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

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1 AGENDA PLANNING COMMISSION COUNCIL CHAMBERS 6:00 P.M. JULY 17, Call to order Roll Call 2. Approval of Minutes of June 26, Hearings A. Major Amendment to PUD regarding Restaurants Location: The Shops at West End Applicant: AD West End LLC Case No.: 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/ Auxiliary aides for individuals with disabilities are available upon request. To make arrangements, please call 952/ at least 96 hours in advance of meeting.

2 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: West End Boulevard, Park Place Boulevard, and th Street Case No.: PUD Recommended Action: Close public hearing. Motion to recommend approval of the Major Amendment to the West End PUD to allow additional restaurants at th 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 rd Edition, Institute of Transportation Engineers, 2004). Also, the developer commissioned Walker Parking Consultants to study this issue, both in 2007 and again in 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.

3 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.

4 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 Pre-reduction Total 3,088 spaces 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:

5 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 Reviewed by: Meg McMonigal, Planning and Zoning Supervisor

6 West End Retail Project Walker Project # PROJECT UNDERSTANDING j:\ shops at west end-update 2013\reports\ shared parking report 1.1.docx

7 Existing Proposed Future Additions Total 330,594 sf 71,898 sf 51,476 sf Source: Duke Realty, 2013 SHARED PARKING OVERVIEW Notes

8 Shared Parking Shared Parking Second Edition BASE PARKING DEMAND RATIOS Spaces required per unit land use Land Use Weekday Weekend Unit Total Visitor Employee Visitor Employee Weekday Weekend Source: Walker Parking Consultants, DRIVING RATIO ADJUSTMENT 1 Shared Parking Second Edition, 2005, The Urban Land Institute, Washington, D.C.

9 NON-CAPTIVE ADJUSTMENT PRESENCE FACTORS

10 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' Outdoors, uncovered 1,600' 1,200' 800' 400' Source: Walker Parking Consultants, 2013.

11 Table 4: Projected Surpluses - Office Parking 2 Source: Walker Parking Consultants, PROJECTED PEAK DEMAND

12 Source: Walker Parking Consultants, Source: Walker Parking Consultants, 2013.

13 FINDINGS AND RECOMMENDATIONS

14 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 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, ,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, ,578 Grand Total 382, ,066 80,502 10,318 59,500 55,288 35,396 39, , Model 372, ,899 70,941 11,336 60,750 55,652 33, ,578

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