06-23-86 PC Agenda �..,..;_� z�. ._, -- - -- ,��.� _ _ --
Golden Valley Planning Commission
Civic Center, 7800 Golden Valley Road '
June 23, 1986
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7:00 P.M.
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AGEhIDA
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I. APPROVAL OF MINUTES - APRIL 28, 1986 '
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II. INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN PUD #53 (
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APPLICANT: Trammell Crow Company ;
LOCATION: 5500 and 5600 Wayzata Boulevard and i
700 Turners Crossroad South !
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REQUEST: Approval of the Preliminary Design Plan of PUD #53, �
' Which Proposes Construction of Office/Hotel/Parking �
Ramp Complex
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� III. REPORT ON CITY COUNCIL MEETING ;
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IV. REPORT ON HRA MEETINGS ;
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� V. REPORT ON BZA MEETINGS ;
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PLANNING COMMISSION GUIDELINES FOR PUBLIG INPUT I
The Planning Cortcnission is an advisory body, created to advise the City Council on land use. The Commission �
will recommend Council approval or denial of a land use proposal based upon the Commission's determination of �
whether the proposed use is permitted under the Zoning Code and the Comprehensive Plan, and whether the pro-
I posed use will, or will not, adversely affect the surrounding neighborhood. �
IThe Cortenission holds informal public hearings on land use proposals to enable you to learn, first-hand, what �
� such proposals are, and to permit you to ask questions and offer comments. Your questions and comments become i
� part of the record and will be used by the Council, along with the Commission's recommendation, in reaching I
its decision.
To aid in your understanding and to facilitate your comments and questions, the Commission will utilize the I
following procedure: ;
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� 1. The Commission Chair will introduce the proposal and the recomnendation from staff. Commission j
imembers may ask questions of staff.
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, 2. The proponent will describe the proposal and answer any questions from the Commission. �
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� 3. The Chair will open the public hearing, asking first for those who wish to speak to so indicate '
by raising their hands. The Chair may set a time limit for individual questions/co►rdnents if a �
� large number of persons have indicated a desire to speak. Spokespersons for groups will have a �
! longer period of time for questions/comments. �
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I 4. Please give your full name and address clearly when recognized by the Chair. Remember, your !
iquestions/cortments are for the record. i
� 5. Direct your questions/coaments to the Chair. The Chair will determine who will answer your
I questions. �
6. No one will be given the opportunity to speak a second time until everyone has had the opportunity i
I to speak initially. Please limit your second presentation to new information. not rebuttal.
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i 7. At the close of the pub]ic hearing, the Comnission will discuss the proposal and take appropriate
action.
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� MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
May 12, 1986 - No meeting was held due to lack of a quorum.
Ma� 26, 1986 - Meeting cancelled - holiday.
June 9, 1986 - No meeting due to lack of an agenda.
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MINUTES OF THE GOLDEN VALLEY
� PLANNING COMMISSION
April 28, 1986
A regular meeting of the Planning Commission was held in the Manager's
Conference Room of the Civic Center, 7800 Golden Valley Road, Golden Valley,
Minnesota. Chairman Prazak called the meeting to order at 7:00 P.M.
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Those present were Commissioners Kapsner, McAleese, McCracken-Hunt, Prazak and
Russell . Commissioners Leppik and Lewis were absent. Also present were Mark
Grimes, Director of Planning and Development, and Alda Peikert, City Planner.
I. APPROVAL OF MINUTES - APRIL 14, 1986
It was moved by Commissioner Russell , seconded by Commissioner McCracken-Hunt,
and carried unanimously to approve the minutes of the April 14, 1986 Planning
Commission meeting as recorded.
II. SELECTION OF SIDEWALK COMMITTEE MEMBERS
Chairman Prazak introduced this agenda item and asked for volunteers to serve
on the Sidewalk Committee. Commissioners Russell and McAleese volunteered to
serve as members of the Sidewalk Committee.
III. REPORT ON CITY COUNCIL MEETING - APRIL 15, 1986
� Planning and Development Director Mark Grimes provided the Planning Commission
with a report on items of Planning Commission interest considered at the April
15, 1986 City Council meeting.
IV. APA CONFERENCE REPORTS
Commissioners Kapsner, McCracken-Hunt and Russell and Planning and Development
Director Mark Grimes provided the Planning Commission with reports on American
Planning Association (APA) Conference sessions attended April 5-9, 1986 in Los
Angeles.
V. AGENDA FOR MAY 12, 1986 PLANNING COMMISSION MEETING
Planning Commissioners decided to begin study at the next meeting of THE
PLANNING COMMISSIONERS GUIDE by David J. Allor. Planning staff will select
appropriate chapters for discussion.
The meeting was adjourned at 8:45 P.M.
Respectfully submitted,
� Gary Prazak, Chairman Linda McCracken-Hunt, Secretary
June 18, 1986
� T0: Golden Valley Planning Commission
FROM: Alda Peikert, City Planner
SUBJECT: Informal Public Hearing - Preliminary Design Plan for PUD #53, The
Colonnade
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Trammell Crow Company requests approval of the Preliminary Design Plan for PUD
#53, The Colonnade, which proposes construction of an office building and hotel
with shared parking ramp on present Highway 12 between Turners Crossroad and
Xenia Avenue South, future northeast quadrant of the I-394/Xenia Avenue inter-
change.
The official applicant for PUD Preliminary Design Plan approval is the City of
Golden Valley, due to the fact that the developer does not yet own the develop-
ment site. Section 15.14 Paragraph 11 of the City PUD Ordinance allows the
City to act as petitioner for the PUD Preliminary Design Plan in cases where
the HRA has authorized acquisition of the subject property. The PUD Ordinance
requires HRA acquisition of the land prior to ,approval of the PUD General Plan
of Development, the second phase of the PUD application process.
Redevelopment Project Background
� The proposed project is within the Golden Hills Redevelopment District estab-
lished by the HRA in October 1984 and is the subject of Development Agreements
concluded between the HRA and both Trammell Crow and Embassy Suites on March
12, 1986. The Development Agreement with Trammell Crow stipulates construction
of an office building approximately 15 stories in height with a minimum of
259,000 square feet of gross floor area and construction of a parking ramp with
a minimum of 1000 parking spaces and potential for the addition of 250 spaces
if required in the future. The Development Agreement with Embassy Suites
stipulates construction of a "luxury hotel" with a minimum of 243 suites.
Site Boundary Determination
Minnesota Department of Transportation (MnDOT) plans for the future I-394/Xenia
Avenue interchange include a detached service road which will form the northern
boundary of the subject development site. MnDOT plans for acquisition of right-
of-way for the ramp off of I-394 onto Xenia Avenue and for the detached service
road are not yet finalized. Therefore, exact boundaries of the subject develop-
ment are not yet determined. For this reason, the developer has not yet surveyed
the development site.
Compliance with Preliminary Plat Requirements
The developer is unable to submit a Preliminary Plat as required with the PUD
Preliminary Design Plan due to lack of a final decision on MnDOT right-of-way
requirements. The developer will have the site surveyed and a Preliminary Plat
prepared after MnDOT finalizes I-394 plans and defines the right-of-way limits.
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Informal Public Hearing - PUD #53, The Colonnade
June 18, 1986
Page 2
� At this time the developer has submitted a sketch showing proposed division of
the site into four lots comprising the office building site, the hotel site,
the parking ramp site, and a separate parcel for the common area. The sketch
of the proposed plat is attached.
The PUD Preliminary Design Plan for PUD #53, The Colonnade, does not include
requi�ed components of the Preliminary Plat including grading, drainage and
utility plans. It is the opinion of the City Engineer that Preliminary Design
Plan review of the proposed PUD may occur without submittal of these engineering
plans. Due to the fact that initiation of the PUD approval process is necessary
at this time in order to meet the proposed project construction schedule, staff
suggests that the Planning Commission and City Council proceed with Preliminary
Design Plan review of PUD #53 without the Preliminary Plat and defer requirement
of the Preliminary Plat until the General Plan of Development stage of the PUD
approval process. Final approval of the PUD General Plan of Development may not
take place until MnDOT right-of-way limits for the I-394 construction project
are finalized and completion of an accurate survey of the project site is
possible.
Proposed Development
The development proposed in the PUD Preliminary Design Plan is expanded over
the minimum stipulated by Development Agreement. Embassy Suites proposes a
ten-story hotel with 243 suites, which is the same scale as the hotel contem-
� plated in the Development Agreement with Embassy Suites. Trammell Crow,
however, proposes a fifteen-story office building with gross floor area of
409,000 square feet and net leasable area of 330,000 square feet. This is
considerably larger than the minimum 259,000 square foot gross area stipulated
in the Trammell Crow Development Agreement. The proposed parking ramp is five
levels providing for 1124 parking spaces. Potential for a sixth level provides
for an additional 225 to 230 parking spaces if required in the future. Total
parking with the addition of a sixth level would be approximately 1350 spaces.
This compares with a minimum of 1000 and potential for 250 additional stipu-
lated in the Trammell Crow Development Agreement.
The proposed development site is approximately seven acres in area including
the site of the vacant former Boulevard Restaurant building, the convenience
food store and closed gasoline station to the north, the multiple tenant Golden
Valley Business Center, and the Larsen-Olson Building. Right-of-way for the
proposed detached service road for future I-394 will require approximately the
northerly 70 feet of the Larsen-Olson property. The development site will be
surrounded on all four sides by street right-of-way, with the I-394 exit ramp
on the south, Xenia Avenue South on the west, the detached service road on the
north, and Turners Crossroad on the east.
Site coverage figures provided by the applicants indicate site coverage by
building and parking structure as 49 percent, coverage by interior street and
plaza as 13 percent, and coverage by pond and landscaping as 38 percent. The
City Zoning Code allows 40 percent coverage by building with an additional 20
percent coverage by parking structure. Therefore, the proposed project is in
� conformance wi`th site coverage guidelines in the Zoning Code.
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Informal Public Hearing - PUD #53, The Colonnade
June 18, 1986
Page 3
� The developer plans inclusion of retail and service uses compatible with office
use on the main level of the office building. Amenities under consideration for
inclusion in the office building include the following: Day care, health club,
restaurants, cafeteria, postal substation, banking facilities, a car wash,
convenience store, travel agency, secretarial service, barber shop, beauty shop
and tanning booth.
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Building Height
Height of the proposed buildings is fifteen stories for the office building and
ten stories for the hotel. The adjacent shared parking ramp is approximately
equivalent to three stories in height. The height Timitation imposed by the
Golden Valley Zoning Code is three stories in Residential , Commercial , Institu-
tional and Business and Professional Offices Zoning Districts. In Industrial
and Light Industrial Zoning Districts the height limitation is 45 feet. Greater
building height may be approved through either the Conditional Use Permit process
or the PUD process. Underlying zonings of parcels assembled to create the
subject office/hotel site are Commercial and Light Industrial .
The subject location is suitable for the ten and fifteen story heights proposed
in the PUD #53 Preliminary Design Plan. The location is adjacent to a future
major freeway interchange, which has stimulated plans for high rise development
in St. Louis Park as well as in Golden Valley. Surrounding land uses include
office/warehouse and office/manufacturing to the north and west and a commercial
� shopping center across Turners Crossroad to the east. The properties most
affected would be residences on Turners Crossroad and Circle Down directly
across Turners Crossroad from the parking ramp located on the northerly portion
of the development site. The parking ramp, which is approximately three stories
in height as noted above, provides a barrier and balance to the taller hotel
and office buildings located beyond as viewed from the residential area.
Parking Provision
City Zoning Code requirements for parking space for the subject project are one
space for every 250 square feet of gross floor area in office use and one space
for every hotel unit. Strict adherence to Zoning Code provisions results in
requirement of 1636 parking spaces for office use and 243 spaces for hotel use
for a combined total of 1879 parking spaces required. Attached are parking
consultant studies for the proposed project contracted by both the HRA and by
Trammell Crow which recommend reduced parking requirements based on the high
quality of the office and hotel development proposed and based on the mixed use
nature of the project.
The study conducted by Short-Elliott-Hendrickson, Inc. , for the HRA examines
traffic generation for a 280,000 square foot office building combined with a
300 suite hotel . Parking demand for the two uses together peaks between 8:00
and 9:00 AM at approximately 1100 spaces with 900 spaces required for the office
building and 200 spaces required for the hotel . Adjustment for the increased
office building size and decreased hotel size results in figures of 1315 spaces
for the office and 162 spaces for the hotel . The combined total at the peak
� hour between 8:00 and 9:00 AM is 1477 spaces.
Informal Public Hearing - PUD #53, The Colonnade
June 18, 1986
Page 4
� The study conducted by Barton-Aschman Associates, Inc. , at the direction of
Trammell Crow Company suggests parking ratios of 2.6 spaces per 1000 square
feet of leasable office space and .84 spaces per hotel room. The resulting
parking space requirement is 858 spaces for office use and 204 spaces for hotel
use for a total of 1062 spaces required. The 1124 parking space figure proposed
by the applicant is 62 spaces, or approximately six percent, over the number
required according to the study.
Staff finds the proposal for 1124 spaces acceptable only in view of the provi-
sion for addition of a sixth parking level which would add 225 to 230 spaces
for a total of approximately 1350 spaces. Due to the importance of parking
availability to the marketing of office space, staff feels comfortable with
reliance upon developer assessment of initial parking need and with developer
judgment on necessity and timing of addition of a sixth ramp level .
The developer proposes parking spaces eight and a half feet in width, narrower
than the nine feet required by the City Zoning Code. The City Engineer concurs
with use of spaces one half foot narrower than required by Code. The nine foot
width is necessary in parking lots with constant turnover as for retail shopping
centers. However, eight and a half foot parking space width is adequate in the
case of all day parking for an office building and all night parking for hotel
use.
Proposed arrangements for joint office and hotel use of the parking ramp
� involve Trammell Crow construction of the ramp in conjunction with the office
building and leasing of 3/11 of the ramp, or 307 of the total 1124 spaces, to
the hotel for an initial period of fifteen years. Spaces along the west side
of the ramp near the entry to the hotel on several ramp levels would be
reserved for hotel use.
Conformance with Setback Requirements
The front yard setback requirement of 35 feet from the street right-of-way line
applies to all sides of the proposed development in view of the fact that the
site is surrounded by streets. In the case of buildings over three stories in
height, the Zoning Code specifies the addition of five feet of setback for each
additional story.
The proposed development provides 60 feet of setback from the Xenia Avenue
South right-of-way line to the closest point of the hotel structure. The set-
back from the I-394 exit ramp right-of-way line on the south side to the closest
point of the office building is 45 feet. The development is oriented towards
Xenia Avenue South as the front of the complex, and the greatest setback is
maintained on the Xenia Avenue side. Considerable setback is also maintained
from the I-394 frontage on the south side. The site at the intersection of
I-394 with Xenia Avenue South is suitable to high rise development, and staff
feels that the setbacks from Xenia and from the I-394 right-of-way are adequate.
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Informal Public Hearing - PUD #53, The Colonnade .
June 18, 1986
Page 5
� Setbacks from the detached fro�tage road on the north to the hotel and parking
ramp and from Turners Crossroad on the east to the parking ramp are less than
the standard 35 foot setback required from street right-of-way lines to buildings
up to three stories in height. The setback distances on the north are approxi-
mately 23 feet to the hotel and approximately 20 feet to the ramp at the farthest
point down to ten feet to the ramp at the northeast corner of the site. The
distance from the Turners Crossroad right-of-way line to the parking ramp is
appro�imately 17 feet.
Ramp height is minimized by construction of one level below grade with one at
grade and only three rising above grade. Height of the five level ramp will be
33 to 37 feet above grade depending on type of construction, which roughly
corresponds to the three-story building height restriction standard to both
residential and nonresidential zoning districts in Golden Valley.
° In view of the fact that the site is surrounded on all sides by street and the
project orientation is toward Xenia Avenue South, the north and east sides are
reasonably treated as rear yards. However, the parking ramp will be visible
from residences on the east side of Turners Crossroad to the northeast of the
development. The minimal setbacks proposed will be acceptable only with maximum
effort to enhance the appearance of the parking ramp. The proponent specifies
brick exterior finish of the parking ramp and indicates intensified landscaping
treatment of the setbacks. The brick exterior will be in a color which coordi-
nates with the granite used on the office building exterior. Landscaping in
setbacks from the service road and Turners Crossroad to the ramp includes over-
• story trees, evergreen trees and ornamental trees. The proponent states that
size of overstory trees at the time of installation will be four inch diameter
which provides height of approximately 20 feet. Ramp height and landscaping
treatment are similar to that of the parking ramp at the Normandale Office
Park, a Trammell Crow project previously visited by Golden Valley Planning
Commission, City Council and staff inembers. The proponent intends to shaw
slides of the Normandale ramp at the June 23, 1986 Planning Commission meeting.
Staff feels reassured that visual appearance of the proposed parking ramp will
be acceptable.
Site Access
Primary access to the subject site will be from I-394 by means of the adjacent
Xenia/Vernon interchange. The Minnesota Department of Transportation (MnDOT)
has recently obtained approval of Federal funding of the detached service road
which will form the northern boundary of the development site. The purpose of
the detached service road is to provide maximum stacking space from the north
to the interchange, which will be signalized on both sides of the freeway.
The site plan prepared by the proponent shows access to the site off of Xenia
Avenue South, off of the detached service road, and off of Turners Crossroad.
The access plan submitted with the PUD Preliminary Design shows two curb cuts
on the east side of Xenia Avenue South into the development site, one of which
is two way and the second of which is an exit only from the site. The sketch
also proposes a median cut to allow access from and to southbound Xenia Avenue
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Informal Public Hearing - PUD #53, The Colonnade
June 18, 1986
Page 6
• South headed for the freeway interchange. Staff has referred a copy of the
proposed site plan to MnDOT for review and comment. MnDOT staff has informed
City Planning staff that a median cut on Xenia Avenue South is not acceptable
and will not be approved by MnDOT. According to MnDOT staff, two curb cuts
from Xenia into the site may be acceptable depending on the locations. Staff
suggests that approval of the PUD Preliminary Design be conditional upon con-
formapce to MnDOT plans and approval by MnDOT in order to maximize cooperation
with efforts to facilitate traffic flow at the Xenia/Vernon interchange.
Staff discussed with the proponent planning and regulation of use of the three
access points to the parking ramp in order to maximize traffic flow and minimize
congestion. The proponent contends that traffic flow in and out of the parking
ramp will be self regulating in that office employees commuting to the site
regularly will tend to select access points and times which minimize their own
inconvenience and, therefore, also minimize congestion. The proponent informs
staff that past experience with efforts to regulate timing and routes indicates
such programs are unsuccessful .
Traffic Generation
Traffic congestion at the future Xenia/Vernon interchange with I-394 is already
a matter of major concern to the Cities of Golden Valley and St. Louis Park,
MnDOT and Metropolitan Council . The traffic situation is the subject of both
an Environmental Assessment Worksheet (EAW) and Indirect Source Permit (ISP)
• currently in process und�r the direction of a consultant retained by the pro-
ponent. The primary issue in the EAW is traffic congestion, which is signifi-
cant not only for review of the subject development proposal but for future
development proposals in both Golden Valley and St. Louis Park at the location
of the Xenia/Vernon freeway interchange. An ISP is required for any project
providing parking for 1000 or more cars, and the focus of the ISP is air pollu-
tion resulting from automobile trip generation. The ISP also has significance
for both this development and future development in the area. Results of the
environmental reviews are preliminary at this time.
The environmental review has an influence on the development schedule. According
to the developer, the ISP is anticipated approximately October 1, 1986, after
which demolition of existing buildings on the site may commence. The applicant
estimates that demolition will take approximately four weeks, with a construction
start scheduled for November 1, 1986. Office construction completion is scheduled
for February or March of 1988.
Recommendation
Based on suitability of the office/hotel land use to the site located adjacent
to a future major freeway interchange, staff suggests that the Planning Commission
recommend City Council approval of the Preliminary Design Plan for PUD #53, The
Colonnade, which proposes construction of a fifteen-story office building and
ten-story hotel with combined parking ramp, subject to the following conditions:
1. A Preliminary Plat conforming to the approved PUD Preliminary Design
• Plan shall be submitted with the PUD General Plan of Development.
Informal Public Hearing - PUD #53, The Colonnade
June 18, 1986
Page 7
� 2. Plans for site access off of Xenia Avenue South and off of the detached .
frontage road shall conform to MnDOT I-394 plans for the Xenia/Vernon
interchange.
3. Environmental review, including an ISP, shall be satisfactorily
completed prior to construction.
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4. The foundation for the parking ramp shall be constructed in such a
manner as to accommodate future addition of another level of parking if
required.
5. Retail and service uses included in the development shall be compatible
with the office and hotel uses and shall be scaled to accommodate the
office and hotel clientele. Uses provided for in the PUD shall include,
but not be limited to, the following: Day care, health club, restaurants,
cafeteria, postal substation, banking facilities, car wash, convenience
store, travel agency, secretarial service, barber shop, beauty shop and
tanning booth.
Attachments:
. 1. PUD Preliminary Design Plan Application Form
2. PUD Preliminary Design Plan Application Follow-Up Letter Dated
June 13, 1986
3. Site Plan (Full sized plan sheet enclosed separately)
4. Landscape Plan (Full sized plan sheet enclosed separately)
5. Sketch of Proposed Land Divisions for Plat
6. Plan Reductions including Site Plan, Elevations and Preliminary
Floor Plans
7. Short-Elliott-Hendrickson Parking Study
8. Barton-Aschman Parking Study
9. MnDOT Possible Site Access Plan
10. Exhibits to Development Agreements including Exhibit F Site Plan and
Exhibits F-2 Elevations of Office Building and Hotel
�
� � P.U.D. NUMBER:
CITY OF GOLDEN VALLEY
APPLICATION FOR CONSIDERATION
• OF .
PLANNED UNIT DEVELOPMENT ORDINANCE
PRELIMINARY DESIGN PLAN
DATE OF APPLICATION: May 21 , 1986
` *FEE PAID S1oo RECEIPT N0.
100.00
APPLICANT NAME: Trammell Crow Company-Minnesota PHONE N0. 921-2000
ADDRESS: 8400 Normandale Lake Boulevard, Suite 375 Bloomington Minnesota 55437
Number & Street . City State Zip
PROPERTY OWNER: Golden Valley HRA PHONE NOm 545-3781
ADDRESS: 7800 Golden Valley Road Golden Valley Minnesota 55427
Number & Street City State Zip
STREET LOCATION AND/OR ADDRESS OF PROPERTY IN QUESTION: Northwest Quadrant of Highway 12
and Turner's Crossroads
�GAL DESCRIPTION (Attach:separate sheet if necessary)e That part of the Southeast lI4 of the
.
North 1/2 of Section 4, Townshi� 117, Range 21, lying Easterly of Xenia Avenue South and
Southerly of Lot A, Registered Land Survey No. 661, Hennepin County, Minnesota, except thafi
vart to be taken by the State of Minnesota for I-394 and Xenia Avenue South
NAME AND ADDRESS OF PROPERTY OWNERS WITHIN 500 FEET OF THE PROPERTY IN QUESTION: (Attach
to Application along with an area Half-Section Map. ) see attached.
TYRE OF PROPOSAL:
SMALL AREA: x LARGE OR COMPLEX AREA:
RESIDENTIAL: COMMERCIAL: INDUSTRIAL:
BtJSINESS & PROFESSIONAL OFFICE: INSTITUTIONAL: MIXED �USE: x
REDEVELOPMENT AREA: Golden Hills Redevelonment District
PRESENT ZONING OF PROPERTY: Commercial/Li�ht Industrial
PRESENT USE OF PROPERTY: Under-utilized and vacant commercial/light industrial
�ee for PUD Amendment $75.00.
_ �
PROPOSED USE OF PROPERTY (Attach additional pages if necessary. )
Mixed use development with retail shops, restaurants, daycare center, hotel and office use
i , renta e sq. t. o ice tower
(ii 243 Key Embass Suites Hotel
STRUCTURES: NUMBER: 3 TYPE:�iiil 1 .000 to 1 .10� stall oarkin� ramn
(i), Approx. 240� (i 15 plus basement and penthouse mechanical
HEIGHT•(ii)Approx. 130 NUMBER OF STORIES•�ii� 10 stories AMENITIES AND/OR RECREATIONAL
(ii�) Apvrox. 33' (iii) 4-5 stories
FACILITIES �l.e. Tennis COUrt, P001 , 2tC.): Da�^arP center, health club, restaurants,
cafeteria, postal substation, banking facilities and car wash are planned amenities
NUMBER OF PEOPLE INTENDED TO LIVE OR WORK ON PREMISES: ADULTS: 110o CHILDREN: o
NUMBER OF OFF-STREET PARKING SPACES PROPOSED: ENCLOSED (Garage or Parking Ramp) 950
NON-ENCLOSED -�- TOTAL ACRES OF LAND IN P.U.D. Apvrox. 7
DENSITY: (Number of Units Per Acre) �ot applicable .
INOICATE THE FOLLOWING DATA BY PERCENTAGES:
AREA COVERED BY STRUCTURES: 49 q AREA COVERED BY OUTSIDE PARKING: -o- �
�tEA COVERED BY INTERIORlSTREETS: 8 % AREA LANDSCAPED: 34 %
NATURAL AREA AND/OR OPEN SPACE: 0 % PONDING AREA: 4 a
ZONING VARIANCES: PLAZA 5 %
List below all variances from the standard zoning requirements that will be requested as
part of this P.U.D. , and the justification for granting said variances (attach additional
sheets if needed). �
I HEREBY DECLARE THAT ALL STATEMENTS MADE IN THIS REQUEST, AND ON ADDITIONAL MATERIAL, ARE
TRUE.
��-�L��,-r-z�l a v 21 19 s 6
�/�'t� o-t"'„� P�ca; %�ate
� , -
. Signature of Property Owner Date
NORMANDALE LAKE OFFICE PARK
Trammell Crow Company 612/921-2000
• 8400 Normandale Lake Boulevard
Suite 375
Bloomington,Minnesota 55437
June 13, 1986
�
�
Ms. Alda Peikert
CITY OF GOLDEN VALLEY
7800 Golden Valley Road
Golden Valley, Minnesota 55427
Re: PUD Application
Dear Alda:
As a follow up of your call, enclosed please find nine full size
site plans and nine full size landscape plans for our project at
Turner's Crossroad and Highway 12. Also enclosed is a site plan
with street lane� and points of access/egress marked on the
plan.
� Our PUD application requests variances to the 35 foot setback
requirement on the north and east sides of the site. We are
� requesting these variances in order to situate the buildings
optimally on the site from the perspective of Interstate 394 and
Xenia Avenue. As you know, the site is bounded on four sides by
streets.
With regard to exterior materials on the buildings, please be
advised that the office tower will feature a Minnesota limestone
base and a polished Minnesota granite facade with a metal
painted roof. The parking lot and hotel will both feature brick
which is close in appearance to the granite. Both buildings
will use the same colored reflective glass. The hotel will also
incorporate Minnesota limestone in its base to visually link the
two buildings architecturally.
We still do not have final plans from the Minnesota Department
of Transportation. Our site plan is based on our understanding
of what will take place with 394 and the detached frontage road.
Barton-Aschman has completed their draft of the EAW. We are
waiting for an existing conditions site survey (currently
underway) to submit the final application to your office for
further processing through appropriate channels.
The parking ramp is expected to be five levels high with space
for 1,124 cars in stalls 8 1/2 ' wide at 60 degree angles.
� Provision for additional parking will be by sizing the ramp
foundations to accommodate an additional level at a future date.
Ms. Alda Peikert
June 13, 1986
. Page Two
Alda, please contact me if you have any questions.
Sincerely,
i TRAMMELL CROW COMPANY
�
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Donald H. Ankeny
cc: Bob Hoffman
Thom Dahlgren
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0 8 16 32 64
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3.Registration Desk B.Bmekfaat Bar 13.Laundry 18.Restaurents 83,Ele�aton
4.Administratioa g,p�� 14.Trash Room 19.Bar/Lonnye 24.MechBlsct Room
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,•���'����'-��&--, ��'" �{ I-394 AT SENIA AVLNUE ��� �������,�°
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BACRGROOND
� As part of the redevelopment of the Golden Hills area, the City
of Golden Valley adopted a redevelopment plan on October 16,
1984. Included in that plan was a proposed redevelopment of the
area between Turner' s Crossroad and Xenia Avenue immediately
, nor`�h of existing Highway 12. The Interstate 394 construction
along Highway 12 will substantially change some of the access to
� parcels in the area and will directly connect Vernon Avenue in
k� St. Louis Park with Xenia Avenue. Currently, Vernon Avenue
E
becomes Turner's Crossroad at the Golden Valley and St. Louis
Park City boundaries. Xenia Avenue/Vernon Avenue will have a
full diamond interchange with I-394.
The proposed redevelopment area is in an ideal location for
office and hotel development. It has access to a freeway inter-
change with I-394 which has immediate access to Highway 100. It
has visibility fram both freeways, has proximity to downtown
Minneapolis and has proximity to corporate offices located in the
� Golden Valley area.
Access to the property is convenient and is located immediately
adjacent to the interchange with I-394. Traffic has the option
of using Xenia Avenue or using Turner' s Crossroad and the service
road for access to the proposed site.
The Turner Development Corporation is proposing to construct a
twin tower building on the site. One tower would house a Embassy
Suites Hotel while the other tower would provide approximately
280,000 square feet of office space. The towers would be
connected on the ground floor levels. It is also proposed to
build some type of parking structure to meet the demands of the
twin towers.
The office complex is anticipated to cater towards high class
office tenents. It is anticipated that the rental cost per
•
_
F.
` square foot will be relatively high and that the densities will
�
' be relatively low. It is felt that there is a demand for this
type of office space in the area and that the higher rents can be
� successfully marketed.
�
The Embassy Suites Hotel has an orientation slightly different
' from any other motels and hotels in the Metropolitan Area. The
` ho`tel provides suites rather than rooms and provides many other
amenities to cater towards longer stays. Meeting rooms will be
� relatively small and limited to approximately 6,000 square , feet
E total. The restaurant will be oriented primarily towards the
; hotel guests and will have less than 125 seats.
Because of the relatiely high density of land utilization for the
site, it is necessary to provide some type of parking structure
to meet the combined demands of both towers. Because parking
accumulations for the two uses may peak at different times, the
concept of shared parking can be used to reduce the total number
of provided spaces. This report is oriented towards determining
• the traffic to be generated by the two developments and the total
number of parking spaces which will be required for the combined
towers.
�
TRAFF�C GENERATION
� OFFICE TOWER
By catering to higher class clientele, there are three modifica-
tions to the normal office building traffic generations. The
total traffic volume generated is decreased. The higher type
of�ices will generally have fewer employees and will also
. :
�
generate less service type trips.
i
The hours of traffic generation of a higher class office building
R are also more varied. Rather than have peak shift times , the
� arrivals and departures are spread over longer periods in the
morning and afternoon periods. Therefore, the peak loads are
decreased and the total traffic is dispersed over longer periods.
A final change is that the hours of the opening and closing of
offices are generally later than "normal" .
Generally, offices have a large variation of total traffic
• generation. A large corporate type office which relies heavily
upon upper management and/or research individuals, will generate
only six to eight trips per day per 1,000 square feet of gross
floor area. A medical office building will generate traffic at a
rate of 55 while a government building may have a rate as high as
65. The normal rates for a general office building vary from 11
to 14.
For this office complex, a traffic generation of 11.0 trips per
day per 1,000 square feet of gross floor area was determined as
reasonable. From this and from other factors, it was possible to
develop a day long profile of inbound and outbound traffic. The
inbound traffic occurs between 7:00 and 9:00 a.m. with a volume
of about 300 to 400 vehicles per hour. Outbound traffic peaks at
4: 00 to 6:00 p.m. with a volume of 300 to 350 vehicles per hour.
i
�
�
� .
HOTEL •
The Embassy Suites Hotel caters to two different types of
� clientele. During the weekdays, it is oriented toward the
business traveler who is spending one or more days in the Cities
conducting his business. For this person, the individual rooms .
will provide space for comfortable small meetings. In addition,
� some of the cammon areas are also� suitable for small meetings and
up �to 6,000 square feet of ineeting rooms are provided. The hotel
is also oriented toward meeting all of the needs of the traveler
so that it is more than just a room, but a complete place to
stay.
This will reduce the total ni.unber of trips that a guest makes in
conjunction with his stay at the hotel. The lack of convention
facilities and the orientation of the restaurant and other
facilities to provide for the guest rather than outside
individuals also cuts down on the number of trips generated by
the hotel complex. The number of employees are also reduced from
that at other types of hotels.
� The second clientele the Embassy Suites Hotel is oriented to is
families on weekends. The recreational facilities provided in
the hotel along with the type of room and extra services have
created a substantial interest and demand for rooms on weekends
by smaller families. The clientele are again oriented towards
total stays at the hotel and although the occupancy is much
higher than other hotels on weekends, total traffic generation is
not proportional.
It is assumed that there is 100$ occupancy on weekends and 80$
occupancy on weekdays. The weekend rate is calculated for Friday
night and Saturday nights.
From all this information, it is possible to develop a day long
profile of traffic generated by the hotel complex f or both
weekdays and weekends. Maximum morning generation occurs after
. 8:00 a.m. and . has a total two-way traffic generation of
approximately 160 vehicles. The peak evening generation occurs
between 5:00 and 6:00 p.m. with the generation of approximately
• 190 vehicles. On Fridays, there may be an additional 30 vehicles
in the peak p.m. hours.
�
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•
•
PARiCING
The development of the day long traffic generation profiles was
done to provide both an hourly inbound and outbound traffic
volume for the traffic analysis purposes and to provide
information relating to the total number of vehicles accumulated
at�the site. This was done for hotel and offices individually so
that the concept of shared parking could be fully evaluated. The
maximum parking demand f or vehicles at the hotel occurs
overnight. During weekdays, with an 80$ occupancy rate and a
't
number of individuals arriving at the hotel using taxi-cabs or
� limousines, it is approximately 200 vehicles. This demand
� increases slightly with the arrival of hotel employees early in
� the morning prior to the departure of hotel guests. The maximum
r parking demand is over 200 vehicles at 8:00 a.m.
�
�
` The demand for parking for the offices also ` peaks in the ear y
� morning. By 9:00 a.m. , there is a demand for approximately 900
� � parking spaces to serve the office complex. For the remainder of
� the day, there are generally a nLmnber of employees leaving for
� business purposes which will tend to offset the number of
� arrivals of visitors or service vehicles. �
% The combined demand of the hotel and office complex peaks at
� approximately 1,050 to 1 ,100 vehicles between 8:00 and 9:00 a.m.
Because of this overlap between arrivals of office employees and
r the departure of hotel guests, it is desirable to provide for a
t
; higher number of vehicles. In addition, there are always some
spaces lost due to poor parking practices of patrons. It is also
impractical to count on having the exact nLUnber of spaces since a
slight overrun demand for parking will result in office employees
� unable to find parking spaces. Therefore, as a minimum, an
� additional 10$ should be added to the parking demand. Thus, the
� total parking demand is between 1 ,150 and 1 ,200 vehicles on
F
� weekday mornings.
�
�
The afternoon peak hour of the hotel does not off set the normal
decrease in parking demand during the day in an office complex.
Thus, the demand for parking spaces between 4:00 and 5:00 p.m. is
between 700 and 800. Thus, even the additional Friday traffic at
the hotel should not exceed the normal weekday morning demand for
parking spaces.
The` n�unber of parking spaces required may be higher than 1,200 if
more intense use is made of office space or if hotel occupancy on
weekdays continually exceeds 80$ or if specific spaces are
reserved for hotel guests.
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€ R�ADWAY II+�ACTS OF TRAFFIC
�
The heaviest impact of traffic will be during the p.m. peak hour
� from 5:00 to 6:00 p.m. During that timeframe, the proposed twin
+ towers development will generate approximately 450 outbound trips
z
� and 100 inbound trips.
� �
; The impact on the interchange of Vernon Avenue/Xenia Avenue and
� I-394 will be noticeable. However, the intersections at both
E ramps should continue to function without undue delays or
�
� congestion. It is anticipated a traffic signal will be necessary
� to accommodate the traffic.
E
F
Of the 450 outbound trips, approximately 220 will travel west on
I-394 and approximately 230 will travel east of I-394 , at least
` to Highway 100.
Traffic volumes in the Minnesota Department of Transportation
Traffic Report M-307 indicate that there is an anticipated total
� p.m. peak hour westbound on ramp volume of approximately 550
vehicles and an eastbound on ramp volume of approximately 880
vehicles. Some of the development traffic from the twin towers
is already incorporated into those volume figures.
The site plan in the preliminary report from the Turner Develop-
ment Corporation indicated that the proposed parking ramp would
be at the northeast corner of the redevelopment property. Access
would be provided to Xenia Avenue and to Turner's Crossroad.
� Traffic utilizing the Xenia Avenue access should not be unduly
delayed except by the volume of traffic exiting the ramp itself .
Left turns onto Xenia Avenue should not face any significant
� delays.
;
� Traffic utilizing Turner' s Crossroad access from the parking ramp
will face some delays. The continued redevelopment of the area
east of the twin towers development will place additional traffic .
�
� �
on the frontage road creating some minor delays at the inter-
section of the frontage road the Turner's Crossroad. However,
the major delays will occur at the frontage road intersection
with Xenia Avenue. At this location, the westbound frontage road
traffic must cross ove� a considerable amount of conflicting
traffic including northbound, northbound left turns, southbound
and eastbound traffic. It is anticipated that there will be a
significant amount of traffic coming eastbound on the frontage
road turning south to the I-394 ramps. .
It is therefore suggested that the parking ramp orientation be
towards Xenia Avenue. If the east redevelopment area will
generate traffic volumes higher than present, it will be
desirable to restrict the parking ramp access to only Xenia
Avenue.
r , ►
. ;
�
Barton-Aschr»an Associates, Inc. �
� 1610 South Sixth Street Minneapolis,Minnesota 55454 612:332-0421
l�M��iANAJM 'In: FII£S
F�Ms, Deane M. Wer�ger
` Bartaa�-A.��az� Assoc3ates, ?�c.
�,TE: May 8, 1986
SIJB7Ft.T: PROPOSID PAF�TG
I-394 AT �3�IA AVFIJLTE
OdIL1IId V�,T3�Y� I�II�SO2'A
The proposed Trammel-Crow development consfEts of 330,000 square feet of
gress le�sable area of offioe ar�d a 243 tmit lt�ouzy hotel. �e c'ievelvpmerit
is entirely a� a sir,gle eite having oo� or esochar�geable parkirg.
• �e project is scaoewhat t�aiique 3n that the offive sp�aoe is expected to have
reasonably low employment per 1,000 square feet of GIA and the hotel will
cater to visitors ani users of the offioe spaoe.
. The proposed project is not dissimiler to the earlier proposed Turner
Development project as reviewed by the City of Golden Valley. For that
Ps^oject, the city 2�ad aooepted lawer than ncrmal peak hour trip qeneratiaaz
rates. The justification or rationale for the decision, ns we understand
it, was the uniqueness and hiqh quality of the office building and the
client�ele to vhich it was beir�g offered. As voaL�ultants, we were retairied
� by that developer to review the proposed rates and we concurred.that they
t�ere s�easoa�able and oould be ttsed for design.
� �1
.
'�� Barton-Aschrr�an Associates, lnc.
� - ,
May 8, 1986
Page Z
The lower trip gernratio�.tates indicate a somewhat lower level of activity
: ,
at the site. This also implies a comewhat lower than usual parking
to adequately sezve the pr+�jeeted ae=aan3.
Recent studies of suburban office parkinq demar�ls based on actual field
va3nts verify that the acveraqe parking ratio at 241 6ites varied from 2.5 to
2.65 spaoes per 1000 s�quare feet of gross lea_sabie atea. These studies were
� bY�
l. Urban Lnr�d In��tit�te - 5i,1 sites.
2. Maryland - National Capitol Park and Planning Commission - 60
� s��.
3. CorL��ultant S�vey for In��titute of Tranr�ortatio� II�gine�ss - 13 0
sites.
Finally the Znstitute of Transportation Engineers published its first
garkirx� C,er�eratio� Mar�a�al in 1985. Zh3.s dcca�ment oomplements the �idely
accepte�d and oa�nly u�e�d Trip C,�s�ratian I�va�al.
R�e Parking Ger�eration Ma�l suggests the average parkinq ratio required
for an office buildinq of less than 50,000 square feet is 2.6 spaces/100o
�quare feet. 3'he range of values recorded in 36 etudies of this sized
offioe t�ras 0.75 to 4.7 epaoes/1000 cqu�re feet.
�
Barton-�lschman Associates, Inc. �
� ' .
May 8, 1986
Fage:3
�
For the Trammel�w project we suggest a parking ratio equal to the av�erage
secommended by the ITE is most appropriate. A ratio of 2.6 appears to be �
the most re��oa�le.
�e 8arton-Aschman usual recommendation for an office parking ratio is
r�orma,lly 3.0 spaoes/1000 s�quaze feet 4t�is high a satio oovere 90 pez�t
of the cases d�sezved in wr etudies as determined by a z�egre�sian analysis.
In this instance we sugqest e slightly lower ratio because of the type of
� offioe spaoe beirx� p�rvpoe,ed.
Tt�e hortel garkii�g ratio suggested is 0.84 epaoes per room. A ooanmaa�ly used
?�
rate for hotel-motel land use ie 1.0 spaces per room. However, that �,�
star�rd is no�rmal.ly the widely aooe�te�d zca�it�g ordinaryoe requ,irement ar�d
1�
is, in vur opinia�,. sam�ewhat high.
Zt�e pz�vposed hc�tel�motel es part of the Trammel-�C�ow development (Embassy
Suites) is high quality and would tend to have somewhat lower trip
generatiaaz anci parkirx� ge�etatia�.
R3�e best definitive data ccz the r�eecls for hotel mctel parking is again the
�
� Barton-/lschman Associates, lnc. .
i . .
Maty 8� 1966
Pe►ge 4
:
published ITE standards. After thorough surveys ot 38 eites it`ras found
that the avera9e Par'kir� requit�ed Was 0.84 epaoes per' Y�oom. 'It�e peak aemarri
occurs on weekdays. In recommenciing a 0.84 epaces per room standard an
unusually low rate is not being euggested. Rather, the average rat� is
eugge.��t+ed even though ane might expe�ct a lower than average rate of demazxi
wvuld be arYticipat�ed. .
Zhe bulk of the qrowin� suburban vomm�iti� in the metrapolitan area 2�ave
s�eoo�ized t2�at the typical zaa�ing o�d3n3r�oe requireme�ts far parkinq ratios
• are somewhat outmoded. Alternate rates, vhen they can be supported and
justified by cun�erit relfable data bave been allowed. Typically, 2�owever,
this is aoocag�li��ed by varianoe Yather t��an c�d{*+a*+� c�u�ge.
7he city st3oul.d have eo�e assurar�oe that the degree of risk iB minimized if
the variance is granted on a demonstration basis. This is reasonable and
pr�uaent Fbr this project, it is propoF�ed that the parking stalls have a 9
foot width when oa�aitir�g the required epaoes. 7s� the event of a c�crtage of
parking, about five perce,rit more etalle could be achieved by merely
restriping to�8.5 foot etalls. Ano�ther five to Qix peroent incr�ease oauld
be realized if the eurface parkinq bays are nitered. The developer vill
agree to demonstrate how extra etalle coula and would be added if parking
.
� Barton-Aschman Associates, Inc. ,
� ' ,
May 8, 1986
Fage 5 �
defi`�c,ier�cies oc�cur.
�
The advantage of the parking variance to the city ie that costs of
develapment in the city are sicp�ificarntly r+eduoed. SeoonYi, hic�er d�er�.sity
of clevelopanent an3 therefoze greater tax base c�n be a000mpli�hed a� some of
the p�ime, most valuable paroels of lnr�d in the city.
Using these parkinq zatios by individual land use,the required number of
spaoes wvuld be:
1. Offioe @ 2.6 � 856 Bp�aoes
• 2. Hotel @ 0.84 = 204 sp�aoes
Rbtal: 1,062 spaoes
8ecause the site contains mixed land use, �hich are compatible, the total
numbex of spaces for the development can be reduced due to the shared
P���4 �P't•
Zhis oo¢�oe�t which has been enioz�sed by the Urban I�rri Institute ar�d c�thers
as being a valid and useful tool in describing parki�nq requirements. The
concept ie based on a recent �tudy dccumentinq that when land uses are
atixed, differi� 2u�urly patterns of parkir�g aocummulatiaaz Y+eduoe the rn�aber
•
. �
Barton-Aschman Associates, lnc. ,
� -
May 8, 1986 �
page 6
of `epaves neec]ed for a p�zoject as compared to c�lculated spaoes/1o00 equ�te
feet for eadi ir�d,ividual use t�fhic� at�e aggregated.
With the proposed mix of uses in this pro j ect, the maximum parking
accummulation �ill occur between 10:00 ana 11:00 A.M. on a veekday. The
Perkirr� total c�n be r�eduoed abaut 11 pes+oe��ct ba_sed a� the mi�oed use.
With the credit for sY�ared parki�, the reoommen3ed ram�er of parking spaoes
is 950.
� L'�GRf� OF RISK
Calculations have been made for several combinations of land use parking
generatic� tates ar�d are attac�ed for infa�rmatic�. �Yi+e combinations tested
Ta+ere:
Offioe Parki Ratio Hotel _ kir� Ratio
3.0/1000 sq. ft. 1.0/rm.
2.6/1000 6q. ft. 1.0/rm.
+ 2.6/1000 sq. ft. 0.84/zm.
*Reoaa�ed iates
�
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� Barton-Aschman Associates, lnc. ,�
� -
May 6, 1986
Pauge 7
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Each of the three combinations were run usinq the shared parking concept.
T'he resultant parking requirements ranged from 950 to 967 to 1099 for the
three tvns. The maximum difference using different assumptions ie 150
sp�aoes or about 16 p�z�cent of tl�e reao�mesxled iannb�r of epaves of 950.
.
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I�E'COMMENp�O �PTIOt� .
SH#1RED PARKING ESTIMA7ION-INPUT ASS'JNPTIONS
AUG�S7
a=====--=----======�==_=________==___=_=______°____=__=_=_==_�==___�____=_===__=
LAn� USES SIZtS WK RA7I0 SAT RATIO x AUTO PERSIAUTO X CAPTIVE r?oh''ri ADJ
OFFICE 330 2.6D 0.50 100 1.20 N/A 1.00
RETAIL 0 3.60 4.00 100 1.60 0 C.75
RES7AURAlV'� 0 20.00 20.00 100 2.00 0 0.85
CINEMA 0 0.25 0.30 100 2.00 0 0.70
CE�-RESID 0 1.00 1.00 N/A N/A N/A 1.00
NCED-RESID 0 1.00 � 1.00 N/A N/� NtA 1.00
HGTEt-RM 243 0.84 1.00 80 1.40 N/A 1.00
FiTL-CONr 0 0.50 0.50 100 2.OQ 0 1.00
HTL-CONV 0 30.00 30.00 100 2.00 0 0.50
�
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�fcnM��-r� r��o D�roN
laEEKDAY �
_�___________________________________________________________________
� CBD NCBD HOTL HOTL HOTL
HOUR OFCE RETL REST CINE RES RES ROOM CON� CONU T07ALS
----------------------------------------------------------------------
6:00 AM 26 0 0 0 0 0 204 0 0 230
7:00 AM 172 0 0 0 0 0 174 0 0 345
8:00 AM 541 0 0 0 0 0 133 0 0 673
9:00 AM 798 0 0 0 0 0 112 0 0 910
10:00 AM 856 0 0 0 0 0 92 0 0 950
11:00 AM 858 0 0 0 0 0 71 0 0 929
12:00 N 772 0 0 0 0 0 61 0 0 633
1:00 PNf 772 0 0 0 0 0 61 0 0 633
2:00 PM 832 0 0 0 0 0 71 0 0 904
3:00 P(►; 798 0 0 0 0 0 �1 0 0 E69
4:J0 PM 661 0 0 0 0 0 92 0 0 753
5:OQ PM 403 0 0 0 0 0 122 0 0 526
6:00 PM 197 0 0 0 0 0 143 0 0 340
7:t�0 PM 60 0 0 0 0 0 153 0 0 213
8:00 PM 60 0 0 0 0 0 184 0 0 244
� 9:00 iW 26 0 0 0 0 0 194 0 0 220
10:00 PM 26 0 0 0 0 0 204 0 0 230
11:00 PM 0 0 0 0 0 0 204 0 0 20�
12:00 M 0 0 0 0 0 0 .'.04 0 0 204
_==___==______________________________________________________________
SATUR�AY
______________________________________________________________________
CBD NCBD HOTL HOTL HOTL
HOU� OFCc RETL REST CINE RES RES ROOM CONF CQhV TOTALS
----------------------------------------------------------------------
E:O� Af� 0 0 0 0 0 0 Z19 0 0 219
7:00 AM � 33 0 0 0 0 `0 170 0 0 203
8:00 AM 99 0 0 0 0 0 146 0 0 24�
9:00 AM 132 0 0 0 0 0 122 0 0 254
10:00 AM 132 0 0 0 0 0 97 0 0 229
11:00 AM lfi5 0 0 0 0 0 85 0 0 250
12:OG N lE5 0 0 0 0 0 73 0 0 238
1s00 PM 232 0 0 0 0 0 73 0 0 205
2:00 PM � 95 0 0 0 0 0 85 0 0 184
3:00 PM 66 0 0 0 0 0 97 0 0 163
4e00 PM 66 0 0 0 0 0 122 0 0 16B
5:00 PM 33 0 0 0 0 0 146 0 0 179
6:00 PM 33 0 0 0 0 0 170 0 0 203
7:00 PM 33 0 0 0 0 0 194 0 0 227
8:00 PM 33 0 0 0 0 0 219 0 0 �5�
� 9:00 PM 0 0 0 0 0 0 231 0 0 �31
10:00 PM 0 0 0 0 0 0 243 0 0 ��+:.
11 :OC PM 0 0 0 0 0 0 243 0 0 ��3
; iz:oo M o 0 0 0 0 o Za� o o z4s
________====_______=_______=__===________=__=====___=__=____=_=___===-
� '
:
�11 c(`t�1 t�M �Q'I�G'U
�
SH�IRED PARKING ESTINWTIOAI-INPUT ASSUMPTIOHS
AUGUST
__=______________________======a======__=====5======_=_=_===_____======_=======_
LAND USES SIZES WE: RATIO SAT RATIO S AUTO PERS/AUTO x CAP7IZ'� M7.�N ADJ
OF�'ICE 330 2.60 0.50 100 1.20 N/A 1.OG
RETAIL 0 3.60 4.00 100 1.80 0 0.75
RESTAURAA? 0 20.00 20.00 100 2.00 0 O.B��
CINEMA 0 0.25 0.30 100 2.00 0 0.70
CE,7-RESID 0 1.00 . 1.00 N!A N/A N/A I.OD
kCB�-RESiO 0 i.OA 1.00 N�a Nia NrA i.c►0
HQ7EL-RN, 243 1.00 1.00 80 1.40 N/A 1.00
HTL-COt�F 0 0.50 0.50 100 2.00 0 1.00
HTL•-CONV 0 30.00 30.Oa 100 2.00 0 0.50
•
e
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• ' .
_�EpiVn� QC�TIO'��
hE,fKDAY
L�YCCC��CIIOC�C�i��COIICCC��CC���CC���CCC==��C�C=CC���CCC�L'C��C�CCCC�C��
CBD NCBD HOTL HOTL HOTL
HOUR OFCE RETL REST CINE RES RES ROOM CONF CONV TOTALS
----------------------------------------------------------------------
6:00 AM 26 0 0 0 0 0 243 0 0 269
7:00 AM 172 0 0 0 0 0 207 0 0 376
6:00 AN 541 0 0 0 0 0 158 0 0 698
9:00 AM 798 Q 0 0 0 0 134 0 0 932
10:00 AM 858 0 0 0 0 0 109 0 0 967
11:00 AM 858 0 0 0 0 0 85 0 0 943
12:00 N 772 0 0 0 0 0 73 0 0 845
1:00 PM 772 0 0 0 0 0 73 0 0 84b
2:00 PM 832 0 0 0 0 0 85 0 0 917
3:00 RM 798 0 0 0 0 0 85 0 0 833
4:00 PM 661 0 0 0 0 0 109 0 0 770
5:00 PM 403 0 0 0 0 0 146 0 0 549
6:00 PN� 197 0 0 0 0 0 170 0 0 .367
7:00 PM 60 0 0 0 0 0 le2 0 0. 242
• 6:00 Pr� 60 0 0 0 0 0 2i9 0 0 279
9:00 PM 26 0 0 0 0 0 231 0 0 257
10:00 PM 26 0 C 0 0 0 243 0 0 2E9
11 :00 PN'� 0 0 0 0 0 0 243 0 0 243
12:00 M 0 0 0 0 0 0 243 0 0 243
___==___________________________=_=_=====__====__====___=====_=____=__
SATURGAY
___=__________==____________________________=___=__=_____=_=___=_____=
• CBD NCBD HOTL HOTL HOTL
� HOUR OFCE RETL REST CINE RES RES ROOM CONF CON`,� TOTALS
----------------------------------------------------------------------
6:00 AM G 0 0 0 0 0 219 0 0 219
7:00 AM 33 0 0 0 0 0 170 0 0 203
8:00 AM 99 0 0 0 0 0 146 0 0 245
9:OO /lM 132 0 0 0 0 0 122 0 0 254
10:00 AM 132 0 0 0 0 0 97 0 0 2`9
1] :00 AM 165 0 0 0 0 0 85 0 0 250
12:00 N ]b� 0 0 0 0 0 . 73 0 0 238
1:00 PN� 132 0 0 0 0 0 73 0 0 205
2:00 PN, 99 0 0 0 0 0 85 0 0 164
3:�00 PN� 66 0 0 0 0 0 97 0 0 163
4:00 PM 66 0 0 0 0 0 122 0 0 188
5:OG PM 33 0 0 0 0 0 146 0 0 179
6:00 PM 33 0 0 0 0 0 170 0 0 203
7:00 PM 33 0 0 0 0 0 194 0 0 �27
� B:OD PM 33 0 0 0 0 0 219 0 0 252
9:00 PM 0 0 0 0 0 0 231 0 0 231
10:00 PM 0 0 0 0 0 0 243 0 0 243
• 11:00 PM 0 0 0 0 0 0 243 0 0 243
• 12:00 M 0 0 0 0 0 0 243 0 0 243
�____________________�=__=_=_=___==_=___====_=_=_=====______===_===_=_
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