City staff recommends studying parking garages for Flagler and Canal after consultant data shows recurring deficits

City staff told the commission on Nov. 18 that the LTG consultant’s findings support at least beginning a study of potential parking garages, particularly for Flagler Avenue, and outlined what that study should cover: number of spaces needed, candidate locations, financing and operational models and possible designs.

Ron Nyberg said the LTG data show highly variable demand — from a surplus of 58 spaces at some times to a deficit of 557 at others — and that the city experienced 137 days in 2023 when beach traffic exceeded the 1,500-space capacity cited in the consultant materials. "We're making the statement that we need to at least start looking at the potential for... a parking structure for Flagler Avenue," Nyberg told commissioners.

Commissioners voiced broad support for studying garages but repeatedly said the study must include rigorous cost-benefit analysis and consider public-private or private options to avoid taxpayer exposure. Commissioner Perrine suggested waiting two years for meter data, while Commissioner McGurk and others urged moving quickly to collect information and not delay for years.

Nyberg emphasized staff’s intent was only to begin planning and data collection, not to build immediately: "Nobody's saying to pull the trigger on a garage at this point. But if we don't immediately start looking at options before we take two years to collect temporal data..." Several commissioners said they would favor pursuing partnership models and asked staff to return with pro forma financials and site options.

The commission offered direction to have staff develop research and P&L projections to understand whether garages are financially viable and what role, if any, city funding would play. No final decisions or funding commitments were made.