Miami worships parking. Indeed, we can’t seem to build an urban building without smothering it with suburban parking requirements. Usually this comes in the form of parking as base or parking as appendage. The garage under construction above — an appendage if I have ever seen one — is located at Northwest Third Street, directly across the street from the new US Federal Courthouse. Currently at 10 stories, this latest garage is ostensibly being built to serve the needs of Courthouse employees and visitors. There are three glaring problems with this development.
1) The Courthouse was finished long in advance of the garage, which believe it or not means that employees and visitors are miraculously finding parking, despite the non-existence of this new garage. What, with the acres of surface parking lots, street parking, and other garages in the immediate vicinity, how could they not?
2) One block to the southwest of this new garage is Government Center, where Metrorail, Metromover, and Metrobus all converge. If there was just one location in downtown Miami able to reduce its parking requirements, this would be it.
3) The garage is being built with ramped floors, meaning that conversion to another use, say office building or residential with retail on the ground floor, will remain nearly impossible. A better parking garage would have flat floors and floor to ceiling heights that allow for the conversion to a higher and better land use, as dictated by the market.
By requiring and building so much parking, Miami will continue to develop an auto-oriented downtown, make development more expensive than it has to be, and keep the transit that we have from reaching its potential. Sure, some parking is needed when building high intensity downtown uses, but implementing a more creative shared parking approach, along with reducing overall parking requirements, especially when in proximity to transit –as proposed in Miami 21–would make a far more efficient, transit-oriented, and walkable downtown. Until we do that, Miamians should expect that their downtown will never reach its full potential.
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