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The existing retail centers along Collins <br />Avenue incorporate large surface parking <br />lots. The surface parking lots create <br />substantial setbacks from Collins Avenue <br />and establish an auto -centric character. <br />Concerns with the existing shopping <br />centers include lack of parking, circulation <br />difficulty, and aesthetics. Infrastructure, <br />towing, and lack of beach parking were <br />also noted as concerns through the <br />outreach process. <br />Existing surface parking lots along Collins <br />Avenue can be re -purposed and better <br />utilized by relocating spaces to a <br />structured parking garage. There is <br />sufficient room to locate a structured ---- <br />parking garage under the existing <br />conditions without relying on - <br />r <br />redevelopment of other portions of existing <br />retail centers. The garage(s) could be a <br />public, private, or combined effort but <br />should address the need for public beach ' <br />access in addition to the retail needs _ <br />Parking garages are required to <br />incorporate active uses at the ground floor <br />along street frontages and public spaces, <br />and are encouraged to incorporate <br />active uses at all floors. <br />Jpon the availability of structured parking, <br />existing surface parking lots can be <br />econfigured and re -purposed. Smaller <br />barking areas should remain, to provide <br />'convenience parking" for short term pick- <br />jp and drop-offs. This will benefit certain <br />etailers like grab -and -go restaurants while <br />Dromoting walkability and infill <br />edevelopment. Parking areas should <br />nclude landscape features to soften the <br />Design and provide shade. <br />39 <br />