112513 RegularPLANNING COMMISSION
AGENDA
November 25, 2013
7:00 p.m.
Introductory Proceedings
Roll Call
Approval of Minutes: October 28, 2013 regular Planning Commission meeting.
Opportunity for Citizens to Address the Commission on items not on the Agenda
Public Hearing
ITEM #1 13-APUD-06 6330 & 6400 Lyndale Avenue (Lyndale Gardens)—Amend
Planned Unit Development, request to increase allowable
restaurant space at the future Lyndale Gardens
redevelopment site.
New Business
Old Business
Liaison Reports
Community Services Advisory Commission
City Council
Housing and Redevelopment Authority (HRA)
Richfield School Board
Transportation Commission
Lhamber of Commerce
Other
City Planner's Report
Next Meeting Date: Joint City Council/Planning
Commission November 26, 2013
Adjournment
Auxiliary aid for individuals with disabilities are available upon request. Requests must be made at least 96
hours in advance to the City Clerk at 612/861-9738".
J Planning Commission
Minutes
October 28, 2013
MEMBERS PRESENT: Chairperson Rick Jabs and Commissioners Susan
Rosenberg, Dennis Schuller, Tom Rublein, Gordon Vizecky,
Dan Kitzberger and Josh Root
MEMBERS ABSENT: none
STAFF PRESENT: Melissa Poehlman, City Planner
Matt Brillhart, Planning Technician
OTHERS PRESENT: none
Chairperson Jabs called the meeting to order at 7:00 p.m.
APPROVAL OF MINUTES
M/Rublein, S/Root to approve the minutes of the September 9, 2013 special meeting.
Mofion carried: 7-0
OPEN FORUM
No members of the public spoke.
PUBLIC HEARING(S)
ITEM #1
Consider an amendment to the City's Zoning Ordinance to clarify noise
attenuation requirements for residential construction in the 2007 60-62 and 63 or
greater DNL contours.
City Planner Melissa Poehlman (Poehlman) presented the staff report.
M/Rublein, S/Root to close the public hearing.
Motion carried: 7-0
October 28, 2013
In response to a question from Chairperson Jabs, Poehlman provided a clarification of
mechanical ventilation." Chairperson Jabs asked if any subsidies were available from
MAC for new home construction, to which Poehlman stated she did not believe so.
In response to a question from Commissioner Rublein, Poehlman stated that the
requirements are mandatory for new home construction and recommended for
remodeling projects.
M/Vizecky, S/Rublein to recommend approval of the ordinance amendment.
Motion carried: 7-0
ITEM #2
Consider an amendment to the City's Zoning Ordinance incorporating the 77tn
Street Underpass Official Right-of-Way Map for purposes of roadway planning
beneath Trunk Highway 77.
Poehlman presented the staff report.
M/Root, S/Vizecky to close the public hearing.
Motion carried: 7-0
M/Vizecky, S/Root to recommend approval of the ordinance amendment.
Motion carried: 7-0
ITEM #3
Consider an amendment to the City's Zoning Ordinance to change the parking
requirements for restaurants serving minimal alcohol that are located in shopping
centers.
Poehlman presented the staff report.
Commissioner Rublein inquired if Woodlake Centre would be considered a shopping
center; Poehlman replied in the affirmative.
M/Root, S/Vizecky to close the public hearing.
Motion carried: 7-0
In response to a question from Commissioner Rublein, Poehlman stated that there had
been no comments from restaurants or the Chamber of Commerce in response to the
proposed change, but restaurants had commented in the past that the current
requirements were a hardship. Poehlman stated that the change will have a positive
effect on businesses by removing a hurdle.
In response to a question from Commissioner Schuller, Poehlman stated that staff
arrived at the 5% figure after talking to existing restaurants with low volume alcohol
2
October 28, 2013
sales. Alcohol sales at these establishments are typically 1-2% of total sales and staff
decided to go a little higher with the requirement.
M/Rublein, S/Vizecky to recommend approval of the ordinance amendment.
Motion carried: 7-0
NEW BUSINESS
ITEM #4
Reschedule December 23, 2013 regularly scheduled Planning Commission
meeting to December 9, 2013
M/Rublein, S/Vizecky to reschedule the meeting.
Motion carried: 7-0
OLD BUSINESS
None.
LIAISON REPORTS
Community Services Advisory Commission: Commissioner Rublein
City Council: No report
HRA: No report
Richfield School Board: Commissioner Kitzberger
Transportation Commission: No report
Chamber of Commerce: No report
Other: Commissioner Rublein asked for an update on tenants in the Lyndale Station
development and inquired about the third phase. Commissioner Rosenberg issued a reminder
that the school board election is on November 5.
CITY PLANNER'S REPORT
Poehlman informed commissioners that Holy Angels had completed their campus
master planning and was in the early stages of planninq a retail development on their
property. A study session will be held on November 26t .
ADJOURNMENT
3
October 28, 2013
M/Rublein, S/Vizecky to adjourn the meeting.
Motion carried: 7-0
The meeting was adjourned by unanimous consent at 7:22 p.m.
Dan Kitzberger
Secretary
4
AGENDA SECTION: PUBLIC HEARWG
AGENDA ITEM# I
REPORT#
CASE# 13-APUD-06
y-- PLANNING COMMISSION STAFF REPORT
I PC MEETING DATE: NOVEMBER Z5, 2013
ITEM FOR PLANNING COMMISSION CONSIDERATION:
Public hearing regarding a proposed amendment to a Planned Unit Development. Consider a
request to increase allowable restaurant space at the Lyndale Gardens redevelopment site
6330 & 6400 L ndale Avenue from 2,600 s uare feet to 10,000 square feet.
I.RECOMMENDED ACTION:
Conduct and close a public hearing and by motion:
1) Recommend approval of an amendment to the Planned Unit
Development, Conditional Use Permit and Final Development Plan for
6330 and 6400 Lyndale Avenue that would allow up to 7,000 square
feet of restaurant s ace.
II. BACKGROUND
In March and June of this year, the City Council approved redevelopment plans for the
former Lyndale Garden Center. Approved plans include a 151-unit apartment building;
a 25,000 square foot co-op grocer; and 11,600 square feet of additional retail space. Of
the retail space, up to 2,600 square feet was requested for restaurant use. Staff
supported the proposed use allocations based on an independent parking study
submitted by the applicant and our own evaluation. As part of that review, staff
indicated that parking could be near full-capacity during the Wednesday Farmer's
Market and that no additional events should be permitted without an approved event
parking plan. Both the original independent parking study and spreadsheet of City
parking standards are attached for review.
The applicant (The Cornerstone Group dba Lyndale Gardens LLC) is requesting an
amendment to the approved Planned Unit Development (PUD) that would allow up to
10,000 square feet of restaurant space within the development. In support, the
applicant has submitted an updated parking analysis by Kimley-Horn Associates
September 27, 2013 memo attached). The study estimates peak parking demand on
weekdays to be approximately 86% of available parking capacity and 92% of capacity
on weekends.
III. BASIS OF RECOMMENDATION
A. POLICY
City Code allows applicants to request a modification of the minimum
number of parking spaces required by submitting a study of anticipated
parking demand (544.13, Subd. 8).
The submitted study anticipates peak parking surpluses of 57 and
32 parking spaces on non-Farmer's Market weekdays and
weekends respectively. These parking spaces would be spread
throughout the entire development, including the parking area
south of Lakewinds co-op.
During the Farmer's Market, 24 of 402 parking spaces are
estimated to be available.
As was done for the previous request, staff conducted an analysis of
need based on Code requirements (spreadsheet attached).
Staff analysis removes the 20 garage stalls and related townhome
units from calculations because the private stalls are not available
for shared parking.
Based on Code requirements, an increase in restaurant space to
10,000 square feet would result in a standard surplus of zero (0)
parking spaces on the northern half of the development.
Anticipated surplus on the southern half is 26 stalls.
Staff also analyzed parking based on a scenario in which 7,000 square
feet would be available for restaurant space, and requested that the
applicant do the same.
In this scenario, parking consultant Kimley-Horn estimates that
peak parking demand on weekdays will decrease from
approximately 86% of capacity to 83% of capacity (an increase
from 57 to 72 surplus stalls). On weekends, peak is estimated to
decrease from 92% of capacity to 86% (an increase from 32 to 59
surplus stalls).
An analysis based on Code requirements estimates a surplus of 16
stalls on the northern half of the development. Anticipated surplus
on the southern half remains 26 stalls. Available parking
throughout the development in this scenario is estimated at 42 of
401 parking stalls on non-Farmer's Market days.
B. CRITICAL ISSUES
One of the stated purposes of the Zoning Code is "to foster a harmonious
and workable relationship among land uses." Required findings include
that "the development will not have undue adverse impacts on neighboring
properties."
While an applicant can submit an independent study in support of a
parking reduction, the Council is not obligated to accept proposals based
on these studies.
In addition to consideration of numbers, the findings required in order to
approve a PUD and associated Conditional Use Permit allow policy-
makers to consider community norms and expectations.
The success of recent developments within the City has exceeded
expectations. As a result, staff has heard concerns from policy-makers
and residents about parking availability.
C. FINANCIAL
Required application fee has been paid.
D. LEGAL
Zoning:
Existing: PMU (Planned Mixed Use)
Proposed: No change
Land Use:
Existing: Commercial building, vacant
Proposed: Mixed Use Development
Comprehensive Plan: Mixed Use
Notification: Notice of the hearing was mailed to properties within 350 feet of
the proposed development and published in the Sun Current Newspaper.
Other Actions:
Council: December 10, 2013
Stipulations of Approval:
1. A recorded copy of the approved resolution must be submitted to the City
prior to the issuance of a building permit.
2. All outstanding conditions of plat approval granted June 11, 2013 (Res. No.
10802) must be completed prior the issuance of a building permit.
3. Restaurants require odor control unless deemed unnecessary by the
Community Development Director.
4. Parking stalls may not be used for snow storage.
5. With the exception of restaurant size limitations, all stipulations of previously
approved PUD Resolutions No. 10780 and 10801 remain in effect.
IV. ALTERNATIVE RECOMMENDATION S
Recommend approval of the proposed amendment with additional/modified
conditions.
Recommend denial of the proposed amendment with findings that the proposed
project does not meet City requirements.
V. ATTACHMENTS
Resolution
Code Requirements
Proposed site plan
Original parking study — January 2013
Original City Code requirements worksheet
Parking study update memo — September 27, 2013
Updated City Code requirements worksheet
Parking study revised 7,000 sf table
VI. PRINCIPAL PARTIES EXPECTED AT MEETING
Representative(s) of The Cornerstone Group
RESOLUTION NO.
RESOLUTION APPROVING AN AMENDMENT TO
A FINAL DEVELOPMENT PLAN
AND CONDITIONAL USE PERMIT
FOR A PLANNED UNIT DEVELOPMENT
AT 6330 AND 6400 LYNDALE AVENUE
TO ALLOW UP TO 7,000 SQUARE FEET
OF RESTAURANT SPACE
WHEREAS, an application has been filed with the City of Richfield which requests
approval of an amendment to the final development plan and conditional use permit for a
planned unit development on land generally located at 6330 and 6400 Lyndale Avenue and
legally described as:
Lots 1 and 2, Block 1; Outlots B and C, Lyndale Gardens, Hennepin County, Minnesota
WHEREAS, the Planning Commission of the City of Richfield held a public hearing and
recommended approval of the requested amendment at its November 25, 2013 meeting; and
WHEREAS, notice of the public hearing was published in the Sun-Current and mailed to
properties within 350 feet af the subject property on November 12, 2013; and
WHEREAS, the requested amendment meets those requirements necessary for
approving a planned unit development as specified in Richfield's Zoning Code, Section 542.09,
Subd. 3 and as detailed in City Council Staff Report No. and
WHEREAS, the request meets those requirements necessary for approving a
conditional use permit as specified in Richfield's Zoning Code, Section 547.09, Subd. 6 and as
detailed in City Council Staff Report No. and
WHEREAS, the City has fully considered the request for approval of an amendment to
the planned unit development, final development plan and conditional use permit; and
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Richfield,
Minnesota, as follows:
1. The City Council adopts as its Findings of Fact the WHEREAS clauses set forth above.
2. An amendment that will allow up to 7,000 square feet of restaurant space is approved
as described in City Council Report No. , on the Subject Property legally described
above.
3. The approved amendment is subject to the following conditions:
A recorded copy of the approved resolution must k e s mittPc t the Citv prior to
the issuance of a building permit.
All outstanding conditions of plat approval granted June 11, 2013 (Res. No. 10802)
must be completed prior the issuance of a building permit.
Restaurants require odor control unless deemed unnecessary by the Community
Development Director.
Parking stalls may not be used for snow storage.
With the exception of restaurant size limitations, all stipulations of previously
approved PUD resolutions No. 10780 and 10801 remain in effect.
Adopted by the City Council of the City of Richfield, Minnesota this 10th day of
December, 2013.
Debbie Goettel, Mayor
ATTEST:
Nancy Gibbs, City Clerk
Required Findings
Part 1: Development proposals in the Mixed Use Districts shall be reviewed for
compliance with the following (537.01, Subd.2):
1. Consistency with the elements and objectives of the City's development
guides, including the Comprehensive Plan and any redevelopment plans
established for the area. The City's Comprehensive Plan designates these
properties as part of a larger mixed use district encompassing the 66th Street
and Lyndale Avenue area. The intent of the mixed use category is to focus on
creating a city center in Richfield that will serve as a "downtown." The city center
is to include a mix of residential, shopping, recreational and business uses. The
emphasis on public areas, a connection to the lake, and improved sidewalk and
street presence along Lyndale Avenue is also consistent with the Lyndale
Connectivity Plan.
2. Consistency with the regulations of the Mixed Use Districts as described by
Section 537 of the Code. The proposed amendment does not include any
physical changes to the site layout and will continue to meet the requirements of
the Code.
3. Creation of a design for structures and site features which promotes the
following:
i.An internal sense of order among the buildings and uses. No
changes proposed.
ii.The adequacy of vehicular and pedestrian circulation, including
walkways, interior drives and parking in terms of location and number of
access points to the public streets, width or interior drives and access
points, general interior circulation, separation of pedestrian and vehicular
traffic and arrangement and amount of parking. The development is
expected to be able to provide adequate parking for up to 7,000 square
feet of restaurant space.
iii. Energy conservation through the design of structures and the use
of landscape materials and site grading. No changes proposed.
iv. The minimization of adverse environmental effects on persons
using the development and adjacent properties. The development is
expected to be able to provide adequate parking on a day-to-day basis.
Special events will require a specialized parking plan as detailed by the
previously approved PUD, which remains in effect.
Part 2: The following findings are necessary for approval of a PUD amendment
application (542.09 Subd. 3):
1. The proposed development conforms to the goals and objectives of the City's
Comprehensive Plan and any applicable redevelopment plans. See above —
Part 1, #1.
2. The proposed development is designed in such a manner as to form a
desirable and unified environment within its own boundaries. See above —
Part 1, #3.
3. The development is in substantial conformance with the purpose and intent of
the guiding district, and departures from the guiding district regulations are
justified by the design of the development. The development is in substantial
compliance with the intent of the guiding MU Districts. No physical changes
are proposed.
4. The development will not create an excessive burden on parks, schoo/s,
streets or other public facilities and utilities that serve or area proposed to
serve the development. The City's Public Works, Engineering and Recreation
Departments have reviewed the proposal and do not anticipate any issues.
5. The development will not have undue adverse impacts on neighboring
properties. The redevelopment of a blighted site will improve the livability and
safety of the neighborhood. The site is anticipated to be able to meet parking
demand on a typical day. Special events will require an additional parking
plan.
6. The terms and conditions proposed to maintain the integrity of the plan are
sufficient to protect the public interest. This requirement is met.
All uses are conditional uses in the PMU District. The findings necessary to
issue a Conditional Use Permit (CUP) are as follows (Subd. 547.09, Subd. 6):
1. The proposed use is consistent with the goals, policies, and objectives of
the City's Comprehensive Plan. See above — Part 1, #1.
2. The proposed use is consistent with the purposes of the Zoning Code and
the purposes of the zoning district in which the applicant intends to locate the
proposed use. The purposes of Code include fostering a workable
relationship among land uses, promoting and preserving the quality of
neighborhoods and commercial districts, and protecting and enhancing
property values. The proposed amendment is consistent with these
purposes.
3. The proposed use is consistent with any officially adopted redevelopment
plans or urban design guidelines. The mission of the Lakes at Lyndale Plan
is to create a "thriving urban center" by "provid[ing] more housing
opportunities, upgrad[ing] commercial properties and o fer[ing] greater
enjoyment of the natural and recreational amenities of Wood Lake and
Richfield Lake." The proposed use is consistent with this mission.
4. The proposed use is or will be in compliance with the performance
standards specified in Section 544 of this code. The proposed development
complies with performance standard requirements. No physical changes are
proposed as part of this amendment.
5. The proposed use will not have undue adverse impacts on governmental
facilities, utilities, services, or existing or proposed improvements. The City's
Public Works, Engineering and Recreation Departments have reviewed the
proposal and do not anticipate any issues.
6. The use will not have undue adverse impacts on the public health, safety,
or welfare. Adequate provisions have been made to protect the public heath,
safety and welfare.
7. There is a public need for such use at the proposed location. The City
has designated this site as a target for redevelopment. The existing vacant
building is detrimental to the area.
8. The proposed use meets or will meet all the specific conditions set by this
code for the granting of such conditional use permit. This requirement is met.
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1 _ 20 l 3
Parking Supply/Demand Analysis
Lyndale Gardens
Redevelopment
Richfield, Minnesota
Prepared for:
The Cornerstone Group
Bloomington, MN
Prepared by:
Kimley-Horn and Associates, Inc.
St. Paul, Minnesota
OKimley-Horn and Associates,Inc.
Januaiy 2013
160702000
i Kimley-Horn
and Associates, Inc.
Parking SupplylDemand Analysis
Lyndale Gardens
Reelevelopment
Richfield, Minnesota
Prepared for:
The Cornerstone Group
Bloomington, MN
Prepared by:
Kimley-Horn and Associates, Inc.
St. Paul, Minnesota
i hcrcl y ccrlify ll at this rcporl as prcpared by,
me or under my direct supervisiou, and that 1 am
a duly I.icensed Professio ial fingiiieei•uiider tl e
la vs of tl c Statc of Mi t iespta.
I y:I,__----_—
Briau R. Smalkosl<i, P.};.,AiC;P.PTP,PTOI;
P.li.l.iceuse i`'o. 47531
D tc: Januai•y 1 1 2013
Kimle -Horn Lyndale Gardens Redevelopment
Y Parking Supply/Demantl Analysis
r. ' and Associates, IIC. Richfield,Minnesota
introduction
Kimley-Horn and Associates, Inc. has prepared the following parking analyses for The
Cornerstone Group at the proposed Lyndale Gardens redevelopment site in Richfield,
Minnesota.This report documents the methodology and findings of the parking supply
and demand analysis and provides recommendations to better utilize temporal parking
surpluses and/or deficiencies.
This document provides an overview of the proposed redevelopment land uses and
parking supply, a brief review of inethodology and assumptions, and a discussion of
results in the subsequent sections.
Project Overview
This analysis evaluates parking demand and supply based on the type and scale of the
proposed land uses on the site,as well as ti e inventory and allocation of on-site
parking.Table 1 below provides the on-site land uses and Table 2 documents the on-site
parking considered in this analysis.
1'able 1—Proposed Development Land Uses
Land Use Category Units
Townhome (Units) 10 d.u.
Apartment (Units) 141 d.u.
Office (SF) 1,500 s.f.
Retail (SF) 7,400 s.f.
Food Co-op (SF) 20,000 s.f.
Amphitheatre (seats) 200 seats
Restaurant (SF) 2,600 s.f.
Farmer's Market(SF) 8,400 s.f.
Table 2—Proposed Parking Supply
Site Location Number of Spaces
Underground Parking 150 spaces
Parking Behind Townhomes 20 spaces
Visitor 34 spaces
Retail 98 spaces
Co-op 119 spaces
On-Street 12 spaces
atal 133 spaces
January 2013 -------
C Kimle -Norn Lyntlale Gardens Redevelopment
y Parking SupplylDemand Analysis
and Associates, I1C. Richfield,Minnesota
Methodology
This section provides the methodology for analyzing parking for the Lyndale Gardens
site. The evaluation of parking supply and demand for the site used parking generation
rates fr om the City of Richfield Code of Ordinances (Section 544: General Building and
Performance Standards), Institute of Transportation Engineers (ITE),and Urban Land
Institute (ULI).Table 3 below provides a comparison of parking generation rates
recommended by each source.These parking generation rates were used to establish a
peak parking demand for each land use. It should be noted that demand for the
Farmer's Market use will only occur during the summer on Wednesday evenings. It is
included in Table 3, but is discussed separately in the Results section of this report.
Additionally,the demand for the Amphitheater use will occur on a non-routine basis, as
events are scheduled.This analysis considered site parking demands with and without
the dernands for an event at the amphitheater.
Table 3-Parlcing Generation Rates
ULI Parlcing Generation Rates
ITE Parlcing ____
Land Uses
City Parking Generation Weekday Weelcend
Requirements
Rates Resident/ Resident/
Employee Visitor Employee Visitor
Townhome 1 1.52 1.7 0.15 1.7 0.15
Apartment 2 1.94 1.5 0.15 1.5 0.15
Office* 3.64 3.45 3.5 0.3 0.35 0.03
Retail** 5 5.05 0.7 2.9 0.8 3.2
Food Co-op^ 1.25 2.83 2.83 2.83
Theatre 0.4 0.32 0.7 0.3 0.07 0.33
Restaurant^^ 10 17.4 1.5 9 2.25 12.75
Farmer's
1.25 2.83 2.83 2.83
Market
For the City Parking Requirements, Office<50,OOOSF was used. The rate is 1 space per 275SF. For
ULI rates, Office
25,OOOSF was used.
For ULI rares, Retail<400,OOOSF was used
For the City Parking Requirements, Other Business was used for the Food Co-op at 1 space per
SOOSF. For both the ITE and ULI rates, the!TE Grocery use was used.
For the City Parking Requirements, Restaurant Class 1 and II was used.
Note: The Farmer's Market will only occur in the summer on Wednesday evenings.
kt
January 2013 2
Kimle -Horn Lyndale Gardens Retlevelopment
y Parking Supply/Demand Analysis
and Associates, II1C, Richfield,Minnesota
The pari<ing rates listed in the table above were applied to the various land uses on the
site to determine single use parking demand, which is a measure of how much parking
each individual land use would need if it were a standalone development. Table 4 and
Table demonstrate the parking demand for each of the individual uses.
Table 4—Parking Demand for Individuai Land Uses(Weekday)
Site Land Uses Total Demand
Townhome 19 spaces
Apartment 233 spaces
Office 6 spaces
Retail 25 spaces
Food Co-op 53_spaces
Amphitheatre 69 spaces
Restaurant 26 spaces
Farmer's Market 22 spaces
Site Total 453 spaces
Note: Values in this table are based on UL!rates
Table 5—Parking Demand for Individual Land Uses(Weekendj
Site Land Uses Total Demand
Townhome 19 spaces
Apartment 233 spaces
Office 1 spaces
Retail 28 spaces
Food Co-op 53 spaces
Amphitheatre 74 spaces
Restaurant 36 spaces
Farmer's Market 0 spaces
Site Total 444 spaces
Note: Values in this table are based on ULI rates
Uue to the mixed use nature of the site,the analysis evaluated parl<ing demand
reductions based on several factors, including time-of-day variation, multimodal trip
percentages, and internal capture of trip demands on the site. First, the peal<parking
demands were reduced based upon the principles of shared parking for weekdays and
weekends, as described in the Urban Land Institute's Shared Parl<ing Manual.The theory
of shared parking indicates that several uses can share the same pool of parking, largely
based on fluctuations in time of day demand between the uses. As an example, a
restaurant's peak demands might be in the evening. When coupled with an office
complex, whose peak demands are mid-day,the two uses can share a smaller pool of
parking, without fear that their peak demands will overlap and cause a parking
January 2013 3
Kimley-Norn Lyndale Gardens Redevelopment
Parking Supply/Demantl Analysis
and Associates, I1C. Richfield,Minnesota
deficiency on site. Figures 1a, 1b, 2a, and 2b on the following page illustrate this
concept and show the specific time-of day distributions for the preferred uses on the
Lyndale Gardens site.
Figure 1a
Site Time of Day Trends -Weekday
120%
100% .
4 ,f.l--lr
3
80
Townhome
Apartment
60% Office
Retail
j 40% Food Co-op
I
Ainphitheater
20% c .
i
Restaurant
t . . . ._ . . . - , , . . .
ro b ro b n_ o. a a d a a a d. . n. . m
O I OD O` O — N — N !") V' ul O 1 00 O O — N
2
Figure 1a shows that during the week, the residential uses have higher demands in the
mornings and evenings and less demand in the afternoon. The office,food co-op,
restaurant, and retail land uses all experience a similar demand pattern with higher
demands in the afternoon.The restaurant and retail uses, as well as the amphitheater,
have demands that continue into the later part of the evening. This indicates that office,
retail, restaurant, and the food co-op uses are able to take advantage of reduced
residential demand during daytime hours. Conversely, increased residentia)demand
periods in the evening are acceptable given the reduced demand experienced by the
office, retail, restaurant, and the food co-op uses.Additionally, since demand for the
office and food co-op uses decreases earlier in the evening,the amphitheater use can
take advantage of the space made available as demand for office and food co-op space
diminishes.These relationships serve to confirm that a shared parking approach to
parking demand mitigation on site will be acceptable.
January 2013 4
I<imle-Horn Lyntlale Gardens Redevelopment
Parking Supply/Demantl Analysis
and Assoeiates, (IIC. Richfeld,Minnesota
Figure 1b
Site'f"ime of Day Trends -Weelcend
120%
100% 4 ;;,...,,---
ak--+i
80%
x° Townhome
r Apartment
60% f Off ice
i Recail
40% Food Co-op
Amphitheater
20% Resta u•ant
0%
E E E E E E E E E E E E E E E
n a`o rn o ` N °" ri r°"i
va'-
n •o n oo m o —°' v
20%
Similar to the patterns experienced during the week, Figure 1b shows that the office,
retail, restaurant,and food co-op uses can take advantage of reduced residential
demand during the daytime hours. One notable difference between the weekday and
weekend demands is that on the weekends the amphitheater use has the potential to
experience a high mid-afternoon demand(matinee performance) as well as a high
evening demand (evening performance). Based upon event type,this may not occur
very frequently. However, this afternoon demand occurs when residential demand is
lower, providing potential space for parl<ing during an event at the amphitheater.
In addition to time-of-day reductions for shared parking, demand reductions were
applied to account for the internal capture of parking demand on the site. Internal
capture assumes that a certain portion of the users will trip chain while visiting the site,
visiting two or more land uses without leaving the single parking space they have
occupied at the beginning of their trip. For example, a resident is likely to use the retail
or restaurant uses without moving their vehicle from their typical parking space near
their residence. Or, an office user may walk to lunch, leaving their vehicle parked near
their place of employment.Table 6 shows the internal capture percentages used as part
of this analysis.These percentages were derived from typical ITE internal capture for
these land uses,and were applied to those uses with the highest likelihood of being a
second trip in a typical trip chaining experience.
e
January 2013 5
Lyndale Gardens RedevelopmentKimley-I-lorn Parking Supply/Demand Analysis
and Associates, ilC. Richfield,Minnesota
Table 6—Internai Capture Reductions
7'ime of Food Amphi- Farmer's
Townhome Apartment Office Retail Restaurant Marlcet
pay Co-op theater
6am 0% 0% 0% 10% 10% 0% 10% 0%
7am 0% 0% 0% 10% 10% 0% 10% 0%
8am 0% 0% 0% 10% 10% 0% 10% 0%
9am 0% 0°/u 0% 10% 10%u 0% 10°/u 0%
10am 0% 0% 0% 10%o - --10%o 0% 10°/o ---- 0%--
11am 0% 0% 0% 10% 10% 0% 10% --------0%0 ---
12pm 0% 0% 0% 10% 10% 0% 10% 0%
1pm 0% 0% 0% 10°/a 10%a 0% 10°/a 0%
2pm 0% 0% 0% 10% 10% 0% 10°/a 0%
3pm 0% 0%u 0% 10% 10%u 0°/u 10% 0%
4pm 0% 0% 0% 10% 10% 0% 10% 0%
5pm 0% 0% 0% 10% 10% 0% 10%a 0%
6pm 0% 0% 0% 10% 10% 0% 10% 0%
7pm 0% 0% 0% 10% 10% 0% 10% 0%
8pm 0% 0% 0% 10% 10%a 0% 10% 0%
9pm 0% 0% 0°/a 10% 10% 0% 10% 0%
10pm 0% 0% 0% 10% 10% 0% 10% 0%
11pm 0% 0% 0% 10% 10% 0% 10% 0%
12am 0% 0% 0% 10% 10% 0% 10% 0%
The values in this table represent the percentage of trips at any given time that are
generated from within the site. For example,the retail internal capture reduction
suggests that 10 percent of all retail, restaurant, and food co-op related trips are
associated with internally generated users (residents or employees) at any given hour
throughout the day.
Finally, a multimodal trip reduction for transit trips was also applied, largely based on
the proximity to transit stops adjacent to the site. Based on 2011 U.S. Census data for
the City of Richfield, 8%of the working population commutes via transit. Therefore, an
8%reduction was applied to incorporate trips that would be made to the site by transit.
This reduction was applied to all demands except residential uses,which were assumed
to need full auto parking capacity.This theory assumes that while residents may be
inclined to take transit for a portion of their trips,there will still be a need for auto
storage because resicients wili not make 100%of trips from non-vehicufar means,
requiring auto ownership on site.
January 2013 6
I<imle -Horn Lyndale Gardens Redevelopment
y Parking Supply/Demand AnalysisC and Associates, (nC. Richfield,Minnesota
Analysis Results
Based on the input factors and assumptions described in the previous section,the
shared parlcing analysis was developed for the Lyndale Gardens site,for weekday and
weekend conditions, with and without an event. For the purposes of this document,
variations to the events will be described separately to help define the magnitude of
event demands on the site.The next few tables describe demand patterns for various
land use groupings based on their location on the site.The site consists of two buildings,
one in the north that has residential and office uses, and one in the south that has the
retail, restaurant, and food co-op uses. As a result,the site was divided into these north
and south areas.Table 7 and Table 8 below provide the general land use demand
conditions for weekday and weekend conditions, respectively.The results in each table
are based on ULI parking generation rates, which were preferred based on their reliance
on shared parking methodology and reduced parking rates to account for heavier
mixture of uses on a site. Rates using ITE and the City code were also evaluated and are
included in the Appendix.
Table 7—Weekday Pealc Demand Results(No Events)
Land Use Grouping Total Demand Peak Hour
North Area:
253 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
95 spaces 1pm
Retail/Restaurant/Food Co-op
Site Total 319 spaces 7pm
Note: Values in this table are based on ULI rates
Table 8—Weelcend Pealc Demand Results(No Events)
Land Use Grouping Total Demand Peak Hour
North Area: 6am, 10pm,
252 spaces
11pm,and 12amTownhome/Apartment/Office
South Area:
103 spaces 1pm
Retail/Restaurant/Food Co-op
Site Total 317 spaces 1pm
Note: Values in this table are based on ULI rates
January 2013
Kimle -Horn
Lyndale Gardens Redevelopment
y Parking Suppiy/Demantl Analysis
antl Associates, II1C. Richfeld,Minnesota
The previous tables and chart provide a review of the land use specific parking demands
generated on the site.Table 7 shows that during normal weekday conditions,the land
uses on site have varying peak conditions,with the northern land uses peaking early in
the morning and later in the evening, due to the nature of the uses and the heavy
prevalence of residential uses.The land uses in the southern portion of the site peak in
the afternoon. Retail, restaurant, and amphitheater uses all have similar peaking
patterns throughout the early evening, which could create potential parking demand
issues,especially on days when event conditions are at capacity. However,the peak
demand during weekday conditions without an event,which occurs at 7pm, is 319
spaces, which is approximately 74 percent of the 433 estimated parking spaces on-site,
indicating that there is enough parl<ing to accommodate uses on the site during peak
conditions as illustrated in figure 2.
Table II indicates that the weekend parking conditions are adequate to meet the
demand,when compared to the overall estimated parking capacity on-site. However,
similar to the weekday conditions, events at the amphitheater and/or the farmer's
market could create potential issues with parking demand on-site. Scenarios showing
events at the amphitheater and the farmer's market are presented following Figure 2.
Figure 2
Demand vs.Supply(No Events)
soo
450
40D
350 _-- — ---_ _ ___---..._. _.__ ._.. ___..... .. ._ _ _ -- . Total Supply
300
250 Weekday Total
Demand
200
150
Weekend Total
Dentand
100
50
p ,
E E E E E E E E E E E E E E E E E E E
ta ca ra ca m ra Q n. a. a. n. a n. n. n. n. a n rv
oo rn o .-+ N .-i r m t n n r, oo m o . rv
Events held at the amphitheater will occur periodically both during the week and on the
weekends.The following tables and charts show the demand for parking when there is
aii eve li iieiu ai iiic a n hitheater.This scenario does not include an event at thp
farmer's marl<et.
r:
January 2013
Kimley-Horn Lyndale Gardens Redevelopment
4> and Associates, II1C.
Parking Supply/Demantl Analysis
Richfieid,Minnesota
Table 9—Weekday Peak Demand Results (Amphitheater Event Only)
Land Use Grouping Total Demand Peak Hour
North Area:
253 spaces 6am and 10pm
Townhome/Apartmeni/Office
South Area:
95 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 69 spaces 6pm-9pm
Site Total 388 spaces 7pm
Note: Values in this table are based on ULI rates
Table 10—Weekend Peak Demand Results (Amphitheater Event Only)
Land Use Grouping Total Demand Peak Hour
North Area: 6am, 10pm, 11pm,
252 spaces
and 12amTownhome/Apartment/Office
South Area:
103 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 74 spaces
1pm-3pm and 6pm-
9pm
Site Total 391 spaces 7pm
Note: Values in this table are based on ULI rates
An event at the amphiiheater, whether it is during the week or on the weekend,
significantly increases the demand on the site. However,with 433 available spaces for
the various land uses,there should be available parking capacity to accommodate an
event. By taking advantage of time of day demand patterns and available parking in the
north and souih areas of the site, event managers should be able to allocate overflow
demands appropriately on site. Events will likely require specific traffic and parking
management plans, but with an additional 40+/-spaces available over the projected
demands, the overall site parking system should be able to support an event with a
seating capacity of 200 seats. Figure 3 below illusirates the demand versus supply
during an event at the amphitheater.
January 2013 9
Kimiey-Horn Lyntlale Gardens Redevelopment
Parking Supply/Demantl Analysis
and Assoeiates, II1C, Richfield,Minnesota
Figure 3
i Demand vs.Supply(Amphitheater Event Only)
soo :
nso
noo I
f
350 f Total Supply
30U _
250 Weekciay Total
Demand
200
150 ' Weekend Total
Demand
100
50 '
0 ' ,
E E E E E E E E E E E E E E E
o ro ra ro o o fl. Q. n a. a. n. n. fl. n n n. o. o
l0 I CO Ql O '- N .-1 N M Cf v1 l0 f 00 Ol O .-i N
1 .-i --I rl e-/ .-
In addition to events at the Amphitheater,the site expects to have recurring Farmer's
Market events during the summer on Wednesday evenings. During these events, a
portion of the parking supply will be converted to an open air market,with
approximately 32 spaces removed from the regular parking supply, resulting in 401
spaces on the site. Additionally, the farmer's market creates a new demand for parking,
with approximately 8,400 square feet of retail/grocery space.Table 11 shows the
demand on the site during the Farmer's Maricet event, without a concurrent event at
the amphitheater. Weekend demands are not shown for a Farmer's Market event
because this event type is expected to only occur on weekdays.
Table 11—Weelcday Peak Demand Results(Farmer's Marlcet Only)
Land Use Grouping Totat Demand Peak Hour
North Area:
253 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
95 spaces 1pm
Retail/Restaurant/Food Co-op
Farmer's Market 22 spaces 4pm
Site Total 333 spaces 7pm
Note: Values in this table are based on ULI rates
t:
January 2013 10
Kimley-Horn Lyndale Gardens Redevelopment
Parking Supply/Demand Analysis
and Associates, I1C. Richfield,Minnesota
As shown in Table 11, in the event of a farmer's market,the overall demand for parking
space increases to 333 spaces. However, even with the increased demand and the
reduced parking supply to 401 spaces, parking conditions are adequate to meet the
projected demand. Figure 4 illustrates the supply versus demand for a Farmer's Market
event.
Figure 4
Demand vs.Supply(Farmer's Market Only)
45D
400
350
300
Tota Supply
250
200
i 150 Weekday Total
Demand
100
50
0
E E E E E E E E E E E E E E E E E E E
a ca ru ra o ro a n fl. n n. n. a a a. n. fl. a ca
r o rn o . ,.i .- v rn a n in n oo rn o .- rv
ti
The final event demand scenario includes two events held simultaneously at the
Amphitheater and the Farmer's Market. For this analysis, only the weekday demands
are evaluated, since it is expected that the Farmer's Market will only occur on
weekdays. Table 12 and Figure 5 show the demand on the site with concurrent events.
As with the previous scenario,the supply for concurrent events reduces the overall
parking supply from 433 spaces to 401 spaces.
January 2013 11
Kimle -I orn
Lyndale Gardens Redevelopment
y Parking Supply/Demand Analysis
and Associates, IIC. Richfield,Minnesota
Table 12—Weelcday Peak Demand Results(Farmer's Marlcet and
Amphitheater Events)
Land Use Grouping Total Demand Peak Hour
North Area:
253 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
95 spaces 1pm
Retail/Restaurant/Food Co-op
Farmer's Market 22 spaces 4pm
Amphitheater 69 spaces 6pm-9pm
Site Total 402 spaces 7pm
Note: Values in this table are based on ULI rates
Figure 5
Demand vs. Supply(Farmer's Market and Ampf itheater Events)
450 :
400 ,
I 350 '
i '
I 300 ', Total Supply
250
I
200 ;
150
WeekdayTotal
i Demand
10D
50
I0 •
E E E E E E E E E E E E E E E E E E E
I
a co ca o c6 a cx. a. n_ n. a o- n. a n n n m
n oo rn o .a N m d ui o ao m o
The overall demand for parking space increases to 402 spaces when concurrent events
are held, essentially matching the total supply. During these types of events it will be
critical to have well defined event traffic and parking management plans to ensure that
the available parking on site is utilized appropriately and demands are balanced across
the entire site. I±h thP ?rk.ing f!f!y utilized, it will likely be ciifficult for motorist to find
the final available parking spaces,without the aid of parking management,wayfinding,
and enhanced operations, such as valet conditions.
w=
January 2013 2
C Kimle -Norn Lyndale Gardens Redevelopment
Y Parking SupplylDemantl Analysis
and Assoeiates, I1C. Richfield,Minnesota
Conclusions
The typical peak weekday and weekend parking demands should be satisfied with the
current proposed parking configuration. Because the projected peak parking demands
for residential uses are at off-setting times of day than the demands for the other uses
on the site,there is opportunity to utilize the underground parking for overflow from
the other uses, assuming proper signage and security protocols are established by
parking and site management.This analysis evaluated four scenarios, each varying in
their demands,with all but one resulting in a surplus of parking availability.
Table 13—Summary of Pealc Parking Demands
Scenario Total Demand Peak Hour Surplus _
No Events
Weekday 319 spaces 7pm 114 spaces
Weekend 317spaces 7pm 116spaces
Farmer's Marlcet Event
Weekday(parking supply of 412 spaces}333 spaces 7pm 68 spaces
Amphitheater Event
Weekday 388 spaces 7pm 45 spaces
Weekend 391 spaces 7pm 42 spaces
Farmer's Market and Amphitheater Event
Weekday (parking supply of 412 spaces)402 spaces 7pm 0 spaces
Note: Values in this table are based on ULI rates
Opportunities for reserved parking will be limited and should be implemented carefully
to closely monitor their impact to the parking operations. The townhomes will have
dedicated 1 space per unit and visitor parking will be dedicated, resulting in 51
dedicated spaces.The only evaluated scenario that could potentially cause parking
issues on site is the concurrence of two events held at the same time, resulting in fully
utilized parking supply. When two events are held simultaneously, parking issues can be
mitigated through the use of parking management,wayfinding,and enhanced
operation, such as use of a valet. Implementing these strategies will direct event traffic
to appropriate parking locations on the site, ensuring that the site parking is utilized
effectively.
January 2013 13
APPENDIX
Table A1-Parking Demands Using City Code Requirements
Land Use Grouping Peak Demand Pealc Hour
No Events
North Area:
293 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
76 spaces 1pm
Retail/Restaurant/Food Co-op
Site Total 349 spaces 7pm
Amphitheater Event Only
North Area:
293 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
76 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 74 spaces 6pm-9pm
Site Total 423 spaces 7pm
Farmer's Market Event Only
North Area:
293 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
76 spaces 1pm
Retail/Restaurant/Food Co-op
Farmer's Market 10 spaces 4pm and Spm
Site Total 355 spaces 7pm
Ampi itheater and Farmer's Market Events
North Area:
293 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
76 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 74 spaces 6pm-9pm
Farmer's Market 10 spaces 4pm and 5pm
Site Total 429 spaces 7pm
Table A2 Parlcing Demands Using ITE Rates
Peak Demand
Land Use Grouping Total Demand Peak Hour
No Events
North Area:
291 spaces 6am and 10pm
Town home/Apa rtment/Office
South Area:
118 spaces 1pm
Retail/Restaurant/Food Co-op
Site Total 377 spaces 7pm
Amphitheater Event Only
North Area:
291 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
118 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 59 spaces 6pm-9pm
Site Tota) 436 spaces 7pm
Farmer's Marlcet Event Only
North Area:
291 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
118 spaces 1pm
Retail/Restaurant/Food Co-op
Farmer's Market 22 spaces 4pm
Site Total 391 spaces 7pm
Amphitheater and Farmer's Market Events
North Area:
291 spaces 6am and 10pm
Townhome/Apartment/Office
South Area:
118 spaces 1pm
Retail/Restaurant/Food Co-op
Amphitheater 59 spaces 6pm-9pm
Farmer's Market 22 spaces 4pm
Site Total 450 spaces 7pm
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Kimley-Harn
and Associatc s, Inc.
Menrnr u drnu
Suite 236N
2550 University Avenue West
St.Paul,Minnesota
55114
Date:Septe nber 27, 20]3
7 0: I3eth Pfeifer, LEED AP
7'he Cornerstone G•oup
From:Briau Smalkoski, P..,AICP, P1'I', P'I'OE
Kimley-Hoi•ii and Associates,I ic.
Subject: Lynd le Gardens Parking Analysis [lpdate
An updated parking analysis was performed f'or the Lyndale Gardens
redevelopment iu Ricl iield, Mimiesota. The plu•pose of this aiialysis vas to
determine the maxinnun square footage of restaurant area that could be
implemented while still satisfying parking needs for the other uses. This
memorandum documents the nethodology and findings for the parking analysis
of the potential land use aciatiou. As in the origival study,the parking demand
for iudividual land uses were deterinined utilizing ULl rates. Several factors were
used to determine parking demand reduction, including time-oi=day variation,
multimodal tcip percentages, and interual c tpture of ti•ip demauds oii tl e site.
T'l e combined restaurant and retail area on the Lyndale Gardens site is
approximately 10,000 squai e feet. Tlie initial pai king aiialysis consistecl of
utilizing 7,400 square feet foc retail and 2,C00 square feet for cestaurant space
ith the availability of433 parking spaces, except during farmer's macket events.
Diu ing far ner's market events, 401 parlcing spaces were available. The latest
plans show a parki ig supply of 421 parking spaces ith 402 parkiiig spaces
a ailable dtiring facmei•'s m i•ket eveuts, as slio vn iii Table l. The updated stall
couuts reflect changes in the site plan as well as reciuction of on-street parkiug. In
addition, reCnement of the facmer's market layout cesulted in fewer spaces being
occupieci by market stalls iu the latest plans and in this upolted study. Parking
de iia id foi•i•est ui•ants is }iigher tlian pai•king dema id foi•retail so allocating
more space for restatu•ants could increase overall parking demand.
TEL G51 615 4197
PAX 51 G15 511G
n-'L!—'Orll Ms.Beih Pfeifer,September 27,2013,Pg.3
a d Associafiss, inc.
Table 3: U dated Summary oi'Pcak I'arltin Demands
1'otal
Sceizario _ I)ema»d Peak I-Iou• Sijrpli sT Capacit_T - . _ ____1_-==______-__
14c, L`e irs
VVeekday __----364 ---- 7_00 PM -- - —57 s1 aces 86% —
i eekend 389 7;00 PM 32 s aces 92%
I{:irn e•'s Market l vent
Vi eekday (su}piy
oi'402, s aces) 378 7:00 PM 24 s aces 94%
Ampl itl i al:ep•Evcui:
Weekday __ 433 7 00 I'M -12 spaces 103%
Weekend 4C3 7 00 YM 42 s aces I 10%
l aj•mer's Marlcet xnd A I etB eater I.veut
Weekday (supply
of 402 s aces 447 7:00 PM -4S spaces__ 1 ll%
The typical peak weekday and weekend ar]<ing demauds should be satisfied
with tl e current pt•oposed parking sti ply. Also,wheli there is a farmei's market
event, the parking demat d sliould be met. As noted above,parking manageme it
strategies will be required dtu•iug any atnpl itl eater event per the PUD. With
10,000 squai e feeY of i estai r-ant, additiotlal parking supply sl otild be pi•ovided i
additian t iu?plementing strategies sucl as wayfinding a id use of valet. During
the pealc hour of concur ent farmer's market and amphitheater events, there is a
potential need for 45 additional parkiug spaces. A parcel south of the co-op(Lot4ofthesiteplan) is expected to be able to acconnnodate the necessary overflow.
2-0 3
fl/lelissa poehlm n t'.IVY IPt/ E {t) ;'1 v daf
Subject: FW: Updated table
I' i)I,1 _, ., , , :,: ,, t <<t)t' \Nl i !!11).1 . i i I I,3iil tll Iltif',
Scenario Total Demand Pealc Hour Surplus/DeficiY CapacityNoEvents
WeekdaY 349 7:00 PM 72 spaces---- 83%
Weekend 362 7:00 PM 59 spaces 86%
Farmer's Marlcet Fvent
Weelcday(supply of 402 spaces) 363 7:00 PM 39 spaces 90%
Amphitheater Event
WeekdaY 418 7:00 PM 3 spaces 99%
Weel<end _ 436 _ 7:00 PM 15 spaces 104%
Farmer's Market and Amphitheater Eveni
Weekday(supply of 402 spaces) 432 7:00 PM 30 spaces 107%
I ul It 1f'I lit 1111 i, k,,t tl r li il !ilil}; 3IIt Ii,; ,ill(I )<+.Il J;; ',i iiii,
Land Use Category Units
Townhome (units) 10
Apartment(Units) 141
Office(SF)1,500
Retail(SF)3 000
Food Co-op(SF) 25,000
Amphitheatre(seats) 200
Y
Restaurant(SF)7,000
Farmer's Market(SF)8 400
Site Location fVumber of Spaces
Underground Pari<ing 150
Behind Townhomes Zp
Visitor 33
Retail 102
Food Co-op 116
Tota) 421
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