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06-23-86 PC Agenda �..,..;_� z�. ._, -- - -- ,��.� _ _ -- Golden Valley Planning Commission Civic Center, 7800 Golden Valley Road ' June 23, 1986 � 7:00 P.M. � AGEhIDA � i I. APPROVAL OF MINUTES - APRIL 28, 1986 ' ; � II. INFORMAL PUBLIC HEARING - PRELIMINARY DESIGN PLAN PUD #53 ( i APPLICANT: Trammell Crow Company ; LOCATION: 5500 and 5600 Wayzata Boulevard and i 700 Turners Crossroad South ! � REQUEST: Approval of the Preliminary Design Plan of PUD #53, � ' Which Proposes Construction of Office/Hotel/Parking � Ramp Complex � � III. REPORT ON CITY COUNCIL MEETING ; � i i IV. REPORT ON HRA MEETINGS ; i � V. REPORT ON BZA MEETINGS ; i I §§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§g§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§§ I, 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: ; i • � i � 1. The Commission Chair will introduce the proposal and the recomnendation from staff. Commission j imembers may ask questions of staff. � i , 2. The proponent will describe the proposal and answer any questions from the Commission. � � � 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. � ; i 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. � ' � i 7. At the close of the pub]ic hearing, the Comnission will discuss the proposal and take appropriate action. I � 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. � � 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. : 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 � 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. � 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. 0 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. t 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. � 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 � 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. � 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 � � � ,: �' d1-� Donald H. 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D� 4�� � t �� '� ' ��.�� � aE � � s'� �'�-' t V�'+ �"�,���� ,�. .�'� '� ��r"�`��v��,� - ,b ; °-�'��t€�,���., i �^r��:�u� " u,, _ °.. 3 ,,. .,� '�r8� .�`��. .c. y��+z a.�� g�.:Y v r� �_3, � , � w'p � a�;'���,• .e. i� � -�' . � ..py,c x°`�" �� . . - .sA ' .':�,. �P; . .•Sr"'^'. . aH��5.w �; ����:-ni�'"tT . . ,xc � '+ �Y n�.a+x*�'Y����,'�ye�.E�°�„ ''j�.°�"�°:r-e�. �+: �'�..'.,.��*,'3`�,�,. � '„�s:¢,� w°,�n.o� � ,��'ti�c.� 3�-r _ �.� �- ..s. �. " � _' 9a`.$ Yr�P�,�.�,�. �e .,.; �}��y � �E+,.f 3_:. _ y �4�� :.� ��S:yt�'�°�.'.�1� .'Q,�����,F c��.:�- ;�': � �;�q z � ,�`'.. .�n� a� •���u� � ,��, �'�� � �y' � . r?,�sw ` y��. � ���'t � � R .�°�� � 'an ,e���� "�� � . �� - ' 4a , .z: � � � b� � �� ���' �! ; m ����'*r�s�«�e � r�'�`y �,� �.�qg�,,. �y' c'� . p5,� � � . � ,c,a ry. '���. + !N��� ' °''�._.. . �,�.. ..-„�,, a `� ���� �" ��i . ;�.�� _ _ �'• �,�i _ � �L;S'�� .�.°���� �.e, y� £.� .,,�''� r' ..- 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. � � t • • 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. � t 1 � � i i b f � f � @ � t � � � r � f r � �i R � � � € 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 � . � � � Barton-Aschman Associates, lnc. ,� � - May 6, 1986 Pauge 7 t 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. . � ', . , • . � - 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 � � • ' . �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 � . s • . • ' . _�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 �____________________�=__=_=_=___==_=___====_=_=_=====______===_===_=_ ! - . l-�a c,H DPrio�� �NAicct; F'A�F;I�� =S', It��': iu�-iivFsi A5�{.�1"'Tii�fi�S � AL�Gt)ST`� --=-==-=-=-=--=------=======--=-===__=_=====_=====_=_-- =_==_====_�_- -- -__---_ LF�1�Ir UsE: SIZ�: wE: �H?IC� ��i f�,TI:: Y. 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