Requirements for Showroom -Sec. 265-50(D)#34 and Office-Sec. 265-50(D)#45 5. City of Dania Beach Alternate Parking Standards(Sec. 265-60) 6. Occupied Showroom Locations First Floor Plan Second Floor Plan Third Floor Plan Fourth Floor Plan 7. Occupied Office Locations Third Floor Fourth Floor 8. Occupied Showroom &Office Square Footages 9. Parking Zones 10. Parking Counts by Zones 11. Conclusions 12. Traffic Engineer's Review Letter EXISTING CONDITIONS The DCOTA facility is located on 31.4 acres and contains 1,124 existing parking spaces. In addition, included in the 31.4 acres, there is vacant area to add an additional 241 surface parking spaces. The original site plan approved by the city provided 1 (one) parking space for each 667 s.f. of showroom space. As of February 24, 2014,the DCOTA building contained the following: • 219,440 s.f.of occupied showroom space • 79,955 s.f.of occupied office space • 481,605 s.f. is currently unoccupied 781,000 s.f. gross building area 07 ED u Im 0 Va LLO V zz �9 cc scc :. w :. u LL O h 0 V J - L.L I V U w v O w Z O N ow E? Q *�+ �~ CL n LU U z n LU o Z J 0 Lu a CO zO co 0 WLL CL 00 0 0 O o Q J Z 0 0 0 0 0 °' CLi W Q (� N 0 1 0 CO Q ,rr Q Z LL1 LIJ az z tj� o LLJ zQ qp a ❑ wW � o � Z Zo as O 0� " I Z iz aW wQ �= U N N O City of Dania Beach — Code of Ordinances Sec 265-50—Off-Street Parking Required; On-Street Parking Credit (A) (Accessory Off-Street Parking.) Accessory off-street parking spaces shall be provided for all uses of land, building and structure in accordance with this section. (B) (Handicap-Accessible Parking.) Handicap-accessible parking shall be provided in the quantity and location required in subsection 11-4.1.2 of the building code. (C) On-Street Parking. Wherever the city commission constructs or authorizes the construction of on-street parking spaces adjacent to a lot, the on-street spaces shall count toward the off- street parking requirement for said lot. An on-street parking space that overlaps the street frontage of two lots shall count toward the required off-street parking for a lot if at least fifty (50) percent of the parking space is situated along the street frontage for two lots, the space shall count toward the off-street parking requirement of both lots. The on-street parking space shall be for public use and shall not be reserved for private use unless otherwise approved by the city commission. 34 Furniture,large appliance, One(1)per five hundred(500)sf Or decorator showroom One (1) per six hundred (600)sf if located in the design district overlay 45 One (1) per four hundred Office,business and One(1) per three hundred (300) (400) sf if located within professional sf eight hundred(800)feet of a public parking facility; otherwise, one (1) per three hundred(300)sf City of Dania Beach - Code of Ordinances Sec 265-60. Alternate Parking Standards (A) The genesis of this section is the city's recognition that the minimum parking requirements of this article, in certain circumstances, may result in excess provision of parking. Excess parking supply results in the inefficient use of land at the expense of additional landscaped area, civic space, or building area and subsequent tax revenue and employment. Requests under this section shall be based strictly upon the criteria of this section, and shall not be based upon hardship, which is the purview of the variance process, nor inconvenience or cost. (B) An applicant for a development order or permit may propose an alternate parking standard based upon a parking study or other data that justices an alternative standard, and based upon best professional practices, taking into account the availability level of transit service, proximity to multimodal transportation facilities and other best practices as determined by the community development director. (C) Acceptable documentation includes applicable studies, demonstration of the successful use of the standard by similar development projects, or unique characteristics of the proposed use, which may include its location, operation or other characteristics that warrant a lower parking requirement. (D) City commission review and approval shall be governed by the site plan approval process. (Ord.No.2010-20 2(Exh A),9-14-10; Ord.No.2012-025,4,10-9-12) Y o 3 o 0 wry 0 Q a. L.L U a— O LU ^^N' Lli Z V 0 co v///^� O0 G 0 0— VJ _ e n v v _______ ®e e o Y r _ m Z0 = O O O m p U z = _ o c coCE 13 a O O 0 o ; J = ry�Y// H Q Z 0 LL O 8 Lu W ❑ a LLJ Z J 0 Q J U) 0 Q a z 0 Q U) Mid U U o [m v P:iro O O • • Z J_ m O O U z a 0 J m El 13 ® o o °0 O 3 O J w Q L.L a De U o LEI Q ❑ C� w Z � `t Cl) co ® � Q O ® a- U) Q co o v z J m . . . . . . . . . . O z - - J m o O 8 O O J = L.L. y 0 a. LU W o � Q LU z ,- Q J J Q co Q Op 0- z a_ m o z p p 0 m O O L P-t--E . . . Ll -4 U O Z U U Q J • O O m QI LL o LL O p !.L • _! w LL v � O !JJ Lo V LLI Z � J m LLJ U) Q O a_ O o (m v z J m . . . . . . . . . . . U , z J j m o O LL z J LLL LL. p LL a n 9L U o W LL- El Q Q z LLI z F— J o � Ua 00 0 Q a � m o z o o m o O . . . . . . . . . . U C� • J M o m DCOTA Current Occupied Showroom Square Footage Name Suite USF #of Employees Patterson, Flynn &Martin A-104 2,190 2 Schumacher A-108 2,319 4 Janus et Cie A-123 3,761 4 Resource Center A-124 2,853 John Rosselli A-128 5,172 4 Ensemble Collection A-136 2,652 2 Jeffrey Michaels A-168 6,171 14 Baker A-200 30,246 14 Judith Norman A-250 20,306 23 Judith Norman Outdoor A-261 2,538 2 MQ Windows A-271 1,282 2 E.G. Cody 8-102 9,120 2 Florense-US Design Inc B-112 3,394 3 Kravet 8-180 6,166 12 Downsview B-212 3,136 7 Inside/Out B-216 2,252 3 Decorative Crafts B-218 2,359 2 Century Furniture 8-228 7,467 3 Cowtan &Tout B-254 3,585 4 Ammon Hickson B-364 4,834 5 Duralee C-100 4,876 4 Andrew Martin C-126 2,519 2 Poggenpohl C-138 2,210 3 Brunschwig Fills/Lee Jofa C-150 4,196 4 Taracea Custom C-154 3,995 8 ROMO C-162 1,320 3 Sherle Wagner C-166 1,297 1 RUGS BY ZHALEH C-170 1,051 2 Carpet Source C-200 2,444 7 PPM C-202 2,505 5 Carriage House C-212 5,416 9 John Andrew C-224 2,095 3 Tai Ping C-228 1,200 4 Pindler+ Pindler C-230 2,059 2 Wired C-236 2,167 1 Donghia C250 10,886 10 Eggersman C-262 2,707 6 Designer's Plumbing C-270 2,619 6 Edelman Leather C-272 1,276 2 TileMarble Collections C-312 2,835 4 Quadrille/China Seas C-330 1,606 2 Siematic C-336 2,604 2 Adriana Hoyos C-350 3,700 3 Michael Taylor C-354 4,598 4 Allmilmo C-362 1,232 3 Neff Kitchens C-366 1 1,238 DCOTA Current Occupied Showroom Square Footage Name Suite USF #of Employees Ebanista C-412 5,065 2 David Sutherland C-450 12,141 11 Total Window C-466 1,190 20 Jaime Perczek Design C-468 1,238 2 Innovations C-470 1,330 4 JOIo C-428 2,022 4 Total 219,440 234 1.The average s.f.of showroom area per employee is 219,440/234=938 s.f. 2.The s.f.of showroom area for each individal teant varies widely,from 1 per 5,065 for Ebanista,Suite C412 to 1 per 300 s.f.for Tai Ping,Suite 228. 3.Since February 24,2014,the following changes have occurred to showroom occupancy Jolo(C-428)has left DCOTA(2,022 s.f.) Holland and Sherry has leased 1,105 s.f. Baker(A-200) is downsizing from 30,246 to 14,800 s.f. Total decrease in occupied showroom s.f. is 16,365 s.f. DCOTA Current Occupied Office Square Footage (2/24/14) Name Suite USF Third Floor Ortho Sensor A-310 9,865 Ark Loans A-370 6,765 Chewy B-328 12,755 Fourth Floor TQL A-410 5,941 SFHHA A-415 2,637 Mako A-428 12,960 Elite Web Avis A-460 12,820 Cohen Brothers/ A-482 6,122 DCOTA Management Magic Leap B-454 10,090 Total 1 1 79,955 Total Occupied Office Space(as of 2/24/14): 79,955 s.f Therefore, the occupied office space as of 02/24/2014 of 79,955/300 s.f. per parking space, requires 266 parking spaces. Since 02/24/2014 two additional office tenants have leased space -Empire Estate Holdings(A-455)4,500 s.f. -Magic Leap Expansion(B-464)3,600 s.f. As of 8/12/2014,There is 36,900 S.F.of"pending"office leases. �-y- .� as�a►q „ i i 0 II i III ,1 I�i1 _�II�_--i�r '•III' I I 1 � �1'4� 1 ,••; 1 e 1 Apr �� � � �' = ■ A a • �� pis. a. OCCUPIED PARKING SPACE COUNTS Parking Spaces Occupied Zone 1 Zone 2 Zone 3 Total 9:00 AM 131 13 87 231 Monday 11:30 AM 180 60 164 403 24-Feb 1:30 PM 175 57 151 383 4:00 PM 162 60 150 372 9:00 AM 128 14 103 245 Tuesday 11:30 AM 169 67 156 392 25-Feb 1:30 PM 164 64 147 375 4:00 PM 173 63 142 378 9:00 AM 95 45 119 259 Wednesday 11:30 AM 169 68 152 389 26-Feb 1:30 PM 164 71 152 387 4:00 PM 159 66 140 365 9:00 AM 96 37 131 264 Thursday 11:30 AM 178 63 165 406 27-Feb 1:30 PM 178 60 155 393 4:00 PM 156 61 134 351 9:00 AM 96 40 126 262 Friday 11:30 AM 178 59 157 394 28-Feb 1:30 PM 166 63 148 377 4:00 PM 148 1 58 1 128 1 334 1. All occupied office space is located on floors 3 and 4 of buildings A& B. Therefore, because of proximity,the vast majority of 9:00am parking in zones 1 and 3 can be considered office parking. 2. The increases in occupied parking spaces at 11:30am for all three zones can almost entirely be attributed to showroom parking. ie: 2/24 (403—231= 172) 2/25 (392—245= 147) 2/26 (389—259= 130) 2/27 (406—264= 142) 2/28 (394—262= 132) 3. Using the largest increase, 172 additional occupied parking spaces at 11:30am on 2/24/14,for showroom parking only,the parking ratio per s.f. is only 219,440/172= 1 parking space per 1,276 s.f. CONCLUSIONS There are currently 1,111 onsite parking spaces for the existing 781,000 s.f. of original showroom space. This equates to an original parking ratio of 1 parking space per 702 s.f. of showroom area. (781,000/1,111= 702). The City of Dania Beach's current parking code requirement for office space is 1 parking space for each 300 gross s.f.of office area. Based on the existing parking code and the original approved permit plans from 1984: 0 219,440 s.f. of currently occupied showroom space requires 313 parking spaces 219,440/702 =313) 0 79,955 s.f. of currently occupied office space requires 266 parking spaces(79,955/300= 266) o Therefore there should be 579 parking spaces occupied during various times in the workday when both showroom and office are being fully utilized. 0 Using the locations of the office and showroom areas (see floor plans), including specific time of day parking counts (occupied parking spaces), for each of the three parking zones (see site plan); the following is apparent: o Parking for the office use generally occurs between the hours of 8:00 and 9:OOam. This is confirmed by the large number of occupied parking spaces in zone 1 (nearest the occupied office space)at 9:OOam. o Parking for the showroom use generally occurs between 9:00 and 10:00am. This is confirmed by the large increase in occupied parking spaces in zones 2 & 3 at the 11:30am occupied parking space count. At no time during our study(see parking chart) did the total number of occupied parking spaces exceed 406 spaces. It is apparent that the parking ratio required by code for office space is appropriate @ 1 space per 300s.f. The total occupied parking spaces for all 3 zones at 9:OOam was between 231 and 264 for all 5 days of the week. By code,one should expect 266 parking spaces to be occupied. Conversely, the additional occupied parking spaces attributable to the showroom use, shows an increase of between 130 — 172 additional occupied parking spaces at 11:30am. Again, confirmed by the large increase in occupied parking spaces in zones 2 & 3 at the 11:30am occupied parking space count. If the entire increase of occupied parking spaces from the 9am to 11:30am is attributable to showroom use (maximum of 172 spaces), it is apparent that the showrooms use approximately less than % of the required parking spaces (219,440s.f /172 occupied parking spaces = 1276 s.f. per parking space vs. 702s.f. per parking space currently required. Therefore, it is our opinion, based on alternate parking standards, that the required parking space for showroom use at the DCOTA property would be more appropriate at 1 space per 1,000 s.f. of showroom space. Trof Tech ENGINEERING,INC. June 30,2014 Mr.Jeff Falkanger—President FSMY Architects 888 South Andrews Avenue Suite 300 Fort Lauderdale,Florida 33316 Re: Design Center of The Americas (DCOTA)—Parking Study Review Dear Jeff: Traf Tech Engineering, Inc. has reviewed the "Documentation for Alternate Parking Standard (Parking Study)"prepared by FSMY Architects dated June 2014 in connection with the existing Design Center of The Americas (DCOTA) located at 1850 Griffin Road in the City of Dania in Broward County, Florida. The subject furniture and furnishing showrooms store currently has 220,000 square feet of occupied showroom space and 80,000 square feet of occupied office space. Based on our review of the subject parking study, information contained in the Urban Land Institute(ULI)Shared Parking(Second Edition),and the Institute of Transportation Engineer's (ITE) Parking Generation (Fourth Edition), Traf Tech Engineering, Inc. concurs with the findings documented in the above-referenced parking study. That is, a parking requirement of one (1) parking space for every 1,000 square feet of showroom space is sufficient to comfortably accommodate the peak parking demands of the facility. This recommended parking standard for showroom space excludes areas designated for office use. Office space shall be calculated separately based on the Code of Ordinances of the City of Dania Beach. Please give me a call if you have any questions. Sin rely, TRLFTECHENG E RING,INC. Jo E.Vargas,P. rgineer Se Transportation 8400 North University Drive, Suite 309, Tamarac, Florida 33321 Tel: (954)582-0988 Fax: (954) 582-0989