09-23-85 PC Agenda � `. ... ..._.,. . .... .. .. .._ .. ......_._. .......... ..._ . .. . . .... S ........�.. ....,.:. .......... ........ .. . . . � ,I
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� GOLDEN UALLEY PLANNING COMMISSION '
CII/IC CENTER, 7800 GOLDEN VALLEY ROAD �
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September 23, 1985
7:00 P.M. ;
Manager's Cnnference Room '
AGENDA ;
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I. APPROVAL OF MINUTES - SEPTEMBER 9, 1985 �
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II. REPORT ON HOUSING SURUEY - LEAGUE OF WOMEN VOTERS
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III. DISCUSSION - TURNER DEVELOPMENT AGREEMENT ��
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IV. REPORT ON CITY COUNCIL MEETING - SEPTEMBER 18, 1985
• V. REPORT ON BZA MEETING - SEPTEMBER 10 1985
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UI. REPORT ON HRA MEETING - SEPTEMBER 10, 1985
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� MINUTES OF THE GOLDEN VALLEY
PLANNING COMMISSION
� September 9, 1985
A regular meeting of the Planning Commission was held in the Council Chambers
of the Civic Center, 7800 Golden Valley Road, Golden Valley, Minnesota.
Ghairman Prazak called the meeting to order at 7:05 P.M.
Those present were Commissioners Kapsner, Leppik, Lewis, McAleese,
McCracken-Hunt, Russell and Prazak. Also present were Mark Grimes, Director of
Planning and Development, Alda Peikert, City Planner, and Gloria Anderson,
Planning Secretary.
I. APPROVAL OF MINUTES - August 26, 1985
It was moved by Commissioner Leppik, seconded by Commissioner McCracken-Hunt,
and carried unanimously to approve the minutes of the August 26, 1985 Planning
Commission meeting.
II. WAIVER OF THE PLATTING ORDINANCE
APPLICANT: Mr. Peter Knaeble
LOCATION: 5221 Woodstock Avenue and 455 Cloverleaf Drive
� REQUEST: Approval of Lot Division to allow transfer of property
from 5221 Woodstock Avenue to 455 Cloverleaf Drive
Chairman Prazak introduced this item and asked staff for a report. City
Planner Alda Peikert reviewed the request for a waiver of the platting
ordinance and gave the staff's recommendation of approval .
After a short discussion by the Commissioners, it was moved by Commissioner
Russell , seconded by Commissioner Kapsner and carried unanimously to recommend
City Council approval of the Waiver of the Platting Ordinance to allow division
of the property at 5221 Woodstock Avenue for transfer of the easterly ten feet
of the lot to the adjacent property at 455 Cloverleaf Drive.
III. WAIVER OF THE PLATTING ORDINANCE
APPLICANT: Mr. Arthur L. Ney
LOCATION: 8355 and 8366 Julianne Terrace
REQUEST: Approval of Lot Division to allow transfer of property
from 8355 to 8365 Julianne Terrace
Chairman Prazak introduced this item and asked staff for their report. City
Planner Alda Peikert reviewed the request for a waiver of the platting
ordinance and gave the staff's recommendation of approval .
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Planning Commission Minutes
� September 9, 1985
Page 2
After a short discussion by the Commissioners, it was moved by Commissioner
Leppik, seconded by Commissioner McAleese and carried unanimously to recommend
City Council approval of the Waiver of the Platting Ordinance to allow division
of the property at 8355 Julianne Terrace for transfer of a strip of property to
the adjacent lot at 8365 Julianne Terrace.
Commissioner McAleese said he was uncomfortable with this process of waiving
the platting ordinance. City Planner Piekert explained that staff has been
working on an updated platting ordinance which would make provisions for what
is called a short plat or lot division for minor cases such as these.
IV. WAIVE� OF PROPOSED AMENDMENT TO THE ADMINISTRATIVE SECTION OF THE
ZONING CODE PROVIDING FOR ADOPTION AND AMENDMENT OF THE
COMPREHENSIVE PLAN
Chairman Prazak introduced this agenda item and Director Grimes gave a review
of the proposed amendment to the administrative section of the Zoning Code
providing for adoption and amendment of the Comprehensive Plan. He explained
that it would bring the code into consistency with the 1984 and 1985 State
Statutes.
Commissioner McAleese stated for the record that he felt the language of the
� proposed ordinance amendment could be simplified.
After further discussion by the Planning Commissioners, it was moved by
Commissioner Leppik, seconded by Commissioner McAleese and carried unanimously
to recommend approval of the proposed amendment to the Administrative Section
of the Zoning Code providing for adoption and amendment of the Comprehensive
Plan.
V. REPORT ON CITY COUNCIL MEETING - SEPTEMBER 3, 1985
Commissioner Russell provided the Planning Commission with a report on the City
Council meeting held on September 3, 1985.
VI. DISCUSSION OF LAND USE STUDY COMPLETED FOR GOLDEN HILLS
REDEVELOPMENT AREA
Chairman Prazak introduced this agenda item and asked for a staff report.
Director Grimes gave a review of the land use study done by Northwest
Associated Consultants, Inc. and described the various concept alternatives.
Following discussion, Planning Commissioners reached consensus on the following
recommendations and comments:
1. Plans to redevelop the northwest corner of future I-394 and Xenia
Avenue should not attempt to save the Contemporary Design and Palm
� Beach buildings, and the HRA should consider inclusion of the American
Provision building in the redevelopment parcel .
Planning Commission Minutes
� September 9, 1985
Page 3
2. The site on the west side of Xenia Avenue is ideal for restaurant and
entertainment uses, but retail should be concentrated to the east of
the hotel in the shopping center area.
3. The Golden Hills Redevelopment Area as a whole could support denser
development than proposed in the study and in the Redevelopment Plan
except for potential accessibility problems created by anticipated
traffic congestion at the I-394/Xenia Avenue interchange.
4. The East Area of the Golden Hills Redevelopment District is the area
with greatest visibility due to location at the intersection of future
I-394 and Highway 100 and is underutilized as the site of a one-story
shopping center. At the same time, it is recognized that the area is
less accessible than the Central Area and that there is a need for
convenience shopping to serve the Tyrol area.
5. Provision should be made for pedestrian circulation from the
office/hotel site across Xenia Avenue to development on the west side
of the street and for pedestrian crossing of future I-394 to restaur-
ants and entertainment on the south side of the freeway.
b. There should be no residential development south of Laurel Avenue.
� VII. GOLDEN VALLEY LUTHERAN COLLEGE
Director Grimes informed that Planning Commissioners that he had talked with
Mr. Robert Hovelson who is the broker for the College property and he indicated
he would like to meet with some of the Planning Commissioners and staff inembers
within the next week or so to go over some of the problems they would be
encountering in selling the site.
Commissioners Kapsner and Leppik volunteered to represent the Planning
Commission. Director Grimes indicated he would set up a meeting within the
next few days.
The meeting was adjourned at 8:35 P.M.
Gary Prazak, Chairman Linda McCracken-Hunt, Secretary
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� September 18, 1985
T0: Golden Valley Planning Commission
FROM: Alda Peikert, City Planner
SUBJECT: Final Report on League of Women Uoters Housing Survey
Ms. Virginia Levy, Golden Valley League of Women Voters, will be present at
the September 23, 1985 Planning Commission meeting to present a final report
on the results of the League of Women Voters Housing Survey.
The League of Women Voters Housing Survey questionnaire was mailed to all City
of Golden Valley residents in January 1984. The League of Women Voters
reviewed the questionnaire with the Planning Commission and obtained Planning
Commission comments and input prior to conducting the survey. The survey
addressed housing in general , but included a section pertaining to the
accessory housing issue under study by the Planning Commission.
Ms. Levy presented preliminary survey results to the Planning Commission on
� July 23, 1984. The final results now available include further computer
analysis of the survey data.
A copy of the survey questionnaire mailed to residents is attached as
background for the presentation.
Attachment: Housing Survey Questionnaire
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TO THE RESIDENTS OF GOLDEN VALLEY
This Housing Survey is being conducted by the League of Women Voters of Golden Valley with
support from the Golden Valley City Council. The purpose is to help a� current and future
housing needs in the City. Your responses will be very helpful and will remain a�onymous.
The first three parts of the survey will help determine how well housi�g in Golden Valley is now
meeting the needs of its citizens; whether these needs may be changing; and if so, how some of
these changing needs may be met. The last section deals with accessory apartments, a housing
option gaining wide attention.
An accessory apartment is an independent housing unit within a house originally designed for a
single family. It has its awn kitchen and bathroom and may share an entrance, yard and parking
with the rest of the house. The apartment may be occupied by relatives of the owners or by other
tenants, or the entire house may be rented to two unrelated households.
The Golden Valley Zoning Code allows up to five unrelated people to be defined as a household. It
does not allow accessory apartments but does permit "rental of rooms to not more that two people
for lodging purposes only" in single family areas. Some communities in the Metropolitan area are
considering changing their zoning codes to allow accessory apartments under some circumstances.
The League will provide information from this survey to the City Council to help them decide
whether to consider such changes as well.
Please fill out the questionaire as completely as you can and return it by Friday, February 10 to:
•' Goldsn Valley League of Women Voters
P.O. Box 538
Golden Valley, Minnesota 55427
I. Household Data 3. If there are children or other relatives living
with you, please indicate how many are in
1. Are You: each age group:
married,living with spouse 0-12
separaxed or divorced 13-18
widowed 19-29
single,female �.�30-64
single,male 65 or over
2. Age oi head(sl of household: 4, If there are other unrelated persons living in
yair home,please indicate how many are in
under 25 eech age group:
25-34 underl8
35-49 �9'�
50-54 30�4
� 65 or over 65 or over
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5. Do you expect a significent change in your 2. If you remain in your present home, in 5
household income in the naxt 5 yearsl years will you need:
upward
the same spece
downward more space
no signiflcant chan� less space
3. If you remain in your preaent home,would
I I. Current Housing it be:
7. Do you live in a: with your home "as is"or with min-
or modifications
single family home
��duplex Possibly w(th major modifications
oniy with major modificetions
��,building with 3 or more units
2. Do you:
add wing or room
rent
edd kitchen facilities
_� add bathroom facilities
�,�,own yair home by yourself
add accessory apanment
.�,own your home with spouse (if ellowed)
own your hdme with someone other .�..� other
��than spouse
(f you own you own home, please answer the next 4. If you move within 5 years, where would
three questions.
you went to move:
.�.�within Golden Valley
� 3. What is the approximate merket value of your to downtown Twin Cities
home based on your 1983 ta�c statement: to other Twin Cities suburb
�.�up to$50,000 out of the Twin Cities metropolitan
$61,pQp.1 pp�ppp area
$7Q1,OU0-150,OQ0 5. Would you move to:
��$157,pQp.2pp,pap a home similar to what you have now
��over$20p,00p a larger house
4. How many bedrooms does it have: e smaller house or duplex
7__2�3.�4�5��6 or more a condominium or townhouse
5. How many full bethrooms with tub,shower an apartment
or both does it have:
6. Would you expect to:
7 ��2,��3 or more
Itl. Future Housing Needs
own rent
7. Would you want to live near:
1. Do you expect to be living in your present
home in 6 yearsl others in your own age group only
yes (please answer questione 2 end 3 others of mixed apes, including
below) children
no (please answer questions 4 thru others of mfxed ages, excluding
����w) ��children
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IV. Accesory Housing(see introduction for has permitted elderly to stay in their
definition) homes
1. If accessory housing were legal in Golden has increased security of home
Valley,would you consider modifying your owners who ere frequently gone.
own home to accomodate a relative or
tenant? has helped solve special housing prob-
. lem for family members
yes_no_don't know_does not apply_
property maintenance has impoved
2. Would you or a member of your family con-
sider moving into eccessory housing in has increased school-age children in
someone else's home as a renter if it were neighborhood
availabie?
has increased traffic on neighborhood
yes no don't know streets
3 What kind of accessory housing would be hes created on-street parking prob-
compatible with your neighborhood and its lems
needs?Check as many as apply:
has created noise problems
if the house were owner-occupied
proberty maintenance has deterior-
if the apartment were occupied by a ated
relative of the owner
other (piease specify)
if the apartment were rented to unre-
lated persons
if the apar2ment were reserved for don't know
elderiy renters
• , 6. If there were eCCessOry apartments i� my
�f the main portion of the house were neighborhood, I would feel: (Check more
owned end occupied by a senior cit�- than one,if appropriate)
zen
more protected if neighboring ten-
if off-street parking were provided ents were home during the day
if the numberofaccessory apartments more safe with another person in my
within a neighborhood were limited home in case of emergencies
if the number of tenantswithinahouse less safe if neighboring tenants were
were limited renters unrelated to ow�ers
if both the house and apartment were less safe if the ow�er didn't live in
occupied solely bv tenants the rented house
no restrictions beyond City healch don't know
and safety inspection
other(please specify)
not acceptable under any conditions
don't know
7. Please indicate which section Of town you
other(please specify) live in according to the accompanying map
1�_2�3�4_5�6
4. Do you know of any accessory housing
within a block of your home or immed-
iate neighborhood: Medicine Lake Rd.
yes�_1_2 _3 or more �
Q su m
no N � O ° O � O a
r �
5. If there is accessory housing near you,what W�E m � ? m
has been its effect upon the neighborhood? �, � H�r� _ )c
Check as many es epply: g =
no noticible effect O O O
� overall, has been good for neighbor-
hood
� September 18, 1985
T0: Members of the Golden Valley Planning Commission
FRUM: Mark W. Grimes, Director of Planning and Development
SUBJECT: Review of Development Agreements for the Hotel and Office Building
in the Golden Hills Redevelopment Area
The Golden Valley HRA is now in the final stages of negotiating development
agreements with the Turner Development Company and Embassy Suites. The develop-
ment agreements are for the construction of a 15-story, 230,000 square foot
office building to be built by Turner and a 12-story, 300-room suite type hotel
to be built and operated by Embassy Suites. The HRA has scheduled a public
hearing on the development agreements for October 16, 1985 at 7:30 P.M. at the
Civic Center. The City Council has requested that the Planning Commission
review the agreements. If there are comments, they should be forwarded to the
City Council as soon as possible.
The attached development agreements are the result of many hours of negotiation
and planning by both the HRA and developers. The HRA staff believes that the
• agreements will provide the City with a quality development at one of the prime
locations in the Metro area.
The purpose of the development agreement is to assure that building will occur
as promised by the developer. The agreement also holds the City to promises it
has made to the developer.
The development agreement is a requirement of State law if tax increment
financing is used. The HRA is using tax increment financing on the development
in order to purchase the development site and sell it back to the developer and
do miscellaneous public improvements. The cost of the approximate seven acres
on which the hotel and office building will be located is about $20 per square
foot. The development agreement stipulates the sale price to the developers of
$6 per square foot. Therefore, the HRA is subsidizing the sale of the land.
The agreement also has a number of guarantees to cover the City's costs. The
City will be issuing about $7,000,000 in General Obligation Tax Increment Bonds
to pay for the land and miscellaneous public improvements. The developers will
give the City financial guarantees to help back these bonds if the construction
is not started or completed. The developers also guarantee to build structures
that will be worth a certain value in order to have an adequate tax increment
to cover bond payments. The developers will sign assessment agreements to
guarantee a certain value of development on the site at a certain date.
From the City's perspective, the City agrees to purchase the property by May
. 31, 1986 and sell it to the developers for a specific price. The City also
agrees to some public improvements to complement the site.
Golden Valley Planning Commission
September 18, 1985
� Page 2
The development agreements generally describe the proposed developments in
terms of size and design. However, the final plan has to be developed as part
of the PUD process. That is anticipated to begin in late 1985 or early 1986.
The PUD would give the City specific control over site development and allows
for detailed Planning Commission review.
Attached �o the Turner agreement is a very sketchy site plan and building
elevation. Unfortunately this is the most up-to-date plan that is available.
It will obviously be "beefed" up to meet the City's PUD requirements. There
are a few concerns to note from the site plan. First, the parking ramp is
built to the property line on Turner's Crossroad. The Planning staff finds
this unacceptable. Hopefully, a new design can be developed to provide some
setback. The size of the parking ramp is also important. The HRA had a
parking study done which shows a parking lot of 1200 spaces. I believe that
this amount is adequate even though it does not meet the total spaces required
for an individual hotel and office building of these sizes. I am enclosing a
copy of the parking study for your review.
Second, the Planning staff believes all access to the parking lot should be
from Xenia rather than Turner's Crossroad. The site plan shows access to
Turner's Crossroad.
Third, careful design consideration is important to the east and north side of
• the site. These sides will be facing the residential areas along Turner's
Crossroad.
Fourth, the overall amount of traffic generated from the Golden Hills
Redevelopment area is a concern. How much development in the area is reason-
able considering the capacity of the streets and freeway interchange?
In order to review these development agreements, you may want to refer to your
copy of the Golden Hills Redevelopment Plan which was given to you in the past.
The Plan has maps that can be used to put this development area in perspective.
(Please note that the seven acres does take the Larson-Olson building at 900
Turners Crossroad. The Redevelopment Plan does not indicate that that building
would be redeveloped. )
Attachment: Parking Study by Short-Elliott-Hendrickson
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PROPOSED AOTEL 1�iND OFFICE TO�MIER
I-394 AT XENIA AVENUE
GOLDEN VALLEY, MINNE50TA �
June 10, 1985
SE8 FILE NO: 85155
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I hereby certify that this repo:t was p�epa��ed
by me or under my dizect supervision and that I
am a duly Registered Professional Engineer unde�-
the laws of he State of Minnesota.
G�� �'U�"L ,l�
DATE: June 10 , 1965 REG. NO: 9089
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BACRGROOND
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As part of the redevelopment of the Golden Hills area, the City
of Golden Valley adopted a redevelopment plan on Octobe�� 16 ,
1964. Included in that plan was a proposed redevelop�►ent of the
nrea between Turnez ' s Crossroad and Xenia Avenue immediately
north 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
St . Louis Park with Xenia Avenue. Currently, Vernon Avenue
becomes Turner's Crossroad at the Golden Valley and St. Lo�is
Pa:k City bounda:�ies. Xenia Avenue/Vernon Avenue will ha�.�e a
full diamond interchange with I-394 .
The proposed redevelopment a:ea is in an ideal location fo�
office and hotel development. It has access to a fzeewa;� inte�-
change with I-394 which has immediate access to Highway 100 . I±
� has visibility from both f:eeways, has proximity to downtown
Minneapolis and has p�oximity to co:po�-ate offices located in the
Golden Valley a=ea.
Access to the property is convenient and is located imme�iatel}�
adjacent to the interchange with I-394 . Traffic has the option
of using Xenia Avenue or using Turner ' s Cross�oad ano the service
roa� for access to the proposed site. �
The Turner Development Corpozation is proposing to const�uct a
twin tower building on the site. One tower would house a Embassy
Suites Hotel while the othe: towe�� would provide app:oximatel��
280,000 square feet of office space. The towe:s would be
connected on the ground floor levels. It is also p��oposed to
build some type of parking structure to meet the demands of the
twin tower s.
� The office complex is anticipated to cater towards high class
office tenents. It is anticipated that the zental cost pe�
�'%/./
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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 £mbassy Suites Hotel has an orientation slightly diffe:ent
fram any other motels and hotels in the Metropolitan Area. The
hotel provides suites rather than ro�ms and provides many othe��
amenities to cater towards longer stays. Meeting rooms will be
relatively small and limited to approximately 6,OOU squa�e feet
total. The restaurant will be oriented p:imarily towa:ds the
hotel guests and will have less than 125 seats.
Because of the relatiely high density of land utilization fo: the
site, it is necessary to provide some type of pa��king st:uctu�e
to meet the combined demands of both towers. Because pa�kin�
accumulations for the two uses may peak at diffe:ent times, the
a
concept of shared parking can be used to reduce � the total nurr�be:
� of p:ovided spaces. This report is oriented towazds determininy
the traffic to be generated by the two developments and the total
num be: of parking spaces which will be required fo� the cor,i5ine�
towe:s.
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TRAFFIC GENER�iTION
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OFFICE TOWER
By catering to higher class clientele, there are three modi:ica-
tions to the normal office building traffic generations. The
total traffic volume generated is decreased. The highe:� type
offices will generally have fewer employees and will also
generate less service type trips .
T'he hours of traffic generation of a highez class office buildin�
are also more varied. Rathe� than have peak shift times , the
arrivals and departu:es are sp:ead over longe: pe�io�s in the
morning and afternoon periods. The:efoze , the peak loads a:e
dec�eased and the total traffic is dispersed ove: longe:� pe:io�s .
A final change is that the hours of the openin� and closin� of
offices a:e generally late: than "no�-mal" .
• Generally, offices have a large variation of total traffic
gene:ation. A large corpo�ate type office which zelies hea�-i1}�
upon upper management and/or resea�ch individuals► will gene�ate
only six to eight trips pe� day pe� 1 , 000 squa:e feet of g�-�==
floo: a:ea . A medical office building will gene��ate t:affic at a
rate of 55 while a government building may have a rate as hi5h as
65 . The no:-mal rates for a general office building va:y f�o^�, 11
to 14 .
For this office complex, a traffic generation of 11 .0 trips pe�
day pez 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 volun:e
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 hou: .
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BOTEL
� 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 common 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 travele�
so that it is more than just a room, but a complete place to
stay,
This will reduce the total ntanber 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 othe:
facilities to provide for the guest rather than outside
individuals also cuts down on the number of trips generated by
the hotel complex. The numbe: of employees are also reduced f:o�.
• that at othez types of hotels.
The second clientele the Embassy Suites Hotel is o: iented to is
farr:ilies on weekends. The recreational facilities provided in
the hotel along with the type of room and extra services have
c:eated a substantial interest and demand fo: rooms on weekends
by smalle: families. The clientele are again oriented towa�ds .
total stays at the hotel and although the occupancy is much
higher than other hotels on weekends, total traffic �eneration is
not proportional .
It is assumed that there is 100$ occupancy on weekends and 80�
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occupancy on weekdays. The weekend rate is calculated for Frida}•
night and Saturday nights.
From all this information, it is possible to develop a day lon�
pzofile of traffic generated by the hotel complex f oi both
• weekdays and weekends. Maximum morning generation occurs afte:-
8:00 a.m. and has a total two-way traffic generation of �
�5�
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 3U vehicles
in the peak p.m. hours.
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PARRING
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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 p:ovide
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 foz vehicles. at the hotel occu:s
overnight. During weekdays . with an 80$ occupancy rate and a
number of individuals arriving at the hotel using taxi-cabs o=
limousines, it is approximately 200 vehicles. This de�a:,�
increases slightly with the azrival of hotel employees ea:ly ir,
the morning prior to the departure of hotel guests. The maxim.uT.
parking demand is ove: 200 vehicles at B: OU a .m.
The demand for pa�king for the offices also peaks in the ea: ly
morning. By 9:00 a.m. , the:e is a demand for approximately 90U
. pa�king spaces to serve the office complex. For the remain�e� of
the day , the:e are generally a number of employees leaviny fo�
business purposes which will tend to offset the num be� of
arrivals of visito:s oz service vehicles.
The combined demand of the hotel and office complex peaks at
app:oximately 1 ,050 to 1 ,100 vehicles between 8:00 and 9:00 a.m .
Because of this overlap between arrivals of office employees an�
the departure of hotel guests, it is desirable to provide fo: a
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 number of spaces since a
slight overrun demand for parking will result in office employees
unable to find parking spaces. The�efore , as a minimurr., an
additional 10$ should be added to the parking demand. Thus, the
total parking demand is between 1 ,150 and 1 ,200 vehicles on
• weekday mornings.
2sg
The afternoon peak hour of the hotel does not offset 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 nozmal weekday morning demand for
parking spaces.
The number of parking spaces requized 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 a=e
reserved for hotel guests.
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ROADWAY Il�ACTS OF TRAFFIC
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The heaviest impact of traffic will be during the p.m. peak houz
from 5: 00 to 6:00 p.m. During that timeframe, the proposed twin
towers development will generate approximately 450 outbound t=ips
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
ramps should continue to function without undue delays oz
congestion. It is anticipated a traffic signal will be necessa�y
to accommodate the traffic.
Of �.he 450 outbound trips , approximately 220 will travel west on
I-394 and approximately 230 will travel east of I-394 , at lea=t
� to Highway 10U.
Traffic volumes in the Minnesota Department of Ttanspo:tatio�
• Traffic Report M-307 indicate that there is an anticipated tot�l
p.m. peak hour westbound on ram� volume of app�oximately 55U
vehicles and an eastbound on ramp volume of appzoximately 8�G
vehicles. Some of the development traffic_ from the twin towe� =
is al:eady incorporated into those vol�ne figures.
The site plan in the preliminary report from the Turner Develop-
ment Corporation indicated that the proposed parking ram� woulc
be at the northeast corner of the redevelopment property. Access
would be provided to Xenia Avenue and to Turner's Crossroad .
Tzaffic 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 s�me delays. The continued redevelopment of the a:�ea
east of the twin towezs development will place additional traffic
2��
on the frontage road creating some minor delays at the inter-
� section of the frontage road the Turner's Crossroad. Howeve� ,
the major delays will occur at the frontage road intersection
with Xenia Avenue. At this location, the westbound frontage road
traffic must cross over a considerable amount of conflicting
traffic including northbound, northbound left tuzns, southbound
and eastbound traffic. It is anticipated that there will be a
significant amount of traffic coming eastbound on the fronta�e
=oad turning south to the I-394 ramps .
It is therefore suggested that the parking ramp ozientation be
towa�ds Xenia Avenue. If the east redevelopment a:ea will
generate traffic volumes higher than present , it will be
desirable to restrict the parking ram� access to only Xenia
Avenue.
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