A. Major Amendment to PUD regarding Restaurants Location: The Shops at West End Applicant: AD West End LLC Case No.: PUD STUDY SESSION

AGENDA

PLANNING COMMISSION

COUNCIL CHAMBERS

6:00 P.M.

JULY 17, 2013

1.

Call to order – Roll Call

2.

Approval of Minutes of June 26, 2013

3.

Hearings

A.

Major Amendment to PUD regarding Restaurants

Location:

The Shops at West End

Applicant:

AD West End LLC

Case No.:

13-27-PUD

4.

Other Business

5.

Communications

6.

Adjournment

STUDY SESSION

1.

DLC Apartments West End

2.

Knollwood Mall Redevelopment

If you cannot attend the meeting, please call the Community Development Office, 952/924-2575.

Auxiliary aides for individuals with disabilities are available upon request. To make arrangements, please call 952/924-2575 at least 96 hours in advance of meeting.

Planning Commission

Meeting Date: July 17, 2013

Agenda Item # 3A

3A.

Major Amendment to The West End PUD to Allow More Restaurant Area

Applicant: AD West End LLC

Location:

1603-1695 West End Boulevard, 1607-1673 Park Place Boulevard, and

5313-5370 16

Street

Case No.:

13-27-PUD

Recommended

Action:

Close public hearing.

Motion to recommend approval of the Major Amendment to the West

End PUD to allow additional restaurants at 5310 16

Street West.

DESCRIPTION OF REQUEST

AD West End LLC requests an amendment to the Planned Unit Development (PUD) to allow

additional restaurants in The Shops at West End shopping center. The request would allow more

space within the existing shopping center to be used for restaurants.

The PUD currently allows the shopping center to have up to 82,277 square feet of restaurants.

The request is to increase the maximum gross building area of restaurants by 8,543 square feet to

a total of up to 90,820 square feet.

The proposal does not increase the overall building area and does not provide additional parking.

BACKGROUND

The overall West End development includes a mix of existing and planned office, shopping

center, and residential uses. Up to four more office buildings (The Towers at West End) totaling

approximately 1,100,000 square feet is planned. Also, additional residential development is also

expected, but has not yet been approved for the development. The Shops at West End shopping

center currently includes grocery, entertainment, restaurant, retail, and office uses.

The City approved a modification to lower the parking requirement for the shopping center based

on the mix of land uses and shared parking opportunities in the development. City staff

reviewed the peak hours and characteristics of the parking demand of the various uses (Parking

Generation 3

Edition, Institute of Transportation Engineers, 2004). Also, the developer

commissioned Walker Parking Consultants to study this issue, both in 2007 and again in 2013.

The 2007 study considered a tenant mix that included a combination of fast food and fine/casual

restaurants that totaled 82,277 square feet. Based on Walker Parking Consultants report in 2007,

the City decided to limit the floor area of restaurants to the amount studied as a condition of PUD

approval. At the time, this was consistent with the shopping center leasing plan.

The shopping center has developed very closely to the original leasing plan. The Shops at West

End has been operating successfully for four years and is presently 80% leased. A few “shell”

building spaces are still available. The current restaurant tenants, plus some pending restaurant

leases, will bring the shopping center very near the current limit. Strong interest from additional

restaurant tenants is driving the request to allow more restaurants.

Meeting of July 17, 2013 (Item No.3A) Page 2 Subject: Major Amendment to The West End PUD to Allow More Restaurant Area

Walker Parking Consultants completed a new shared parking report (attached) in May 2013 that

evaluated a couple of different tenant mix scenarios, including the restaurant floor areas

proposed in this application.

ZONING ANALYSIS

The zoning code considers the requested change to be a Major Amendment to the PUD because

having more restaurant floor area increases the City’s required number of parking stalls. Since

this application does not change the buildings or site design, the focus of staff’s review is on the

parking.

Although the Flats at West End apartments and the Olive Garden and Chili’s restaurants have a

total of 449 parking stalls and are part of the West End PUD, these properties do not share their

parking supply with other uses in the PUD. Therefore, staff excluded them from the analysis to

simply the information presented, to focus on the shared parking, and to provide numbers that

are consistent with the Walker Parking Consultants report.

Parking Supply:

The shopping center has 1,726 parking spaces that are provided in a combination of a five-level

ramp, underground garage and surface parking. The office buildings at 1550 and 1600 Utica

Avenue South have 1,566 parking spaces in ramps. The office and shopping center parking

ramps flank Duke Drive and are connected by both a pedestrian skyway and a vehicular bridge to

facilitate and encourage shared parking. The combined parking supply is 3,292 spaces.

Parking Requirements:

The zoning code establishes minimum parking requirements based on the land use. For

structures containing multiple uses, each shall is calculated separately. The requirements may be

revised upward or downward by the City Council as part of an application for a Planned Unit

Development based on verifiable information pertaining to parking.

The parking ordinance requires shopping centers to provide one parking space per 250 square

feet of gross floor area. However, the code also requires certain uses to be calculated separately,

because they generally require more parking than standard retail and service uses. Grocery

stores, theaters, and restaurants that have wait-staff are required to be calculated separately.

Basic Parking Calculations

The following table shows the basic calculation of the parking required for the proposed uses

when applying the formulas for each individual use and adding those together to an aggregated

total.

Meeting of July 17, 2013 (Item No.3A) Page 3 Subject: Major Amendment to The West End PUD to Allow More Restaurant Area

Basic Parking Requirement Calculations

Use

Zoning ordinance

Use intensity Base Requirement

1550/1600 Utica Ave

1 space per 325 SF

507,638 SF

1,561 spaces

Office Subtotal

1,561 spaces

Retail

1 space per 250 SF

134,066 SF

536 spaces

Restaurants

1 space per 60 SF

90,820 SF

1,514 spaces

Theater

1 space per 4 seats

2,700 seats

675 spaces

Office

1 space per 250 SF

35,396 SF

142 spaces

Grocery

1 space per 250 SF

55,288 SF

221 spaces

Shopping Center Subtotal

3,088 spaces

Pre-reduction Total

4,649 spaces

10% Transit Reduction (excluding apartments)

465 spaces

Total Requirement

4,184 spaces

However, the basic parking calculations above ignore the benefits of mixing uses and sharing

parking among the office and shopping center components. For example, the peak hours for the

movie theater occur after the peak office parking demand. Therefore, the City allowed the

shopping center to rely on the office parking ramps to meet the parking demand. Those shared

parking arrangements are protected by easement agreements.

Shared Parking Analysis

The 2013 Walker Parking Consultants report is attached for your review and provides a detailed

explanation and information.

The study essentially shows that during normal operations (51 weeks out of the year) the parking

supply is both sufficient and convenient enough for patrons. It isn’t until the last week of

December that the parking supply could be exhausted during the peak weekday daytime hours.

During this week, the study indicated a potential shortage of 11 parking stalls in the peak

weekday hours.

Staff finds the projected shortage to be limited in duration, manageable, and avoidable if the

shopping center actively controls employee parking during the Christmas rush. In addition, the

overall West End development already has an approved Travel Demand Management Plan and

can implement the plan to help avoid and mitigate potential parking shortages and traffic

impacts.

STAFF RECOMMENDATION:

Staff recommends approval of a PUD major amendment to allow up to 90,820 gross square feet

floor area of restaurants. The staff recommendation is subject to the following condition:

Meeting of July 17, 2013 (Item No.3A) Page 4 Subject: Major Amendment to The West End PUD to Allow More Restaurant Area

1. Prior to issuance of building permits, the applicant and property owner shall sign the

Official Exhibits.

ATTACHMENTS:

• Walker Parking Consultants Shared Parking Report (May 2013)

• Shops at West End Tenant Mix

• Shops at West End Lease Plan

Prepared by: Sean Walther, Senior Planner

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Source: Duke Realty, 2013

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 _{ VI  VI  VI ([LVWLQJLQFOXGHVVIZLWKLQ&RPHG\&OXE} )DVWIRRG  VI  VI  VI 7KHDWUH _{ VI VHDWFLQHPD} *URFHU\  VI 2IILFH  VI 6SHFLDOW\ _{ VI  VI} Total 330,594 sf 71,898 sf 51,476 sf Notes ([LVWLQJVILVFRPHG\FOXEH[FOXVLYHRI GLQLQJSRUWLRQ,Q6FHQDULR%WKHDGGHGVILV DQDFWLYHHQWHUWDLQPHQWYHQXHZLWKDERZOLQJ DOOH\ Existing 5HWDLO7HQDQW

Proposed Future Additions

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BASE PARKING DEMAND RATIOS

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Source: Walker Parking Consultants, 2013.



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DRIVING RATIO ADJUSTMENT

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Land Use Unit Total

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Spaces required per unit land use

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Source: Walker Parking Consultants, 2013.

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Maximum Walking Distance LOS D LOS C LOS B LOS A

Within Parking Facilities

Surface Lot 1,400' 1,050' 700' 350'

Structure 1,200' 900' 600' 300'

From Parking Destination

Climate controlled 5,200' 3,800' 2,400' 1,000'

Outdoors, covered 2,000' 1,500' 1,000' 500'

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Table 4: Projected Surpluses - Office Parking2_



Source: Walker Parking Consultants, 2013.



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 Source: Walker Parking Consultants, 2013.

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Tenant SF retail fine dining fast food theatre grocery office specialty Signed Leases

Kerasotes Theater/Star Bar 59,500 59,500

Roundy's 55,288 55,288

Verizon Wireless 2,054 2,054

Noodles & Co. 2,542 2,542

Crave 8,343 8,343

Glamour Nails 1,690 1,690

Raze by Regis 1,634 1,634

Cooper 7,427 7,427

Toby Keith's I Love this Bar & Grill 15,000 15,000

Omaha Steaks 1,230 1,230 Mall Office 2,396 2,396 Anthropologie 11,000 11,000 Love Culture 8,000 8,000 Creative Kidstuff 4,000 4,000 Jimmy John's 2,248 2,248 Republic of Couture/Brian 4,000 4,000 Lululemon Athletica/Brian 2,500 2,500 Subway/Brian 1,544 1,544 Rojo 9,065 9,065 Hot Mama/Brian 2,409 2,409 NutriShop/Tracy 1,288 1,288 Haute Barre 1,229 1,229 Cooper Expansion 1,495 1,495 Crave Expansion 750 750

Wedding Day Diamonds 3,000 3,000

Bergstrom Jewelers 4,716 4,716

Charming Charlie's 10,400 10,400

Jos. A. Bank 4,800 4,800

Little Szechuan 3,924 3,924

Filios 7,764 7,764

White House Black Mkt 3,000 3,000

Phresh Spa Salon 3,115 3,115

Hot Mama Expansion 2,149 2,149

Parmida Home 11,000 11,000

Primp 1,825 1,825

Blast Blow Dry Bar 2,269 2,269

Raku 3,679 3,679

Brush 2,195 2,195 combination painting studio and wine bar

Apricot Lane 1,820 1,820

Forever Yogurt 1,500 1,500

Minq 2,856 2,856

Francesca's 1,200 1,200

Resturant - Building 23 south 10,500 10,500

Comedy Club - Building 23 south 9,250 2,250 7,000 2,250 sf resturant and 7,000 cemedy club

Regus 12,000 12,000

Baker Asociates 21,000 21,000

Subtotal Signed Leases: 330,594 93,184 72,392 7,834 59,500 55,288 35,396 7,000 330,594 Future Tenant SF retail fine dining fast food theatre grocery office specialty

Resturant - Building 31 8,110 8,110

Fast Casual - Building 31 2,484 2,484

Active Entertainment- Building 24 32,578 32,578 32,578 active entertainment with bowling alley

Fashion Retail- Building 23 south 3,139 3,139 Fashion Retail- Building 32 5,165 5,165

Subtotal Future Leases 51,476 40,882 8,110 2,484 0 0 0 32,578

Grand Total 382,070 134,066 80,502 10,318 59,500 55,288 35,396 39,578 414,648