The URL can be used to link to this page

Home My WebLink About2022/02/02 - ADMIN - Agenda Packets - Planning Commission - Regular Planning commission meeting February 2, 2022 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Sean Walther at 952.924.2574 or the administration department at 952.924.2525. Planning commission The St. Louis Park planning commission will hold its meeting on February 2, 2022 at 6:00 p.m. via interactive technology/videoconferencing. Pursuant to Minn. Stat. § 13D.021, subd. 1, and Resolution No. 22-018, the city manager and the city council have determined that an in-person meeting of the St. Louis Park planning commission is not practical or prudent because of the COVID-19 health pandemic, and the surge of the Omicron variant.  Due to the measures necessary to contain and mitigate the impacts of the pandemic, it has been determined that attendance at the regular meeting location by members of the public is not feasible and that the physical presence at the regular meeting location by at least one member of the body, chief legal counsel, or chief administrative officer is not feasible. All members of the St. Louis Park planning commission will participate in the February 2, 2022 planning commission meeting by electronic device or telephone rather than by being personally present at the regular meeting place at 5005 Minnetonka Blvd. Cisco WebEx will be used to conduct videoconference meetings of the planning commission, with commission members and staff participating from multiple locations. Members of the public can monitor the meeting by video and audio at bit.ly/watchslppc, on local cable (Comcast SD Channel 17 and HD channel 859), or by calling +1-312-535-8110 and entering the meeting number (access code): 372 106 61 for audio only. Visit bit.ly/slpccagendas to view the agenda and reports. Members of the public who want to address the planning commission during the regular meeting about items on the agenda can call the number noted below next to the corresponding item. Call when the meeting starts at 6:00 p.m. and follow instructions provided. Comments will be taken during each item in the order they are received and must relate to an item on the current city council agenda. Agenda 1.Call to order – roll call 2.Approval of minutes – January 19, 2022 3.Hearings 3a. Shops at West End PUD Major Amendment Applicant: Ericka Bennett on behalf of ARC WEMPSMN001, LLC Case No.: 21-39-PUD Public hearing phone number: 952.562.2886 4.Other Business 5.Communications 6.Adjournment 1 Planning commission meeting February 2, 2022 Future scheduled meeting/event dates: February 16, 2022 – planning commission regular meeting March 9, 2022 – planning commission regular meeting March 16, 2022 – planning commission regular meeting April 6, 2022 – planning common regular meeting 2 Planning commission January 19, 2022 6:00 p.m. If you need special accommodations or have questions about the meeting, please call Sean Walther or the administration department at 952.924.2525. Planning commission Members present: Jim Beneke, Matt Eckholm, Jessica Kraft, Michael Salzer, Tom Weber, Joffrey Wilson Members absent: None Staff present: Jacquelyn Kramer, Gary Morrison, Sean Walther 1. Call to order – roll call 2. Approval of minutes – December 8, 2021 Commissioner Kraft moved, seconded by Commissioner Wilson to approve the December 8, 2021 Planning Commission minutes as presented. The motion passed 6-0. 3. Hearings 3a. Westside Wine and Spirits – conditional use permit Applicant: Thomas Schoenberger, applicant Case No: 21-42-CUP Mr. Morrison presented the report. Commissioner Salzer asked if there are any requirements related to delivery hours that the community should be concerned about. Mr. Morrison stated there are general rules within the city code and deliveries for the liquor store should be consistent with other tenants. Chair Eckholm opened the public hearing. Mr. Schoenberger stated he lives in St. Louis Park and has been involved with wine for many years. He is very excited to be part of this endeavor. He stated this will be a different type of store than Texa Tonka Liquors which is nearby. Commissioner Wilson asked if he is currently operating any liquor stores today. Mr. Schoenberger stated no. He has been in the restaurant business for over 30 years and he understands the concepts of both. 3 Commissioner Salzer pointed out the overlap with the two liquor stores in the Texa Tonka area and asked how Mr. Schoenberger will differentiate from the other outlets. Mr. Schoenberger stated he will have a deeper wine selection than the nearby liquor stores. Based on his experience and passion for wine and having a selection of wines all the way to top of the line, he will be able to offer more in the area. He added he will offer classes and education with wines and selection. He noted there will be a larger selection and a bigger store with more offerings than the liquor stores. Commissioner Weber noted this would be comparable to the France 44 model with wine and food items. Mr. Schoenberger stated he is familiar with the model but that is not close to his home. He hopes to have this location with offerings for folks in St. Louis Park. Sakya Dama stated he owns the liquor store nearby and he has concerns with the wine shop coming so close to their shop. He wanted to bring this to the attention of residents in the area. He also presented a petition to the commission delivered to city hall earlier in the day. Chair Eckholm stated at planning commission, they decide if properties meet code and if they meet requirements for any exceptions and make recommendations. He added final decisions are made at the city council and not with planning commission. Chair Eckholm closed the public hearing. Commissioner Weber agreed with Chair Eckholm’s comments and pointed out the code. He added this does meet the requirements and should be approved. Commissioner Kraft agreed and stated she looks at the code when voting on this item. She added it does not prohibit two competing businesses close to each other. Commissioner Wilson stated given the role of the commission and does it meet standards. He added he supports competition but does not want it to affect other businesses in the area. He stated this might be evaluated in the future and discussed further by the commission. Commissioner Salzer stated since these are not direct competitors, this is a viable solution. He noted a previous beer store that operated nearby for a few years. He stated the city’s reputation about it being a hub of liquor stores might be considered but stated he would support this application. Commissioner Beneke moved, seconded by Commissioner Weber to approve the CUP as subject to the conditions recommended by staff. The motion passed 6-0. Mr. Morrison stated this will be on the February 7 city council agenda. 4 3b. Preliminary and final plat – 20 West End Applicant: Jason Howard with Sambatek Case No: 21-43-S Ms. Kramer presented the report to the commission. Chair Eckholm opened the public hearing. There were no callers on the line. Chair Eckholm closed the public hearing. Commissioner Weber moved, seconded by Commissioner Kraft to approve the preliminary and final plat at 20 West End subject to the conditions recommended by staff. The motion passed 6-0. 4. Other Business 4a. Election of officers Mr. Walther stated both Commissioners Beneke and Kraft are interested in the Chair position and Commissioner Kraft stated she also would be interested in Vice Chair as well. Commissioner Weber moved, seconded by Commissioner Wilson to propose Commissioner Beneke as Planning Commission Chair and Commissioner Kraft as Planning Commission Vice Chair for 2022. The motion passed 6-0. 5. Communications Mr. Walther noted Commissioner Tift has given his resignation and has moved from St. Louis Park to another community. Mr. Walther stated the city council has adopted the solar energy systems ordinance and the daycare ordinance that the planning commission had forwarded to them in December. Mr. Walther stated February 2 will be the next Planning Commission meeting and the agenda will include a public hearing. 6. Adjournment – 6:42 p.m. Study Session 5 1. 2021 Annual Report Mr. Walther asked if there was any feedback from the commissioners on the annual report. The commissioner did not comment. 2. 2022 Workplan Mr. Walther stated in 2021 the workplan was revisited a few times last year, so many items are carryovers into 2022. He added the industrial zoning district topic was shifted to be taken up later as applicant driven requests resolved the more pressing issues related to that subject. Commissioner Weber noted the outdoor emergency rules put into place in 2021 for outdoor spaces were helpful and he asked if there were any code changes to review on the list. Mr. Walther stated they could review temporary uses and two businesses have asked the city to change their tent ordinances to more than 14 days. He stated they could revisit this as well and have further discussions about time limits. Commissioner Salzer asked if this pertained to Chick-fil-a with their tents. Mr. Walther stated yes, tents were allowed during the declared emergency to allow for outdoor seating and reduced parking. He stated the commission could review to what degree tents will be allowed now that the declared emergency has ended. Mr. Walther stated there are no formal applications to make amendments at this time. Staff recognizes the community’s tolerance and interest regarding temporary structures may be evolving; the commission could discuss this further. Commissioner Weber stated he appreciates the rollover of topics for discussion. He added there should be discussion on the new norm as well and what that might look like. Commissioner Weber also noted ADU’s and the hope was that more people would want to have them; the city has not had an application for one yet. He ask if this should this be revisited and review changes so people might be more interested in doing them. Commissioner Eckholm stated this was discussed in depth by the commission and the only thing he thought may be a barrier would be to allow non-owner-occupied properties to establish ADUs, which many were not interested in doing. He stated it is disappointing there have been no applicants, but he does not believe after only one year, it is time to make changes. He added he would be more interested in looking at duplexes instead and discussing ADUs further. Commissioner Weber agreed with duplexes, but he would like to also include the ADU discussion again, as well. He stated he would like to include both topics and how they could all work together. 6 Chair Beneke stated there might be room for a discussion to educate the commission on everything the city is doing for more affordable housing and any other equity issues. Mr. Walther stated he appreciates this conversation and noted staff has identified implementation steps within the comprehensive plan and taking them one at a time, due to available staff and commission time to pursue these. He stated duplexes and other housing are topics that can be discussed further. He noted staff is looking to conduct some audits of our residential standards and their efficacy. Staff can certainly include the commission in these discussions and the commission’s input would be helpful. He added a presentation from housing staff and affordable housing goals has been conducted in the past; there is room for conversation on all these topics. Mr. Walther stated staff is also looking at structurally how ordinances are organized and organization and types of districts, as well. He added the commission will have a busy spring with some complex zoning applications and projects expected so these conversations might not be able to launch until summer. Commissioner Wilson asked if discussions could be timed with the onboarding process for new commissioners. Chair Beneke suggested the city do a white paper on all that is being done on affordable housing. Mr. Walther stated reports to the city council can be a good place to review this. He offered that staff may be able to attend commission study session meetings to present topics also. Commissioner Kraft asked if the city council has any more direction for this year, especially since some plans are carry overs. Mr. Walther stated the council has one new member, Sue Budd. He stated the council has a workshop at the end of January so after that is completed, there might be more direction from them as well as approval of the planning commission work plan in May. Mr. Walther stated there unlikely be appointments to planning commission until May 2022. He added if Chair Beneke is not reappointed by the school board as a planning commission member then a new chair would need to be elected by the commission at that time. Mr. Walther added on the “parking lot” topic list there are a few items still on hold, including water conservation. He stated his suggestion is that these issues be addressed as written updates regarding activities the city does, rules it enforces, and how the city is progressing vs. a policy discussion for the commission. Commissioner Eckholm stated he is a bit confused as to the role of the planning commission in water conservation. Mr. Walther stated the zoning and subdivision codes does not go into this very deeply, nor does the commission’s responsibilities, but it is part of the city’s development and permitting review processes. 7 Commissioner Eckholm stated the last time the commission presented to the city council, there was interest in exploring how to make some parts of the city more walkable and where those areas are within the city. He noted the concept of the 15- minute city or complete neighborhoods. Commissioner Weber asked about the hiring of sub-contractors and if there is any data or a scorecard on hiring of minority-owned businesses. He stated this would be a very helpful tool so the city has data on if developers have done this in the past. Commissioner Wilson stated that can be done; companies can track and having a staff scorecard would also be helpful, as well. He added this is something that should be done longer term if the city has capacity for it. Commissioner Kraft agreed and stated contractors can provide this information and if it is a city priority it must be discussed at continual points. Commissioner Weber stated the commission could ask developers to give data on their last three projects, as a starting point. Mr. Walther stated he appreciates commissions interest in this topic, however noted the city council is having a similar conversation on this topic currently. They are working on this goal with city projects, city businesses, and with development agreements for project that receive city financial assistance. He added they are also looking at the development team that is hired and involved, not just construction contracts and labor. He stated since council is undertaking this and directing staff to do this work also, it may not be an item the commission can be informed of. Commissioners may be able to comment on with commissioners’ unique experiences but it is outside the formal and assigned responsibilities of the commission. Commissioner Eckholm asked again about the duplex conversation. Mr. Walther stated duplex study and reforms are already included in the comprehensive plan implementation strategies and is included in the work plan for 2022. Mr. Walther stated he will take this feedback and information back for some refinements to the work plan that gets presented to council. He also noted staff will schedule written reports and/or study session agenda topics on the strategic priorities and connections to the comprehensive plan. 3. Adjournment – 7:30 p.m. ______________________________________ ______________________________________ Sean Walther, liaison Matt Eckholm, chair member 8 Planning commission: Regular meeting Meeting date: February 2, 2022 Agenda item: 3a 3a Shops at West End PUD Major Amendment Location: Shops at West End Case Number: 21-39-PUD Applicant: Ericka Bennett on behalf of ARC WEMPSMN001, LLC Owner: ARC WEMPSMN001, LLC Review Deadline: 60 days: March 11, 2022 120 days: May 10, 2022 Recommended motions: Chair to close the public hearing. Motion to recommend approval of major amendment to Resolution No. 19-011 - the Shops at West End planned unit development as recommended by staff. Summary of request: The applicant requests expanding the list of uses allowed in the Shops at West End, increase the amount of restaurant space allowed, and remove the occupancy restrictions on building #32. Site information: Current use: Shopping Center Surrounding land uses: North: office, hotel, residential East: office, residential South: office West: commercial, hotel Current zoning: O office 2040 land use guidance: OFC-office Area: 16.6 acres Park Place Blvd Gamble Dr Duke Dr West End Blvd 9 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment Background: The West End redevelopment is located southwest of the Highway 100 and I-394 interchange. It’s bounded by Gamble Drive to the south and Park Place Boulevard to the west. The West End integrates retail, restaurants, entertainment, hotel, office and residential uses. The district first received approval in 2007 and has been steady redeveloping in phases since then. The Shops at West End is a smaller component of the West End PUD and is outlined in the aerial photo above. It is the commercial component of the West End redevelopment. It consists of commercial uses such as retailers, restaurants, entertainment, movie theater and some office uses. While the Shops at West End does not technically include the parking ramp located east of Duke Drive, it does include agreements to utilize the parking ramp for overflow parking. Additionally, the parking ramp is included in the parking analysis when determining if there is sufficient parking available for the proposed uses in the Shops at West End. Therefore, for the purpose of this report and review, the parking ramp is shown to be included in the Shops at West End. Present considerations: The applicant requests expanding the list of uses allowed in the Shops at West End, increasing the amount of restaurant space allowed, and removing the occupancy restrictions on building #32. Below is a summary of the requests. Allowed commercial uses. The city approved the West End PUD with a short list of commercial uses. The request is to amend the PUD to expand the list of allowed uses. Commercial uses currently allowed include: 1. retail 2. service (hair/nail salons, therapeutic massage) 3. restaurant 4. hotel 5. theater 6. office The applicant proposes to amend the PUD to include the following uses as allowed in the West End: 1. medical and dental offices. The PUD currently allows office uses, however, medical and dental offices are a separate land use category and, therefore, are not currently allowed. Including medical and dental offices as permitted uses would allow the medical and dental offices within the PUD. 2. motor vehicle display. This use is requested to facilitate a new trend to display electric motor vehicles in a storefront setting. The intent is to give people the opportunity to see and learn about electric vehicles in a setting where they are not pressured to purchase one. Therefore, the proposal is to include the opportunity to display vehicles indoors, but continue the existing prohibition to sell them. The “motor vehicle display” would include the opportunity to display any type of motor vehicle including gasoline powered, electric powered, and hybrids. It also includes non-standard motorized vehicles such as motorized bikes. The display would be limited to inside the commercial tenant spaces only and is not permitted in the structured parking areas. Additionally, outside display is currently prohibited in the PUD and would continue to be prohibited. 10 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment The PUD also includes a list of uses specifically prohibited. While any use not on the allowed list is technically not allowed, the purpose of this list is to make it clear that specific uses are not allowed. 1. in-vehicle sales and service (drive-through) 2. motor fuel stations 3. motor vehicle sales 4. motor vehicle service and repair 5. car wash 6. currency exchange, check cashing and payday loan agencies 7. pawnshops 8. sexually-oriented businesses 9. tattoo shops 10. gun shops, not excluding a sporting goods store that sells as part of its inventory guns and ammunition. Restaurant limitations. In addition to increasing the list of permitted uses, the applicant proposes to increase the amount of restaurant space allowed. The West End PUD currently limits restaurant space to a total of 90,820 square feet. The PUD includes the limit to restaurant space because of concerns about availability of parking. A parking study was completed when the West End PUD was first approved in 2007. The parking study included the Shops at West End and the existing office buildings on the east side of Duke Drive. The parking study showed that there is sufficient parking for the mix of commercial and office uses when they share the parking on both properties. In summary, the study shows that there are 3,292 parking spaces available in the Shops at West End and at the parking ramp for the adjacent office building. During the weekday when the office is at peak demand, and the retail component is not, there is a surplus of 68 to 731 parking spaces, depending on the season. The 68 parking space surplus occurs during the month of December. Other months’ surpluses are 190 to 731 spaces. During the evenings and weekends when the office spaces are largely vacant and the Shops at West End are peaking, the surplus increase 1,000 to 1,317 parking spaces. This analysis assumed a maximum of 90,820 square feet of restaurant uses, and it shows that the amount of restaurant space can be increased. It should also be noted that the history of parking demand at West End shows that there is typically a surplus of parking available. There are no records of parking complaints tied to a shortage of parking. As a result of the current request to increase the amount of restaurant space, staff requested an updated parking analysis. This was completed by Traffic Impact Group. It shows a parking supply of 3,319 parking spaces and a peak demand of 3,097 parking spaces (Friday evening). Resulting in a surplus of 222 parking spaces. This analysis assumed a total of 143,883 square feet of restaurant space. Restaurants being a combination of sit-down, fast-food, and food service (carry-out). In summary, the analysis shows that there is sufficient parking supply to accommodate an increase in the amount of restaurant space. Staff, however, proposes eliminating the specific maximum square footage in the PUD as was done in the past. Instead, staff proposes to limit 11 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment the amount of restaurant space to the maximum amount that can be supported by a current parking analysis. This gives the Shops at West End and city staff the flexibility to adjust to market demands and trends without having to amend the PUD with each change. For example, if, in the future, the Shops at West End wish to increase the amount of restaurant space beyond the limits in the current study, then they would have to supply an updated parking analysis that would support the change. If the updated analysis does not support the future request, then the request would be denied. If city staff are uncomfortable approving the change administratively, city staff have the option to refer the matter directly to city council, or first the planning commission and then city council as a minor or major amendment. Remove the occupancy restrictions on building #32. Building #32 is a small retail building located on the east side of West End Blvd and south of the movie theater. It is currently limited to mercantile (Group M) in the PUD. There is no clearly stated reason for the limitation. Tenants wishing to occupy this space will be reviewed for building code requirements related to concerns such as exiting and to review service capacity (i.e. utilities). It is conceivable that high occupancy uses such as restaurants may have trouble meeting exiting requirements in this building, however, that will be determined by the tenant’s architect prior to applying for a building permit and confirmed by the city’s review of the building permit. If West End can demonstrate that a non-mercantile use allowed elsewhere in the development can meet the building code in building #32, then there is no reason for the city to deny it. The limitation would no longer be included in the PUD. Next steps: City council is tentatively scheduled to consider the major PUD amendment request on February 22, 2022. Recommendations: Staff recommend amending Resolution No. 19-011, the West End redevelopment PUD as follows: Section 1. The uses on the subject property are limited to retail, service, restaurants, hotel, theater, indoor motor vehicle display when occurring in a commercial storefront only, medical and dental office, and office. The following uses are not allowed: in- vehicle sales and service (drive-through); motor fuel stations; motor vehicle sales, service and repair; car washes; currency exchanges; check cashing; pay loan agencies; pawnshops; sexually oriented businesses, tattoo shops; gun shops (not excluding a sporting goods store that sells, as part of its sporting goods inventory, guns and ammunition). Section 4. The total gross floor area of restaurants shall be restricted to the limitations established by the West End parking study as amended from time-to-time limited to 90,820 square feet on the combination of Lot 4, Block 1 and Lot 2, Block 2, THE SHOPS AT WEST END, Hennepin County, Minnesota. Amendments to the West End parking study may be processed administratively, however, at the discretion of the Zoning Administrator, amendments may be processed as a minor or major amendment. Section 6. Tenants in Building 32 shall be limited to Mercantile (Group M) uses as defined in the 2007 Minnesota State Building Code. (Renumber accordingly) 12 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment Supporting documents: Proposed amendment to resolution No. 19-011 (West End redevelopment PUD), 2007 Walker Parking study for West End redevelopment PUD, 2021 Shops at West End parking analysis update. Prepared by: Gary Morrison, zoning administrator Reviewed by: Sean Walther, planning manager 13 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment Resolution No. _____ Resolution amending and restating Resolution Nos. 08-057, 08-128, 09-040, 09-064, 10-093, 11-016, 13-123, 13-151, and 19-011 relating to a final planned unit development for the West End Redevelopment Project located at the southwest quadrant of Interstate 394 and Highway 100 The West End Redevelopment Project Whereas, the City has received an application for a preliminary and final planned unit development (PUD) at 5235 Wayzata Boulevard legally described as follows, to wit: Lot 2, Block 1, The Shops at West End, Hennepin County, Minnesota Whereas, a Final PUD was approved regarding the subject property legally described as the Shops at West End as Resolution No. 08-057 of the St. Louis Park City Council dated April 28, 2008 which contained conditions applicable to said property. Whereas, a Minor Amendment to the Final PUD was approved regarding the subject property pursuant to Resolution No. 08-128 of the St. Louis Park City Council dated October 6, 2008 which contained conditions applicable to said property. Whereas, a Minor Amendment to the Final PUD was approved regarding the subject property pursuant to Resolution No. 09-040 of the St. Louis Park City Council dated March 2, 2009 which contained conditions applicable to said property. Whereas, a Minor Amendment to the Final PUD was approved regarding the subject property pursuant to Resolution No. 09-064 of the St. Louis Park City Council dated May 4, 2009 which contained conditions applicable to said property. Whereas, a Major Amendment to the Final PUD was approved regarding the subject property pursuant to Resolution No. 10-093 of the St. Louis Park City Council dated September 7, 2010 which contained conditions applicable to said property. Whereas, a Minor Amendment to the Final PUD was approved regarding the subject property pursuant to Resolution 11-016 of the St. Louis Park City Council dated January 18, 2011 which contained conditions applicable to said property. Whereas, a Major Amendment to the Final PUD was approved regarding the subject property pursuant to Resolution 13-123 of the St. Louis Park City Council dated August 19, 2013, which contained conditions applicable to said property. Whereas, a Major Amendment to the Final PUD was approved regarding the subject property pursuant to Resolution 13-151 of the St. Louis Park City Council dated October 7, 2013, which contained conditions applicable to said property. Whereas, a Major Amendment to the Final PUD was approved regarding the subject property pursuant to Resolution 19-011 of the St. Louis Park City Council dated January 22, 2019, which contained conditions applicable to said property. 14 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment Whereas, it is the intent of this resolution to continue and restate the conditions of the Final PUD granted by Resolution Nos. 08-057, 08-128, 09-040, 09-064, 10-093, 11-016, 13-123, 13-151, and 19-011 to amend and consolidate all conditions applicable to the subject property in this resolution. Now therefore be it resolved that Resolution Nos. 08-057, 08-128, 09-040, 09-064, 10- 093, 11-016, 13-123, 13-151, and 19-011 are hereby restated and amended by this resolution which continues and amends a Final Planned Unit Development to the subject property at the location described above based on the following conditions: 1. The uses on the subject property are limited to retail, service, restaurants, hotel, theater, indoor motor vehicle display when occurring in a commercial storefront only, medical and dental office, and office. The following uses are not allowed: in-vehicle sales and service (drive-through); motor fuel stations; motor vehicle sales, service and repair; car washes; currency exchanges; check cashing; pay loan agencies; pawnshops; sexually-oriented businesses, tattoo shops; gun shops (not excluding a sporting goods store that sells, as part of its sporting goods inventory, guns and ammunition). 2. The final site plan and façade design of the large retail building on Lot 4, Block 1, THE SHOPS AT WEST END (proposed grocery store) shall require a PUD Minor Amendment with review by the Planning Commission. 3. The hotel site plans for Lot 3, Block 1, THE SHOPS AT WEST END shall require a PUD Major Amendment if any variances are requested. If the plan does not require a variance, the application may be processed as a PUD Minor Amendment and include review and recommendation of the Planning Commission. 4. The total gross floor area of restaurants shall be restricted to the limitations established by the West End parking study as amended from time-to-time limited to 90,820 square feet on the combination of Lot 4, Block 1 and Lot 2, Block 2, THE SHOPS AT WEST END, Hennepin County, Minnesota. Amendments to the West End parking study may be processed administratively, however, at the discretion of the Zoning Administrator, amendments may be processed as a minor or major amendment. 5. The total number of seats in the movie theater shall be limited to 2,700 seats. 6. Tenants in Building 32 shall be limited to Mercantile (Group M) uses as defined in the 2007 Minnesota State Building Code. 67. The portion of the five-level retail parking structure (Building 35) that is within 20 feet of the Gamble Drive right-of-way shall have a minimum of 60% Class I exterior materials. The Developer shall amend the Official Exhibits to comply with this requirement. 15 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment 78. The Community Development Director and Zoning Administrator or their designee(s) may approve individual tenant/building façade designs administratively or refer proposals to the Planning Commission and City Council for consideration, as City staff deems necessary. 89. The sign plan is subject to Community Development Director and Zoning Administrator review and approval. Sign permits are required. 910. Access to the truck courts on the west retail block from Park Place Boulevard shall be limited to between 8 p.m. and 10 a.m. 101. The access will be controlled from Park Place Boulevard to the truck courts on the west retail block using a mechanical bollard system and directional signs in the Park Place Boulevard right-of-way. The Developer shall enter into a Planning Development Contract with the City of St. Louis Park that addresses this private use of public land. 112. The Developer shall maintain horizontal separation from landscaping (i.e. boulevard trees) of at least three feet from shallow underground utilities (i.e. fiber optic cable, private utilities, etc.), and eight feet horizontal separation from deeper underground utilities (i.e. water, sanitary sewer, etc.). 123. Tree plantings and street furnishings shall be located in a manner that maintains at least six feet wide clearance space in all boulevard/sidewalk areas for snow removal. 134. The Developer shall amend the Official Exhibits (The Shops at West End Design Guidelines) to incorporate the following: a. At pedestrian level, facades on Buildings 12, 22, 23, 24, 31, 32 and 33 shall be primarily transparent: 1. At least 60% of facades between 3 feet and 7 feet above the first floor elevation shall consist of pedestrian entrances, display windows or windows affording views into retail, offices, gallery or lobby space. The West End Tenant Design Guidelines shall illustrate the portions of the above referenced buildings subject to this requirement. 2. Visibility into the space shall be maintained for a minimum of three feet, but display of merchandise in this space is allowed. Display windows may be used to meet the transparency requirement. b. At pedestrian level (between 3 feet and 7 feet above the first-floor elevation), building facades facing public streets, West End Boulevard, or the pedestrian arcade shall have no more than 10% of the total window area be glass block, mirrored, spandrel, frosted or other opaque glass. c. No more than 10% of the total window area of any building façade shall have signs applied to the inside or outside surface of the window. The remaining 90% of window and door area shall be clear or slightly tinted glass that allows views into and out of the building. 16 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment d. Tenants in Buildings 12, 22, 24, 31, and 33 that are located adjacent to public and/or private street intersections shall locate entrances at or near the adjacent building corner. e. Awnings and canopies shall be made of heavy canvas, fabric, metal and/or glass. Plastic and vinyl awnings are prohibited. Backlit awnings and canopies are prohibited. 145. A business may use the sidewalk within five feet of its building wall for the following purposes, provided the business maintains a clear walkway that is at least eight feet wide along Park Place Boulevard and at least six feet wide along other streets, and provided the uses do not occur in the public right-of-way unless the City approves an encroachment agreement in accordance with the City’s Temporary Private Use of Public Land Policy: a. Display of merchandise, not to exceed 100 square feet per business; b. Benches, planters, ornaments, art; c. Signs permitted in the zoning ordinance; and d. Outdoor dining. Outdoor dining areas may extend farther than five-feet from the building wall, provided tables and chairs or other structures maintain the required horizontal clearance for a walkway between the dining area and other obstructions, such as trees, poles, and curbs. 156. The Developer shall provide easements and $285,000 for public art to help satisfy the alternative landscaping requirements. The City and the Developer will develop a public process to select the artists, artworks and locations. 167. The Developer shall amend Official Exhibits (utility plans) to provide separate domestic and fire water service lines to the buildings. 178. The developer shall work with the Police Department on the design and construction of the police substation area in Building 31. In particular, the plan shall provide windows and doorway on the northeast building elevation along the alley. 189. The developer shall redesign the public restroom entrances in the Building 31 atrium to have open entrances (no exterior doors to the atrium), similar to typical stadium/movie theater restroom entrances, as requested by the Police Department. 1920. At City of St. Louis Park’s sole discretion, and upon conferring with the property owner, the property owner shall change the designation of West End Boulevard on-street parking stalls from short-term customer parking to “pick-up/drop-off only” (or similar restriction). 201. The applicant shall be responsible to obtain all permits from the City and other agencies. 212. The property owner(s) shall be responsible for obtaining a City license for all parking structures. 17 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment 223. Tenants shall be responsible for obtaining all City licenses (i.e. grocery store, hotel, etc.). 234. The property owner shall prepare and effectuate traffic management plans that reduce traffic congestion. The property owner submitted a plan for review and approval of the by the St. Louis Park and Golden Valley I-394 Joint Task Force. The property owner shall implement The Traffic Management Plan (TMP) approved by the Travel Demand Management Joint Task Force prior to City issuance of a certificate of occupancy. 245. The City and Developer shall set up a monitoring program to determine actual sanitary sewer flows. Following each phase of the development, sewer flows will be analyzed to determine if sewer flows exceed Metropolitan Council limits described in the Metropolitan Council’s letter to the City of St. Louis Park dated December 14, 2006. If sanitary sewer flows exceed said limits, the Developer shall submit a final design of a privately owned, privately maintained, temporary sanitary sewer peak flow detention facilities for Metropolitan Council Environmental Services (MCES) and City of St. Louis Park approval. The Developer shall construct the said approved system and put it into operation in the timeframe designated by MCES and City of St. Louis Park, and prior to City issuance of building permits for additional phases. 256. The Developer shall abide by the City’s water use restrictions and follow State of Minnesota requirements for low-flow structures. After each phase of the redevelopment, water usage shall be monitored. If monitoring shows use exceeds 90% of peak capacity, the Developer shall cooperate with the City to identify citywide and project-specific measures to increase water treatment capacity and reduce consumption prior to City issuance of building permits. 267. The north office tower and operations center at 1551 Utica Avenue (Lot 1, Block 2, THE SHOPS AT WEST END) shall be developed, used and maintained in accordance with the Official Exhibits from Zoning Application 86-14-SP and 07-61-PUD. If there is any conflict between the Official Exhibits, 07-61-PUD shall supersede. The following 86-14-SP Official Exhibits are incorporated by reference herein: Exhibit A – Site Plan and Lighting Plan; Exhibit B – Grading Plan; Exhibit C – Utilities Plan; Exhibit D – Landscape Plan; Exhibit E – Building Elevations; Exhibit F – Basement Floor Level Plan; Exhibit G – Ground Floor Plan; Exhibit H – Second Floor Plan; and Exhibit I – Typical Floor Plan, as modified by City Development on March 13, 1986. (The floor plans are included to show general use and configurations only.) 278. The following conditions shall apply to the south office tower at 1600 Utica Avenue (Lot 1, Block 2, THE SHOPS AT WEST END): a. The site shall be developed, used and maintained in accordance with the Official Exhibits from Zoning Application 98-42-PUD and 07-61-PUD. If there is any conflict between the Official Exhibits, 07-61-PUD shall supersede. The following 98-42-PUD Official Exhibits are incorporated by reference herein: Exhibit A – Site Plan, Exhibit B – Landscape Plan, Exhibit C – Existing Survey, Exhibit D – Grading, Drainage and Erosion Control Plan, Exhibit E – Utility Plan, Exhibit F – East Elevations, Exhibit G – North Elevation, Exhibit H – South 18 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment Elevation, Exhibit I – West Elevations, Exhibit J – West Elevation - Parking Ramp, and Exhibit K – Parking Ramp elevation (south). b. Parking ramp layouts and site plan shall provide designation of at least 20 bicycle racks and at least 20 carpool spaces in convenient locations. c. A covenant shall be recorded on the property which specifies that a minimum of 4,000 square feet of the atrium shall remain in perpetuity as indoor open space and available for general “public” use. Said interior atrium space shall be designed in an aesthetically pleasing and usable way, with landscaping, benches, and the like. A detailed atrium plan shall be submitted and approved by the Community Development Director and the Zoning Administrator. d. The following modifications to ordinance requirements are re-authorized: 1. The floor area ratio for the PUD can be 1.57. 2. The setbacks on Gamble Drive for the parking ramp can be 17 feet. 3. Reduced office building setback along Gamble Drive of 96 feet. 289. Prior to issuance of building permits, the following conditions shall be met: a. A Planning Development Contract shall be executed between the Developer and City that addresses, at a minimum: 1. Conditions of PUD approval as applicable or appropriate; 2. Public use of gathering spaces in the development; 3. Private use of public land 4. Maintenance agreement and/or special service district; 5. Surety in the form of an irrevocable letter of credit for Redeveloper Public Improvements and landscaping; and 6. Administrative approval of modifications to the PUD plans. The Mayor and City Manager are authorized to execute said Planning Development Contract. b. The Developer shall provide a surety to the City of St. Louis Park in the form of an irrevocable letter of credit for 1.10 times the estimated Redeveloper Public Improvements costs (as defined in the Redevelopment Agreement), and 1.25 times the estimated landscaping costs. c. The property owner shall pay the applicable Traffic Management Administrative Fee. 19 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment 1. The portion of the shopping center subject to this fee is on Lot 2, Block 2, THE SHOPS AT WEST END. The total fee of $34,633 shall be paid to the City of St. Louis Park prior to City issuance of building permits. 2. Subsequent phases of the PUD (future hotel and office towers) shall pay fifty percent of the fee upon submission of a Final PUD Amendment application, and the remaining fifty percent of the fee upon submission of a building permit application, for each respective development phase. 2930. The Planned Unit Development shall be amended on October 6, 2008 to incorporate all of the preceding conditions and add the following conditions relating to Lot 4, Block 1, THE SHOPS AT WEST END, Hennepin County, Minnesota: a. The site shall be developed, used and maintained in accordance with the Official Exhibits from Zoning Application 08-32-PUD, including Exhibits C4B-Site Layout Plan North, C8A-Utility Plan, C10B-Landscape Street Plan, A11101-Building 11 Overall Plan, A11111-Building 11 Level 1 Area 1, A111112-Building 11 Level 1 Area 2, A11401-Building 11 Exterior Elevations, such documents incorporated by reference herein. b. Overnight cart storage shall be inside the building. c. The Developer shall continue to work with City staff through a public process to select public art and the complete plaza design. d. The Developer shall submit a site plan and programming plan for the plaza area to the City for review and approval by the Zoning Administrator. e. The building proposal includes graphic art panels in order to enhance the appearance of the building and pedestrian environment. The Developer shall submit plans for the graphics on the backlit translucent wall-mounted panels for review and approval by the Zoning Administrator. The panels and/or graphics shall be changed from time to time and at least biennially. The panel may include any mosaic, mural, painting or graphic art or combination thereof which is professionally applied to the panel that does not contain any brand name, product name, letters of the alphabet spelling or abbreviating the name of any product, company, profession or business, or any logo, trademark, trade name, or other commercial message (defined as supergraphics in the City Sign Code and exempt from the Sign Code provisions). The Developer shall allow use of the panels for public art. Proposed public art shall be subject to review and approval by the Developer and building tenant(s). f. Assent Form and Official Exhibits must be signed by the applicant (or applicant and owner if applicant is different from owner) prior to issuance of a building permit. g. The sign plan is subject to Community Development Director and Zoning Administrator review and approval. Sign permits are required. 20 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment h. Approval of Building Permits, which may impose additional requirements. i. A Planning Development Contract between the Developer and City shall be amended to address, at a minimum: 1. Amended conditions of PUD approval as applicable or appropriate; 2. Public use of the plaza gathering space; 3. Temporary uses of the plaza; and 4. Administrative approval of modifications to the PUD plans. 301. The Planned Unit Development shall be amended on May 4, 2009 to incorporate all of the preceding conditions and add the following conditions relating to Lot 4, Block 1 and Lot 2, Block 2, THE SHOPS AT WEST END, Hennepin County, Minnesota: a. The site shall be developed, used and maintained in accordance with the Official Exhibits from Zoning Application 09-07-VAR and 09-08-PUD relating to the Shops at West End Sign Plan, such documents incorporated by reference herein. 312. The Planned Unit Development shall be amended on September 7, 2010 to incorporate all of the preceding conditions and add the following conditions relating to Lot 3, Block 1, THE SHOPS AT WEST END, Hennepin County, Minnesota: a. The PUD major amendment is approved for the development of a six-story, 120- unit apartment building with structured parking to be developed at 5310 16th Street W, with five off-site parking stalls and 3,136 square feet of the designed outdoor recreation area provided off-site. b. The following PUD modifications, in addition to modifications previously authorized for the overall Shops at West End PUD: 1. Floor area ratio of 3.24. 2. Housing density of 112.6 units per acre. c. The site shall be developed, used and maintained in accordance with the Official Exhibits from Zoning Applications 10-23-PUD and 10-25-VAR relating to a shadow variance, including Exhibits A100 Site Plan (revised 01/10/2011), AB101 Lower Level Garage Plan (revised 01/10/2011), A101 First Floor Plan (revised 01/10/2011), A102 Second Floor Plan (revised 01/10/2011), A103 Floors 3-6 Typical Floor Plan (revised 01/10/2011), A400 Exterior Elevations (revised 01/10/2011), A401 Exterior Elevations (revised 01/10/2011), L100 Landscape Plan (revised 01/10/2011), such documents incorporated by reference herein. d. The five (5) proposed off-site parking stalls shall be protected by an irrevocable covenant in a form approved by the City Attorney. A certified copy of the recorded document shall be provided to the Zoning Administrator within 60 days after approval. 21 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment e. Prior to starting any site work, the following conditions shall be met: 1. The owner/applicant shall sign an Assent Form and the Official Exhibits. 2. All necessary permits must be obtained. 3. A preconstruction meeting shall be held with the appropriate development, construction and City representatives. f. Prior to the issuance of a building permit, the following conditions shall be met: 1. Plans shall be reviewed by the City Engineer and Zoning Administrator to ensure that all proposed utilities, public access points and construction documents conform to the requirements of the City Code of Ordinances and City policies. 2. The applicant shall pay park dedication and trail dedication fees. 3. To ensure construction of the landscaping and the cleaning of public streets during construction, a financial guarantee shall be provided in the amount of 125% of the cost of the landscaping materials. The performance guarantee shall be in the form of cash escrow or letter of credit. The financial guarantee will be refunded upon project completion, however, a 25% will be retained for one year after installation to ensure the plants have survived the warranty period. 4. The planned installation of any mechanical equipment shall include means to ensure it is fully screened from off-site view. 5. The proposed off-site parking facilities and shared parking facilities shall be protected by an irrevocable covenant in a form approved by the City Attorney. The applicant shall submit a certified copy of the recorded document to the Zoning Administrator. g. The developer shall comply with the following conditions during construction: 1. All City noise ordinances shall be complied with, including that there be no construction activity between the hours of 10 p.m. and 7 a.m. 2. The applicant shall pay park dedication and trail dedication fees. 3. The site shall be kept free of dust and debris that could blow onto neighborhood properties. 4. Public streets shall be maintained free of dirt and shall be cleaned as necessary. 5. The City shall be contacted a minimum of 72 hours prior to any work in a public street. Work in a public street shall take place only upon the 22 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment determination by the Director of Public Works that appropriate safety measures have been taken to ensure motorist and pedestrian safety. h. Prior to the issuance of any temporary or permanent occupancy permit the following shall be completed: 1. Fire lanes shall be signed and striped in accordance with the signed Official Exhibits. 2. Landscaping and irrigation shall be in accordance with the signed Official Exhibits. 3. Exterior building improvements shall be completed in accordance with the signed Official Exhibits and approved materials and colors. 4. All mechanical equipment shall be installed and it shall be demonstrated that all such equipment is fully screened from off-site views. To protect the health, safety and welfare of the community, the painting of mechanical equipment shall not be considered screening. i. No outside storage is permitted. Incidental outside storage shall be removed within 48 hours. 323. The Planned Unit Development shall be amended on January 18, 2011 to incorporate all of the preceding conditions with amendments to conditions relating to Lot 3, Block 1, THE SHOPS AT WEST END, Hennepin County, Minnesota. 334. The Planned Unit Development shall be amended on August 19, 2013, to incorporate all of the preceding conditions with an amendment to condition #4 relating to the total building area of restaurants allowed on the combination of Lot 4, Block 1 and Lot 2, Block 2, THE SHOPS AT WEST END, Hennepin County, Minnesota. a. Prior to issuance of building permits, the applicant and property owner shall sign the Official Exhibits. 345. The Planned Unit Development shall be amended on October 7, 2013, to incorporate all of the preceding conditions and add the following conditions relating Lot 1, Block 1, THE SHOPS AT WEST END, Hennepin County, Minnesota. a. The PUD major amendment is approved for the development of a six-story, 158- unit multiple-family dwelling with structured parking at 5245 Wayzata Boulevard. b. PUD modifications are approved to allow: 1. Floor area ratio of 2.5. 2. Housing density of 99 units per acre. 3. Front (north) yard of 14.9 feet. 23 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment 4. Side (west) yard of 29.2 feet 5. Side (east) yard of 11.3 feet. c. The site shall be developed, used and maintained in accordance with the Official Exhibits from Zoning Application 13-31-PUD, such documents incorporated by reference herein. d. The developer shall comply with the conditions outlined in the City Engineering memorandum dated September 13, 2013. e. Agreement for public access across “New Street” shall be protected by an irrevocable covenant in a form approved by the City Attorney. f. A public sidewalk easement will be required over the proposed sidewalk along Wayzata Boulevard. g. Ingress/egress agreements across New Street and the “hammerhead” maneuvering space between Lot 1 and Lot 3, Block 1, THE SHOPS AT WEST END, shall be protected by an irrevocable covenant in a form approved by the City Attorney. h. The development specifications shall require installation and maintenance of a high-speed overhead door to reduce the wait time for vehicles entering the garage. i. No outside storage is permitted. Incidental outside storage shall be removed within 48 hours. j. Prior to starting any site work, the following conditions shall be met: 1. The owner/applicant shall sign an Assent Form and the Official Exhibits. 2. The agreements required by conditions 36e. and 36g. shall be executed. 3. Developer shall enter into a development agreement with the City that addresses the conditions of approval and performance guarantees for public and exterior site improvements. The Mayor and City Manager are authorized to execute said Planning Development Contract. 4. All necessary permits must be obtained. 5. A preconstruction meeting shall be held with the appropriate development, construction and City representatives. k. Prior to the issuance of a building permit, the following conditions shall be met: 1. Plans shall be reviewed by the City Engineer and Zoning Administrator to ensure that all proposed utilities, public access points and construction 24 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment documents conform to the requirements of the City Code of Ordinances and City policies. 2. Tree replacement fees shall be paid. 3. Park dedication and trail dedication fees shall be paid. Fees will be based on the fee schedule at the time the building permits are issued and will be pro-rated based on any previous fees paid based on the commercial use of the property. 4. Developer shall enter into a development agreement with the City that addressed the conditions of approval and performance guarantees for public and exterior site improvements. l. The developer shall comply with the following conditions during construction: 1. All City noise ordinances shall be complied with, including that there be no construction activity between the hours of 10 p.m. and 7 a.m. weekdays, and 10 p.m. and 9 a.m. on weekends and holidays. 2. The site shall be kept free of dust and debris that could blow onto neighborhood properties. 3. Public streets shall be maintained free of dirt and shall be cleaned as necessary. 4. The City shall be contacted a minimum of 72 hours prior to any work in a public street. Work in a public street shall take place only upon the determination by the Director of Public Works that appropriate safety measures have been taken to ensure motorist and pedestrian safety. 5. Pedestrian access along all public streets shall be maintained throughout the duration of construction in accordance with ADA requirements. This will include signing, striping, detour signing, and any other measures needed to assure compliance and general public safety. m. Prior to the issuance of any permanent occupancy permit the following shall be completed: 1. Fire lanes shall be signed and striped as required by the Fire Marshal. 2. Landscaping and irrigation shall be in accordance with the signed Official Exhibits. 3. Exterior building improvements shall be completed in accordance with the signed Official Exhibits and approved materials and colors. 4. All mechanical equipment shall be installed and it shall be demonstrated that all such equipment is fully screened from off-site views. 25 Regular meeting meeting of February 2, 2022 (Item No. 3a) Title: Shops at West End PUD Major Amendment 35. The Planned Unit Development shall be amended on February 22, 2022, to incorporate all of the preceding conditions with the amendments as shown to sections 1, 4 and 6. The City Clerk is instructed to record certified copies of this resolution in the Office of the Hennepin County Register of Deeds or Registrar of Titles as the case may be. Reviewed for administration: Adopted by the City Council February2, 2022 Kim Keller, City Manager Jake Spano, Mayor Attest: Melissa Kennedy, City Clerk 26 21-3371.01 West End Retail Update LTR 20071108.Doc 8 November 2007 Gary Gleason Duke Construction 1600 Utica Avenue South Minneapolis, MN 55416 Re: West End Retail Project (update) Walker Project #21-3371.01 Dear Mr. Gleason, Walker Parking Consultants is pleased to present this update to the results of our preliminary shared parking analysis of the proposed West End Retail project. This update reflects the revised program data that you provided to us earlier this month. PROJECT UNDERSTANDING Duke Construction is part of a team that is developing a mixed-use campus in St. Louis Park, MN. The campus is located just south of Wayzata Boulevard between Highway 100 and Park Place Boulevard. There are some existing office buildings and commercial spaces on the site that will remain after the redevelopment. The project will add over one million square feet of office space on a parcel on the east side of the site, and a retail/restaurant/theater component on the West End. The office space of the component is known as West End Office. The retail/restaurant/theater component, known as West End Retail, is the subject of this analysis. Duke Construction has retained Walker to perform a parking analysis of the West End Retail project using its shared parking model. The objective of this analysis is to address six specific questions. Those questions follow. (1) Are the planned 1,726 parking spaces adequate for the development? (2) How many parking spaces will the theater need to share with the existing office parking ramps and when will these spaces be needed? (3) How many parking spaces will the retail/restaurant/theater component of the West End Retail need to share with the existing office parking ramps and when will these spaces be needed? (4) Does the office space in the West End Retail project compete with or compliment the retail portion of the development? (5) Is the disbursement of proposed parking spaces within the development adequate? 27 Gary Gleason 8 November 2007 Page 2 (6) If the office employees and retail staff are directed to park in specific areas, will the West End Retail parking system operate more efficiently? SUMMARY OF FINDINGS From our analysis of the available program data, our projections of the project’s shared parking demand, and our fieldwork, we reached the following conclusions. (1) The planned 1,726 parking spaces are not adequate for the development. • Under conditions of peak demand, the West End Retail development will generate a demand for 2,271± spaces on a weekend evening. This peak will occur in late December during the week following Christmas. • On weekday evenings, the West End Retail development will generate a peak demand for 1,980± spaces. • There will be instances during the afternoon on weekdays when the parking demand will be greater than 1,726 spaces. (2) On its own, the theater is not projected to generate a parking demand so high that its patrons would need to use of parking spaces in the existing office ramps during intervals of peak parking demand. • Designating a single land use or solitary user group for exclusive use of the existing office ramps during intervals of peak demand would lead to an inefficient use of the West End Retail project’s parking supply. (3) The retail/restaurant/theater component retail portion of the West End Retail will need to share as many as 545 with the existing office parking ramps. These spaces will be needed on weekday evenings after 6:00 PM, on weekends during the afternoons and evenings, and during the last week of December. (4) The office space in the West End Retail project generally compliments the retail portion of the development. The offices will be mostly empty when the other portions of the project generate the highest demand. • However, in late December, there will be instances when parking demand at the West End Retail project will exceed the planned inventory. In some instances, this excess can be linked to the parking demand generated by the offices. (5) Overall, the disbursement of the parking spaces for the West End Retail project is sound. • The majority of the grocery store’s projected 216 parking spaces will be within 300 feet of that building and all of the 216 parking spaces will be within 600 feet. • In combination, approximately 80% of the total underground parking area (510 spaces) and the parking ramp (1000 spaces) will be within 600 feet of the movie theater. A portion (approximately 300± spaces) of the underground parking area will be more than 700 feet from the movie theater. 28 Gary Gleason 8 November 2007 Page 3 (6) To increase the efficiency of the West End Retail parking system, the office employees and retail, restaurant, and theater staff should be encouraged to park in the spaces most distant from the access ways between parking areas and the rest of the development. PARKING DEMAND ANALYSIS OF THE WEST SIDE RETAIL DEVELOPMENT Currently, the West Side Retail development is projected to have retail stores, a number of restaurants, a multi-screen movie theater, office space, and a specialty grocery store. Table 1, below summarizes the program data as of 1 October 2007. Table 1: Projected West End Program Summary Land Use Units Metric Retail 142,175 GLA Fine/Casual Dining 70,941 GLA Fast Food/QSR 11,336 GLA Theater 1 59,474 GLA Office 33,000 GLA Specialty Grocery Store 2 55,652 GLA Totals 3 372,578 GLA 2,643 seats Notes 1. Theater consists of 59,464 RSF. Number of seats calculated at 1 seat per 22.5 SF. 3. Theater RSF not used to calculate parking demand. Source: Duke Construction, 2007 2. The total area for the specialty grocer space may be reallocated to include retail space. ASSUMPTIONS The Walker Parking Shared Parking Model uses cinema seats rather than square footage in its calculations. For the purposes of this analysis we assume the 59,464 SF of cinema space will contain 2,643 seats. The development plan currently includes construction of 1,726 parking stalls. Moreover, it is our understanding that the 55,652 SF for the specialty grocer area is a provisional figure. Ultimately, the parcel that will house the grocery store may be divided further to include additional retail space. However, this analysis assumes that the full allotment of square footage will be a specialty grocery store because such a land use would generate a higher parking demand than if the parcel included retail space. 29 Gary Gleason 8 November 2007 Page 4 SHARED PARKING OVERVIEW Shared-use parking is a concept in which land uses in close proximity share a “pool” of available spaces in order to reduce the overall parking needs for the development. The concept works well in situations where parking demand for different uses peaks at different times of the day. For example, an office and a cinema can share parking effectively because an office will experience peak demand during the day on weekdays, while a cinema will experience peak demand in the evening on a weekend. It is therefore not necessary to build the full supply needed for the office plus the full supply for the cinema if these two land uses are close enough together that they can reasonably share a common supply. In shared parking, the whole is less than the sum of its parts. In addition to the reduction in inventory that is possible when different land uses have different peak hours of utilization, mixed-use developments may experience a reduction in demand due to captive effects. A captive market occurs when a user group has already parked in an area for a long period and then patronizes nearby commercial establishments without generating new car trips or parking demand. Based upon the updated program data as well as field work performed by Walker staff, we believe the West End Retail development will experience a captive effect from four sources: the office space within the development itself, the existing office space adjacent to the development, the first two buildings of the West End Office development, and the 135-room limited service hotel that will be built just to the north of the retail development. Table 2, below, summarizes the generators of the captive effect. Table 2: Potential Captive Effect Generators Generator Units Metric Office space 33,000 GLA Existing offices 491,785 GLA West End Office 540,000 GLA Hotel 135 Rooms Assumes buildings 1 and 2 only Limited service/business hotel Located within West End Retail site Comment Adjacent to West End Retail site Source: Duke Construction, 2007 Walker projects that employees working in the office spaces and guests at the hotel will frequent the stores, restaurants, and the movie theater at West End Retail. Moreover, the overall captive effect will be augmented by several popular eating establishments within the immediate area. These adjacent establishments include a bagel and sandwich shop, a coffee house, two fast food restaurants, and two casual dining restaurants. According to field observations by Walker staff, the walking distance between the northern and southern boundaries of West End Retail site will not deter office workers or hotel guests from making use of all of the eating establishments in the area. 30 Gary Gleason 8 November 2007 Page 5 In our experience, a captive effect reduces a land uses’ overall parking demand. In this case, the reduced parking demand will manifest as employees in the office buildings and hotel guests go to West End Retail to eat, to shop, and to see films. These same groups will also venture to the eateries located across the street from the development. Consequently, we made adjustments to the Walker shared parking model to account for the captive effects. THE SHARED PARKING MODEL Generally, Walker uses a method based on the Urban Land Institute’s (ULI) landmark Shared Parking publication for calculating shared-use parking demand.1 This methodology takes into account the number of cars generated by various land-use components and adjusts the “peak demand” to reflect the presence of people parking for that land use at different times of the day. When detailed planning data are available, Walker’s model is specific enough to provide a breakdown of parking demand generated by different user groups, weekday versus weekend demand patterns, and the fluctuations in this demand at different times of the year. Moreover, Walker updates our model periodically with our own internal research. In addition, we have recently completed a major assignment for ULI to update the Institute’s latest publication of Shared Parking. For mixed-use developments, the shared use methodology is preferable over City/Town code requirements, which tend to over-project parking demand by assuming that demand from all components of a development peak at the same time. 1 Several of Walker’s primary sources for the Shared Parking Model are as follows: 1. Urban Land Institute, Shared Parking, 2nd Edition (Washington, DC: Urban Land Institute, 2005); 2. Parking Generation, Third Edition (Washington DC: Institute of Transportation Engineers, 2004); 3. Data collected by Walker Task Force Members. 31 Gary Gleason 8 November 2007 Page 6 PROJECTED PEAK DEMAND Table 3, below, shows the basic ratios included in Walker’s model for the land uses proposed at the West End Retail site. A basic ratio represents the number of parking spaces needed for each land use at the peak hour. These basic ratios are appropriate for stand alone uses, but do not take into account the hourly fluctuation in parking demand. Table 3: Basic Parking Ratios Land Use Unit Visitor Employee Visitor Employee Weekday Weekend Retail 2.90 0.70 3.20 0.80 /ksf GLA 3.60 4.00 Fine/Casual Dining 15.25 2.75 17.00 3.00 /ksf GLA 18.00 20.00 Theater 0.19 0.01 0.26 0.01 /seat 0.20 0.27 Office 25k to 100k sq ft 0.30 3.46 0.03 0.35 /ksf GFA 3.76 0.38 Specialty Grocery Store 3.00 0.50 3.25 0.50 /ksf GLA 3.75 2.00 Spaces required per unit land use Weekday Weekend Source: Walker Parking Consultants, 2007 Total As noted above, the specialty grocery store may be redesigned so that the grocer shares space with retail. However, as Table 3 illustrates, a specialty grocery store generates a slightly higher parking demand than a retail space. Consequently, the parking demand projections for the specialty grocery store account for potential moderate changes in the program data. Walker’s shared parking requirements are calculated by multiplying the program data for the various land uses by the base ratios, times any project specific adjustments (transit factors, captive effects), times the hourly and monthly adjustments. An example is shown below: • Peak Hour Demand = (total square footage)/1,000 S.F. GLA x (site adjustments) x (monthly adjustment) x (peak hour adjustment) Walker projects that at its peak, the planned development will generate a need 1,980± spaces on a weekday and 2,271± spaces on a weekend. Based on our calculations, we project that the peak weekday demand will occur at 7:00 PM in late December, during the week after Christmas. We project that the peak weekend demand will occur at 8:00 PM during that same week. Table 4, below, shows the projected parking needs for the project site during late December. 32 Gary Gleason 8 November 2007 Page 7 Table 4: Projected Peak Hour Parking Demand for West End Retail Projected Peak Hour Parking Demand On Weekday Late Dec 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM Retail 80%240 266 266 266 253 226 208 163 119 74 Employee 90%81 81 81 81 81 77 81 81 77 64 Fine/Casual Dining 95%655 655 568 349 437 655 830 874 874 874 Employee 100%158 158 158 132 132 176 185 185 185 185 Fast Food/QSR 95%90 90 81 54 49 54 76 72 45 27 Employee 100%22 22 21 16 13 16 21 21 14 9 Cineplex 100%167 286 358 382 382 382 278 370 463 463 Employee 100%12 14 14 18 18 23 25 25 25 25 Office space 80%1 4 8 4 1 1 - - - - Employee 80%68 68 76 76 68 38 23 9 6 3 Specialty Grocery Store 100%108 105 85 97 115 129 167 157 119 80 Employee 100%25 25 24 23 24 25 27 23 20 12 1,153 1,301 1,281 1,055 1,122 1,318 1,392 1,479 1,501 1,438 341 343 350 323 312 330 335 321 307 286 1,627 1,774 1,740 1,498 1,573 1,802 1,921 1,980 1,947 1,816 Late Dec 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM Retail 80%291 346 364 364 346 309 255 218 182 109 Employee 90%97 97 97 97 97 93 83 78 73 63 Fine/Casual Dining 95%516 567 464 464 464 619 928 980 1,031 928 Employee 100%152 152 152 152 152 202 202 202 202 202 Fast Food/QSR 95%84 84 76 50 46 50 71 67 42 25 Employee 100%21 21 20 15 12 15 19 19 12 8 Cineplex 100%228 392 489 522 522 522 392 522 653 653 Employee 100%12 15 15 19 19 25 25 25 25 25 Office space 80%1 1 - - - - - - - - Employee 80%8 7 5 4 2 1 - - - - Specialty Grocery Store 100%163 153 144 141 129 113 105 80 38 33 Employee 100%27 27 27 25 23 20 20 17 13 11 1,120 1,390 1,393 1,400 1,378 1,500 1,646 1,787 1,908 1,715 290 292 289 287 282 336 329 324 312 298 1,600 1,862 1,853 1,853 1,812 1,969 2,100 2,208 2,271 2,057 Projected Peak Hour Parking Demand On Weekend Source: Walker Parking Consultants, 2007 Total customer demand Total employee demand TOTAL PARKING DEMAND Total customer demand Total employee demand TOTAL PARKING DEMAND From the breakdown in Table 4 of the parking demand by hour, land use, and group, we can see that the key metrics driving parking demand at the weekday and weekend peak intervals are the restaurants and then the movie theaters. In our experience, the week after Christmas the busiest time of the year for multi-use developments that have restaurants and movie theaters. During the balance of the year, the peak parking demand for the West End Retail project will occur each weekday evening at 7:00 PM. On weekends, the peak parking demand will occur at 8:00 PM. As these peaks are projected to occur after 6:00 PM on weekdays or on weekdays, the parking ramps for the offices should be able to handle the heightened demand. Table 5, below, shows the peak parking demand on weekends and weekdays for the West End Retail. 33 Gary Gleason 8 November 2007 Page 8 Table 5: Projected Peak Parking Demand by Month, After 6:00 PM Projected Peak Parking Demand by Month Projected day Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. Weekday 1,611 1,589 1,714 1,683 1,769 1,816 1,874 1,838 1,648 1,696 1,746 1,849 1,980 Weekend 1,933 1,860 2,043 1,956 2,092 2,163 2,247 2,158 1,894 2,025 2,126 2,226 2,271 Monthly Average Weekday Demand 1,755 Monthly Average Weekend Demand 2,076 *Red font indicates the month with the highest demand. Source: Walker Parking Consultants, 2007 PARKING ADEQUACY Provisionally, the West End Retail project will have a parking supply of 1,726 spaces. When the supply is measured against each month’s peak parking demand, we see that the West End Retail development will not have adequate parking to accommodate the peak parking demand for most months nor for the week after Christmas. Table 6: West End Retail Parking Adequacy at Peak Demand, by Month Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. Planned Supply 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 Projected Demand 1,611 1,589 1,714 1,683 1,769 1,816 1,874 1,838 1,648 1,696 1,746 1,849 1,980 Sufficiency 115 137 12 43 (43) (90) (148) (112) 78 30 (20) (123) (254) Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. Planned Supply 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 Projected Demand 1,933 1,860 2,043 1,956 2,092 2,163 2,247 2,158 1,894 2,025 2,126 2,226 2,271 Sufficiency (207) (134) (317) (230) (366) (437) (521) (432) (168) (299) (400) (500) (545) Projected Peak Weekday Sufficiency Projected Peak Weekend Sufficiency Source: Walker Parking Consultants, 2007 During intervals of peak demand, the West End Retail parking supply will be inadequate. The inadequacy will range between 43 and 545 spaces. During intervals of peak demand on weekdays, the inadequacy will average 113± spaces. During intervals of peak demand on weekends, the inadequacy will average 350± spaces. Moreover, during the week after Christmas, the daytime weekday parking demand will be greater than the supply of parking spaces for the West End Retail development. We project that this dynamic will occur on weekdays between 1:00 PM and 3:00 PM and again between 5:00 PM and 6:00 PM. These are the only intervals during the year when the off peak parking demand during a weekday will be greater than the parking supply before 6:00 PM. 34 Gary Gleason 8 November 2007 Page 9 SHARING OFFICE PARKING Having determined that the West End Retail project will have inadequate parking for intervals of peak demand, we next explored the possibility of the project sharing the parking supply of the office ramps. To develop this option, Walker addressed two questions: • Are the office parking ramps close enough to the West End Retail site to be suitable for patron and employee use? • How many spaces in the office parking ramps might be used to accommodate the parking demand generated by the West End Retail project? To answer the first question, Walker performed a (LOS) assessment on the parking supply for the office buildings. Walker often uses the concept of level of service (LOS), which establishes a qualitative measure to characterize operational conditions. The descriptions of individual levels of service are defined from A to F, with LOS A representing the best operating conditions. LOS D is typically the value of the minimum acceptable standard for parking and transportation systems. (However, traffic engineers will sometimes rate systems to LOS E for the minimum standard). The following table illustrates Walker’s LOS pertaining to walking distances from a parking facility to the patron’s ultimate destination. Table 7: LOS Maximum Walking Distance Maximum Walking Distance LOS D LOS C LOS B LOS A Within Parking Facilities Surface Lot 1,400'1,050'700'350' Structure 1,200'900'600'300' From Parking Destination Climate controlled 5,200'3,800'2,400'1,000' Outdoors, covered 2,000'1,500'1,000'500' Outdoors, uncovered 1,600'1,200'800'400' Source: Walker Parking Consultants, 2006. From the available diagrams of the West End Retail project, Walker projected the walking distances from the office parking ramps to the proposed location of the movie theater. Based upon the preliminary diagrams, it is our conclusion that the office parking ramps would be within six hundred feet of the movie theater as well as the majority of retail establishments and restaurants at the site. Consequently, the office ramps would be suitable locations for employees and patrons of the West End Retail development to park. To address the second question, Walker projected the number of available parking spaces that the office ramps might have on weeknights when the parking demand at the West End Retail project was at its peak. Duke Construction provided the square footage of the existing office buildings, the number of parking spaces in the office ramps, and observations regarding the level of peak weekday parking demand in those ramps. From these data, we calculated the approximate parking generation ratio for the ramps during intervals of peak demand. (The peak parking demand for office buildings occurs on weekdays at 35 Gary Gleason 8 November 2007 Page 10 10:00 AM and 2:00 PM.) Table 8, below, shows that the existing office buildings have a peak parking generation ratio of approximately 3.1 parking spaces per thousand square feet (KSF) of office space. Table 8: Projected Peak Parking Demand Projections for Existing Office Buildings (10:00 AM and 2:00 PM) Building SF1 491,785 Building KSF 491.79 Generation Ratio 3.18 Parking Demand 1,566 Parking Supply1 1,566 Parking Surplus - Notes: 1. Data from Duke Construction Staff Source: Walker Parking Consultants, 2007 Based upon the Walker Parking Consultants shared parking model, the parking demand for office buildings at 6:00 PM is one fourth of the peak demand. One hour later, the parking demand at an office building is one tenth of the peak demand. Hence, if an office generates a peak parking demand of 100 parked cars, there will be approximately 25 parked cars at 6:00 PM and about 10 parked cars one hour later at 7:00 PM. Therefore, as the day goes on, the parking demand for the office buildings reduces significantly. Consequently, when the employees in the office building go home for the day, they will free up spaces for patrons arriving at the West End Retail project during the early evening hours. Table 9, below, calculates the declining parking demand for the office buildings as the day turns into evening. Table 9: Projected Weekday Parking Demand for Existing Office Buildings, January through December Hour 10:00 AM 2:00 PM 5:00 PM 6:00 PM 7:00 PM Building SF 491,785 491,785 491,785 491,785 491,785 Building KSF 491.79 491.79 491.79 491.79 491.79 Generation Ratio1,2 3.18 3.18 1.59 0.80 0.32 Parking Demand 1,566 1,566 783 392 157 Parking Supply 1,566 1,566 1,566 1,566 1,566 Parking Surplus - - 783 1,175 1,409 Notes: 1. Ratios calculated using observations from Duke Construction Staff Source: Walker Parking Consultants, 2007 2. Ratios for intervals after 10:00 AM are projected from the base ratio observed by Duke Construction Staff and then extrapolated from Walker Shared Parking Model By 7:00 PM on most weeknights, we project that the office ramps will have over 1,000 parking spaces that might be used by patrons of the West End Retail development. 36 Gary Gleason 8 November 2007 Page 11 In late December, the parking demand at the existing parking ramps will be slightly lower than during the rest of the year. Generally, a significant number of office employees take all or part of the week between Christmas and New Year’s Day off. Consequently, Walker projects that the parking demand in the existing office ramps will be approximately 20% lower than it is during the rest of the year. The following table shows the parking demand projections for the existing office ramps during late December. Table 10: Projected Weekday Parking Demand for Existing Office Buildings, Late December Hour 10:00 AM 2:00 PM 5:00 PM 6:00 PM 7:00 PM Building SF 491,785 491,785 491,785 491,785 491,785 Building KSF 491.79 491.79 491.79 491.79 491.79 Generation Ratio1,2 2.55 2.55 1.27 0.64 0.25 Parking Demand 1,253 1,253 626 313 125 Parking Supply 1,566 1,566 1,566 1,566 1,566 Parking Surplus 313 313 940 1,253 1,441 Notes: 1. Ratios calculated using observations from Duke Construction Staff Source: Walker Parking Consultants, 2007 2. Ratios for intervals after 10:00 AM are projected from the base ratio observed by Duke Construction Staff and then extrapolated from Walker Shared Parking Model As Table 11 illustrates below, the parking surplus for the office buildings should be able to accommodate the peak parking demand for the West End Retail during intervals of peak demand. Table 11: West End Retail Peak Demand Overflow Combined with Office Parking Surplus Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. West End Deficit -- -- -- --(43) (90) (148) (112) -- --(20) (123) (254) Office Ramp Surplus 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,441 Sufficiency - - - - 1,366 1,319 1,261 1,297 - - 1,389 1,286 1,187 Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. West End Deficit (207) (134) (317) (230) (366) (437) (521) (432) (168) (299) (400) (500) (545) Office Ramp Surplus 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 1,409 Sufficiency 1,202 1,275 1,092 1,179 1,043 972 888 977 1,241 1,110 1,009 909 864 Projected Peak Weekday Sufficiency Projected Peak Weekend Sufficiency Source: Walker Parking Consultants, 2007 After 5:00 PM, the heightened demand can be accommodated by the parking ramps for the office buildings. Moreover, as indicated in Table 4, above, there will be instances during the last week of December when, prior to 6:00 PM, and especially during the afternoon hours of 1:00 PM and 3:00 PM, the parking ramps for the office buildings will be needed to accommodate the parking demand generated by the West End Retail Development. Other than these intervals in late December, we project that the West End Retail’s parking supply will be adequate. The following four tables detail the highest level of demand for both the West 37 Gary Gleason 8 November 2007 Page 12 End Retail project and the existing offices on weekdays between 8:00 AM and 12:00 PM (Table 11), between 12:00 PM and 5:00 PM (Table 12), at 5:00 PM (Table 13), and at 6:00 PM (Table 14). Table 12: Projected Parking Demand by Month — Weekday Mornings between 8:00 AM and 12:00 PM Location Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. West End Retail Inventory 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 Demand 995 995 1,068 1,055 1,086 1,079 1,072 1,084 1,045 1,068 1,088 1,179 1,055 Surplus(Deficit)731 731 658 671 640 647 654 642 681 658 638 547 671 Existing Offices Inventory 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 Demand 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,253 Surplus(Deficit)0 0 0 0 0 0 0 0 0 0 0 0 313 Combined Inventory 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 Demand 2,561 2,561 2,634 2,621 2,652 2,645 2,638 2,650 2,611 2,634 2,654 2,745 2,308 Surplus(Deficit)731 731 658 671 640 647 654 642 681 658 638 547 984 Source: Walker Parking Consultants, 2007 During the mornings, the West End Project will have adequate parking while the office parking ramps will be full except for the last week of December. Table 13: Projected Parking Demand by Month — Weekday Afternoons between 12:00 PM and 5:00 PM Location Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. West End Retail Inventory 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 Demand 1,380 1,369 1,473 1,449 1,509 1,536 1,566 1,553 1,425 1,465 1,501 1,658 1,774 Surplus(Deficit)346 357 253 277 217 190 160 173 301 261 225 68 (48) Existing Offices Inventory 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 Demand 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,253 Surplus(Deficit)0 0 0 0 0 0 0 0 0 0 0 0 313 Combined Inventory 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 Demand 2,946 2,935 3,039 3,015 3,075 3,102 3,132 3,119 2,991 3,031 3,067 3,224 3,027 Surplus(Deficit)346 357 253 277 217 190 160 173 301 261 225 68 265 Source: Walker Parking Consultants, 2007 Table 14: Projected Parking Demand by Month — Weekday Afternoons at 5:00 PM Location Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. West End Retail Inventory 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 Demand 1,350 1,334 1,434 1,410 1,476 1,514 1,555 1,529 1,383 1,421 1,465 1,581 1,802 Surplus(Deficit)376 392 292 316 250 212 171 197 343 305 261 145 (76) Existing Offices Inventory 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 Demand 783 783 783 783 783 783 783 783 783 783 783 783 626 Surplus(Deficit)783 783 783 783 783 783 783 783 783 783 783 783 940 Combined Inventory 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 Demand 2,133 2,117 2,217 2,193 2,259 2,297 2,338 2,312 2,166 2,204 2,248 2,364 2,428 Surplus(Deficit)1,159 1,175 1,075 1,099 1,033 995 954 980 1,126 1,088 1,044 928 864 Source: Walker Parking Consultants, 2007 38 Gary Gleason 8 November 2007 Page 13 Table 15: Projected Parking Demand by Month — Weekday Evenings at 6:00 PM Location Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. West End Retail Inventory 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 1,726 Demand 1,584 1,566 1,690 1,662 1,738 1,771 1,812 1,789 1,629 1,675 1,716 1,839 1,921 Surplus(Deficit)142 160 36 64 (12)(45)(86)(63)97 51 10 (113)(195) Existing Offices Inventory 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 1,566 Demand 392 392 392 392 392 392 392 392 392 392 392 392 313 Surplus(Deficit)1,175 1,175 1,175 1,175 1,175 1,175 1,175 1,175 1,175 1,175 1,175 1,175 1,253 Combined Inventory 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 3,292 Demand 1,976 1,958 2,082 2,054 2,130 2,163 2,204 2,181 2,021 2,067 2,108 2,231 2,234 Surplus(Deficit)1,317 1,335 1,211 1,239 1,163 1,130 1,089 1,112 1,272 1,226 1,185 1,062 1,058 Source: Walker Parking Consultants, 2007 During the afternoons, the office parking ramps will frequently be full. The parking demand at the West End Retail project will have adequate parking except during the last week of December. However, during that week, the existing office ramps are projected to have available parking spaces as employees in those buildings take time off during the holiday season. At 5:00 PM, the West End Retail project will have adequate parking except during the last week of December. At that time, the office ramps could accommodate the parking demand. At 6:00 PM, patrons of the West End Retail project will often need to park in the office ramps. The projections in this report indicate that the West End Project development and the existing office buildings share their parking facilities so that patrons of the former can park in the office ramps during intervals of high demand. However, a caveat is necessary. Frequently, the West End Project’s parking areas will be heavily utilized. Under such conditions, patrons may develop the perception that the development does not have adequate parking. Table 16, below, summarizes the percentage of the West End Retail development’s parking spaces that are projected to be occupied during various key intervals on weekdays. Table 16: Projected Parking Occupancy Percentages for West End Retail, Weekdays Period Jan.Feb.Mar.Apr.May June July Aug.Sept.Oct.Nov.Dec.Late Dec. Before 12 PM 58%58%62%61%63%63%62%63%61%62%63%68%61% 12 PM to 5 PM 80%79%85%84%87%89%91%89%83%85%87%96%103% 5 PM 78%77%83%82%86%88%90%89%80%82%85%92%104% 6 PM 92%91%98%96%101%103%105%104%94%97%99%107%111% 7 PM 93%92%99%98%102%105%109%106%95%98%101%107%115% Note: Percentages greater than 100% indicate times when the West End Retal Project has a parking supply deficit. Source: Walker Parking Consultants During those times when the West End Retail Project has 90% or more of its parking spaces occupied and the existing office ramps have available parking spaces to share, patrons may benefit from measures that facilitate the use of those available spaces. 39 Gary Gleason 8 November 2007 Page 14 DISTRIBUTION OF PARKING SUPPLY Current plans call for the West Side Retail project to have 1,726 parking spaces. Of this total, 216 spaces are planned to be centered around the specialty grocery store; 510 spaces will rest below grade, under areas designated for retail and office space; and the remaining 1,000 spaces will be in a parking ramp adjacent to the movie theater. From these plans, Walker projects that the placement of the parking supply reflects an adequate disbursement pattern based upon the level of service criteria described on Page 9, above. The majority of the specialty grocery store’s 216 parking spaces will be within 300 feet of that establishment and all of the spaces will be within 600 feet. Approximately 60% of the 510 below grade parking spaces will be within 600 feet of the movie theater. The balance of these spaces (approximately 300±) will be as far as 750 feet from the theater. Patrons coming to the West End Retail project to see movies may find these more distant spaces inconvenient to use because of the walking distance. The 1,000 parking spaces in the parking ramp are projected to be within 600 feet of the movie theater. CONCLUSION The parking ramps for the offices would be able to accommodate the development’s overflow parking demand on weekday evenings and on weekends when the West End Retail site is experiencing its intervals of peak demand. However, unless patrons are quickly directed to the available spaces in the office ramps, the high parking demand at the West End Retail site may lead to the perception that the parking supply is inadequate. Please don’t hesitate to contact us with any questions you may have. Sincerely, WALKER PARKING CONSULTANTS Carolyn H. Krasnow, Ph.D. Terrence Hakkola, PE Principal Managing Principal Director of Studies Services CHK:dpa 40 www.traffic-impact.com 7900 International Drive, Suite 300, Bloomington, MN 55425 1 |P a g e DATE: 15 January 2022 TO: Erika Bennett, NAI Hoffman FROM: Scott Israelson RE: Parking Demand Study The Shops at West End St Louis Park, Minnesota Introduction The Shops at West End is a shopping, dining, and entertainment hub located in the southwest quadrant of the I-394/TH 100 interchange. The 381,804-square foot complex has 1,751 surface, underground, and garage parking spaces, and shares parking with garages for nearby office buildings. A parking study was prepared in 2013 and its conclusion was that complex had sufficient parking spaces when using the nearby office parking ramps (an additional 1,568 spaces). This analysis is needed as an update to that report due to tenant turnover as well as potential new restaurant tenants. Table 1 on the following page shows the list of tenants or vacant spaces, each land use, and square footage. It should be noted that this analysis assumes 100% occupancy. 41 www.traffic-impact.com 7900 International Drive, Suite 300, Bloomington, MN 55425 2 |P a g e Suite NO Street Tenant USE Sq. Ft. 1607 Park Place Blvd THE LOCAL - WEST END Sit-Down 6,924 1627 Park Place Blvd VACANT Food Service 1,230 1639 Park Place Blvd VACANT Fast Food 3,122 1645 Park Place Blvd VACANT Food Service 1,229 1651 Park Place Blvd FLEUR DE JUNK Retail 2,145 1653 Park Place Blvd SOLIDCORE Retail 2,116 1667 Park Place Blvd YARD HOUSE Sit-Down 10,500 1673 Park Place Blvd VACANT Fast Food 3,000 1675 Park Place Blvd SOLA SALON STUDIOS Retail 9,203 1691 Park Place Blvd New Punch Bowl Minneapolis, LLC Sit-Down 22,975 5371 W 16th Ctreet RAKU MODERN JAPANESE CUISINE Sit-Down 3,679 5331 W 16th Ltreet THE LOOP WEST END, LLC Sit-Down 7,764 1607 W 16th Street BANK OF AMERICA #PMNW0820000 Retail 1,998 5315 W 16th Street CITIZEN'S BANK Office/ Retail 2,484 5326 W 16th Street VACANT Fast Food 2,542 5327 W 16th Street VACANT Fast Food 1,544 5334 W 16th Street WIRELESS ZONE Retail 2,054 5340 W 16th Street JIMMY JOHN'S GOURMET SANDWICH Food Service 2,248 5370 W 16th Street CUB FOODS Retail/ Grocery 55,288 5377 W 16th Street Hope Breakfast Bar Sit-Down 3,924 100 West End Blvd REGUS CORPORATION Office 13,168 200 West End Blvd TACO JOHN Office 20,122 1602 West End Blvd ROJO AND THE ROJO ROOM Sit-Down 9,065 1603 West End Blvd CRAVE HOSPITALITY Sit-Down 9,093 1607 West End Blvd VACANT Sit-Down 9,626 1615 West End Blvd VACANT Retail 4,554 1621 West End Blvd CITY OF ST. LOUIS PARK POLICE Office 325 1621 West End Blvd VACANT Office 1,526 1622 West End Blvd ANTHROPOLOGIE Retail 11,000 1623 West End Blvd VACANT Sit-Down 15,000 1625 West End Blvd KERASOTES SHOWPLACE THEATRES Movie Theater 59,500 1628 West End Blvd VACANT Retail 1,825 1632 West End Blvd EVEREVE Retail 4,558 1633 West End Blvd TWIN CITIES FILM FEST Office 3,000 1637 West End Blvd VACANT Retail 2,856 1639 West End Blvd VACANT Retail 3,130 1658 West End Blvd VACANT Sit-Down 8,000 1661 West End Blvd VACANT Retail 3,370 1665 West End Blvd VACANT Sit-Down 4,000 1668 West End Blvd LOVE AB Retail 2,269 1669 West End Blvd HOTWORX Retail 1,820 1671 West End Blvd HAND & STONE MASSAGE Retail 2,500 1673 West End Blvd VACANT Retail 2,645 1675 West End Blvd VACANT Retail 1,446 1676 West End Blvd RESTORATION HARDWARE Retail 10,474 1677 West End Blvd SONG TEA & POKE Fast Food 1,500 1682 West End Blvd VACANT Sit-Down 20,833 1683 West End Blvd RAZE Retail 1,634 1685 West End Blvd GLAMOUR NAILS Retail 1,690 1687 West End Blvd VACANT Fast Food 1,236 1695 West End Blvd VACANT Fast Food 3,200 1621A West End Blvd VACANT Office 870 Table 1 - Tenants, Land Use, Square Footage 42 www.traffic-impact.com 7900 International Drive, Suite 300, Bloomington, MN 55425 3 |P a g e Driving Ratio and Non-Captive Adjustment The previous study reduced parking demand based on “journey to work” data from the St Louis Park census and described non-captive adjustment based on patrons visiting more than one site. The City’s parking calculations allowed a 10% reduction that accounted for transit. ITE Parking Generation and Shared Parking Analysis The ITE Parking Generation Manual is the industry standard for estimating parking demand for various land uses. Shared Parking occurs where different land uses with different peak parking periods “share” parking to reduce overall parking demand. Table 2 shows a summary square footage by land use, and the estimated parking demand rate for each parking period. This includes the office space at 1550/1600 Utica Avenue and its garage, and includes a 10% reduction accounting for transit that follows City guidelines for parking calculations. Table 2 - ITE Parking Generation by Peak Period Land Use ITE # Sq Ft Weekday Friday Saturday 8 AM - 6 PM 6 PM - 9 PM 8 AM - 6 PM 6 PM - 9 PM 9 AM - 6 PM 6 PM - 9 PM Movie Theater 444 16 scrns n/a n/a 348 544 556 694 Health/Fitness Club 492 1229 6 6 6 6 4 2 General Office 710 38961 93 19 93 19 0 0 Shopping Center 820 42204 82 71 110 93 123 87 in December 159 143 173 129 192 123 Supermarket 850 55288 162 162 254 127 201 85 Sporting Goods 861 3936 6 5 6 5 6 5 Home Improvement 862 10474 n/a n/a 25 23 35 26 Apparel Store 876 21797 25 15 25 15 58 35 Bank 912 4482 17 6 17 6 14 0 Food Service Restaurant 930 32314 321 247 321 247 283 246 Sit-Down Restaurant 931 87466 515 920 701 1298 803 1487 Food Service Restaurant 932 24103 216 228 259 273 296 225 1550/1600 Utica Ave 710 507638 1213 243 1213 243 0 0 Non-December Demand - unadjusted 2656 1920 3378 2897 2378 2892 Non-December Demand - 10% reduction 2390 1728 3041 2608 2140 2603 December Demand - unadjusted 2733 1993 3441 2934 2447 2928 Total December Demand -10% reduction 2459 1794 3097 2641 2203 2635 Analysis shows that peak demand for The Shops at West End occurs Saturday evenings in December. When combined with the 1550/1600 Utica offices, the peak demand occurs Fridays before 6 PM in December. 43 www.traffic-impact.com 7900 International Drive, Suite 300, Bloomington, MN 55425 4 |P a g e Parking Level of Service Walker Parking Consultants has prepared a Parking level of service (LOS) to describe a qualitative measure to characterize operations. The table below describes LOS based on walking distances from parking space to patron’s destination. The previous study noted that the nearby office parking structures offer LOS of A or B for both patrons and employees. Conclusion The Shops at West End complex has 1,751 surface, underground, and garage parking spaces. The site also has access to nearby parking garages totaling 1,568 additional parking spaces. The total capacity for parking is 3,319 parking spaces. This analysis assumed 100% tenant occupancy and provides 10% for transit reductions following City guidelines. Peak demand for the Shops at West End occurs in Saturday evenings in December. It should be noted that the adjacent parking garages will be available since the offices will be empty during Saturday evenings. When combined with the 1550/1600 Utica offices, the peak demand occurs before 6 PM on Fridays in December. Highest demand totals 3,097 spaces. The conclusion is that the site will have parking capacity to accommodate its greatest projected demand. It could be reasonable to expect that the projected demand would be even less at full capacity than analyzed in this document. The site is surrounded by apartments and condos as well as office space. These are well within walking distance and it is very conceivable that many patrons would walk or bike as opposed to drive. The previous study identified parking demand management options to reduce overall parking demand. These include: Providing incentives for employees to work outside peak parking periods, Leasing overflow space from nearby lots for employee parking, 44