Parking Memo Feb 13 2024
800 Washington Avenue North, Suite 103
Minneapolis, MN 55401
Memorandum
To : Eric Maass, Planning Director, City of Chanhassen
From: Kevin Clarke, HKGi
Subject: Parking Analysis for Proposed Market Boulevard & West 78th Street Mixed Use Project
Date: February 13, 2024
Project Introduction
Parking in Chanhassen’s Downtown Area between W 78th Street, Market Boulevard, Great Plains
Boulevard, and the railroad tracks is provided through both private/restricted parking and through
shared parking agreements. Shared parking in this district is beneficial to reduce the amount of
parking needed by allowing spaces to be used by multiple users at different times. For example, the
parking demanded for hotel and grocery do not often overlap so the same space can serve multiple
vehicles over the course of a day rather than requiring both users to build separate stalls. This
contributes to a denser, more walkable environment that is desired within the downtown area.
There are limits to this, as demand for some spaces overlaps and cannot be “doubled up” and some
additional supply needs to be built in with the intent of ensuring available parking.
Because there are potential benefits and opportunities for shared parking, the City can utilize a
parking study to review the impacts of a proposed development, rather than relying solely on code
ratios.
This study is intended to examine the parking impacts of the proposed development project at Market
Blvd and 78th St. within the context of the larger Downtown Chanhassen area. This study utilizes
similar methodology as used to evaluate parking demand in the area in 2013 and when evaluating the
Venue/Aldi project. This approach takes into account changes in parking demand over the course of a
day, and expected parking demand from different land uses. This study reviews findings from the
City’s zoning code, the Institute of Traffic Engineers (ITE), and the Urban Land Institute (ULI) and
applies a hybrid approach using all three when appropriate to anticipating demand.
Findings
More detailed findings can be found below and in the parking generation tool spreadsheets, but at a
high level, the proposed project will more fully utilize parking compared with what is observed today.
This is in part because the Cinema is not generating demand currently, the transit ramp is not being
used for park-and-riders, and peak hotel use is more occasional than a restaurant or housing. If the
current spaces were occupied and being used as modeled, the district would be seeing about 88%
parking utilization at peak conditions. If the project as proposed is built, the district would be seeing
about 92% parking utilization at peak conditions.
Using the same methodologies as previous parking studies for the district, parking across the study
area will increase in peak demand conditions from 73% modeled utilization (with the theater closed)
to 77%, or a net increase in about 54 spaces demanded as compared to supply.
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 2
This project will also create more impact on the west side of the study area. When looking at the
parking availability north and south of the proposed project (eliminating the SWTransit Parking Ramp
and the large lot east of the Chanhassen Dinner Theater), the peak utilization numbers reach 92%
utilization for the retail uses and parking spaces anticipated for residential users would be nearly fully
utilized.
This study finds that the proposed parking is adequate to meet the demands of the proposed
development. In total, the area will see an increase utilization of parking from 88% based on existing
land uses to 92% at peak demand. This increased demand can be further mitigated through shared
parking facilitated through shared residential parking on the south side of The Venue . Additional
strategies, if necessary in the longer term, are available and discussed at the end of this study.
A note on ratios and utilization
The ratios that are used in this study are intended to represent the highest reasonable parking
demand created by a land use. For example, when considering numbers for a restaurant, the intent is
for the ratios to represent a Friday or Saturday at a popular restaurant. A less frequented restaurant on
a Tuesday will not have nearly the same parking counts, but the study is intentionally using the
highest reasonable numbers. It is common for parking counts and parking demand to lag behind both
zoning and the model. In the study area, the model would anticipate The Venue generating demand to
park 215 vehicles. Informal observations would suggest the actual number is closer to 160-180.
The model also includes shared parking considerations. Demand is modeled hourly and the max
demand over the course of a day is the reported “Peak” demand. That means even if two uses both
generate 100 spaces of demand, the total peak demand may still be less than 200 stalls if the demand
does not fully overlap (ie. hotel demand is heaviest overnight, while office demand is heavier during
the day).
The model does not include conclusions for “one-off” events that may exceed the numbers shown.
Consider the Fourth of July when the City is hosting festivities at City Hall and City Center Park, or a
hypothetical where the businesses throw big a block party, it is more likely that parking would be in
short supply.
Proposed Development
Roers Companies is proposing the development of
two mixed use buildings. These buildings will
replace the existing Country Inn and Suites, High
Timber Lounge, and Chanhassen Cinema. The west
building will include 184 units of housing and
11,853 SF of retail uses spread across four spaces.
The east building will include 3,029 SF of retail over
two spaces and 126 units of housing. Both also
include structured parking and amenity space. A
more detailed review of the proposed uses is
below:
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 3
West Building East Building
Residential (Units)
184 Residential (Units)
126
Studio/Alcove/1 Bedroom 93 Studio/Alcove/1 Bedroom 72
2 Bedroom/3Bedroom 91 2 Bedroom/3Bedroom 54
Retail Uses (SF) 11,853 Retail Uses (SF) 3,029
General Retail 7,400 General Retail 3,029
Restaurant 4,453
Parking Generation
Residential – East Building
The east building will contain 72 units with 1 or fewer bedrooms. The City’s zoning code would require
1.5 spaces for every unit, anticipating that some units would have 2 people living in them, each with
their own car. Furthermore there should be enough parking for guests. For the purposes of this
analysis, 1.38 spaces per unit is a more appropriate ratio. This is the ratio utilized by ITE for all
apartments (including multi-bedroom units). It is further reinforced by observed parking demand
generated by The Venue project immediately to the east.
The east building will also contain 54 units with 2 or 3 bedrooms. Zoning would require 2 spaces for
each unit. This analysis finds that 1.85 spaces per unit is more appropriate. This is consistent with
ULI’s findings. Based on observations of The Venue and anecdotal trends that suggest more people
are using second bedrooms as guest bedrooms (only occasional parking need) or home offices, the
1.85 spaces per unit ratio is potentially higher than true demand.
Residential – West Building
The west building will contain 93 units with 1 or fewer bedrooms. An additional 91 apartments will be
2-3 bedroom units. The same ratios are used for the east and west buildings.
Residential Parking Impacts
Units Ratio Spaces
0-1 BR 165 1.38 227.7
2+ BR 145 1.85 268.3
TOTAL 310 496.0
As illustrated above, the residential land uses associated with the two buildings are expected to
generate demand for 496 spaces.
The City’s zoning code and this project expect at least 1 dedicated, structured parking stall per unit.
The current design as submitted includes 342 parking stalls dedicated for residents with controlled
access, which is more than the 310 units being built. These stalls will not be available to other users,
and cannot be included in shared parking agreements, or generate shared parking efficiencies.
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 4
With 496 spaces demanded and 342 dedicated, structured spaces supplied, there is anticipated
demand for an additional 154 stalls. The 154 additional stalls necessary at peak are provided through
the surface parking lots.
Residential parking demand peaks overnight, but even during the day it remains well used, only
dipping to 65% of total demand at mid-day. Demand in late afternoons/evenings is between 90-100%.
Dedicated, structured parking stalls are counted as 100% occupied, even though they may not have a
car in them, because they are not available to other parking users.
General Retail – East Building
The east building is designed with two retail bays, totaling 3,029 SF of space. The City’s zoning code
uses 1 parking stall for every 250 SF of retail space. ITE and ULI, with observed counts, use similar
demand numbers at 1 per 244 SF (ITE) and 1 per 250 SF (ULI). For this analysis, 1 stall per 250 SF is
used.
General Retail – West Building
The west building has 3 bays slotted for retail, adding up to 7,400 SF. As discussed above, these spaces
are counted as generating demand at 1 stall per 250 SF.
Restaurant – West Building
The west building also incorporates 4,453 SF of restaurant space. The City’s zoning code utilizes a ratio
of 1 space for every 60 square feet of restaurant space. If the restaurant has a full liquor license, the
ratio is one space per 50 SF. This study utilizes a ratio of about 1 stall per 55 square feet. This is
consistent with the ULI ratio. For comparison, ITE, which is based solely off of observed conditions,
found the highest typical peak demand closer to 1 vehicle per 75 SF at suburban restaurants.
Commercial Parking Impacts
SF Ratio Spaces
East Building Retail 3,029 0.004 12.1
West Building Retail 7,400 0.004 29.6
West Building Restaurant 4,453 0.018 80.1
TOTAL 121.9
As illustrated above, the retail/restaurant land uses associated with the two buildings are expected to
generate demand for 121 spaces.
These uses peak in the late afternoon/evening, but carry some parking demand through the day. This
can be highly dependent on a business’ hours of operation. For example a bank will not typically have
much demand after 5:00 PM, while a dinner only restaurant may only require a few spaces until then.
Overnight demand is expected to be minimal.
Land Uses/Parking Generators Removed
As part of the development, the hotel, High Timber Lounge, associated meeting rooms, and the
Chanhassen Cinema will be removed. This also frees up a number of spaces when calculating
available parking. Chanhassen Cinema is closed, so it is not currently generating parking demand, but
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 5
previous calculations for other development projects have included the demand when calculating
parking availability.
Rooms/SF/Seats Spaces
Hotel 122 Rooms -152.5
High Timber Lounge 950 SF -15.7
Meeting/Conference 1,849 SF -212.3
Cinema 1,115 seats -301.1
TOTAL -526.5
It is worth noting that these numbers do represent peak demand, not typical demand. Furthermore,
the cinema has been able to utilize the SWTransit parking ramp if necessary, as the cinema peak was
typically in the evening, while transit ridership was typically during the day.
Change in Net Parking Demand
Spaces
New Residential Demand 496.0
New Retail/Restaurant Demand 121.9
Removed Demand -526.5
TOTAL 91.4
The proposed development will generate demand for an additional 91.4 spaces than what exists
today. As discussed below, the proposed development results in a net parking change of 323 more
parking spaces that what currently exists.
Parking Supply
Existing Parking Supply
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 6
There are currently 933 surface parking spaces in the study area. These spaces are regulated by a
series of cross access parking agreements, but are in general available to serve demand. In addition to
those surface spaces, SWTransit owns a parking ramp with 424 spaces. These are reserved from 6:00
AM to 6:00 PM, and residents are not permitted to park overnight. SWTransit is not currently running
routes through this location.
The Venue also has 134 structured parking spaces that are reserved for residents.
Observations of the site suggest that parking is not a problem in the study area and spaces are readily
available.
Parking removed as part of the development
As part of the proposed development, the surface parking nearest the hotel will be removed. This
represents 143 spaces.
Parking added as part of the development
The two buildings will build a mixture of surface and structured parking. Proposed plans show 49
surface spaces north of the east building and 9 surface spaces at the south end of the east building.
The west building is dedicating a portion of the parking structure to serve retail and the restaurants.
This will have 64 spaces that are publicly available.
In addition to the public parking, the west building parking structure has 274 dedicated residential
spaces. The east building has 68 structured, reserved spaces for residents.
Changes in Parking Supply
Existing Public Structured and Surface Parking 1357
Existing Surface Parking 933
Existing SWTransit Ramp 424
Removed Surface Parking -143
New Commercial Surface and Structured Parking +124
Net Parking Change - Commercial Parking -19
Total non-Reserved Structured and Surface Parking 1338
Existing Reserved Residential 134
New Reserved Residential Parking 342
Net Parking Change - Reserved Residential Parking +342
Net Parking Change +323
Overall, the project adds 323 spaces worth of parking.
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 7
Demand Modeling with Shared Parking
One of the benefits of a mixed use district is the ability to use a shared parking approach. Most of the
study area already has cross access and shared use agreements. This improves the efficiency with
which each space is used. It also helps contribute to a more vibrant, walkable district, by reducing the
amount of space dedicated to parking, and putting that back into a productive use.
For the purposes of this study, multiple scenarios were run. Demand and supply of reserved
residential models were assumed at 100% and are not illustrated in the following charts. The charts
have weekday (left) and weekend (right) utilization shown.
District Model – SW Transit Ramp is approximately 50% available for use during the day
District Model – SW Transit Ramp is not available for use from 2:00AM to 6:00PM on weekdays
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200.00
400.00
600.00
800.00
1,000.00
1,200.00
1,400.00
7:00 AM9:00 AM11:00 AM1:00 PM3:00 PM5:00 PM7:00 PM9:00 PM11:00 PM1:00 AM3:00 AM5:00 AM7:00 AM9:00 AM11:00 AM1:00 PM3:00 PM5:00 PM7:00 PM9:00 PM11:00 PM1:00 AM3:00 AM5:00 AMSenior
MFR 2 BR
MFR Studio 1BR
Parking Garage
SF Studio or Classroom
SF Restaurant Nightclub
SF Restaurant Fast Food
SF Restaurant Sit Down
SF Dinner Theater
SF Cinema
SF Convention
Hotel Rooms
SF Office
SF Service Commercial
SF Retail General Merchandise
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200.00
400.00
600.00
800.00
1,000.00
1,200.00
1,400.00
7:00 AM9:00 AM11:00 AM1:00 PM3:00 PM5:00 PM7:00 PM9:00 PM11:00 PM1:00 AM3:00 AM5:00 AM7:00 AM9:00 AM11:00 AM1:00 PM3:00 PM5:00 PM7:00 PM9:00 PM11:00 PM1:00 AM3:00 AM5:00 AMSenior
MFR 2 BR
MFR Studio 1BR
Parking Garage
SF Studio or Classroom
SF Restaurant Nightclub
SF Restaurant Fast Food
SF Restaurant Sit Down
SF Dinner Theater
SF Cinema
SF Convention
Hotel Rooms
SF Office
SF Service Commercial
SF Retail General Merchandise
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 8
Areas of Concern & Strategies
Retail/Restaurant and
78th Street Side (Up the Hill)
While there is parking available throughout the district,
it is likely that most of the retail and restaurant demand
will need to be filled by the “up the hill” parking. It will
be important that the parking provided does not
impact other properties across Market Boulevard or
78th Street (without a shared parking agreement.
Excluding residential uses, analysis of the “up the hill” locations (new retail, new restaurant, ALDI)
shows 193 spaces of demand, with 211 spaces available at peak conditions. On these occasions, that is
about a 91% utilization rate which will feel very full, but there are spaces anticipated to be available.
This relies on sorting residential parking out of this location. While adequate parking is supplied, it
would be preferrable to open additional capacity in this location. Continue to monitor demand and if
parking is getting tight, consider the strategies below:
• Enhanced signage to make sure general parking users know they are permitted in the top level of
the parking garage.
• A more careful determination of retailers to reduce overlapping demand. For example, a coffee
shop has higher morning demand, but less overlap with evening demand for the restaurant.
• Shared parking agreements with properties across 78th.
• Adjusting the split of public/private parking on the top deck of the parking structure. Given the
tightness of parking because of the proposed restaurant, there may be an opportunity to shift
some of the reserved parking on the top level of the ramp into a general use. 32 stalls could be
shifted and still maintain a 1 structured stall per unit for the residential uses.
• Encourage residential parking to remain “down the hill” particularly during the afternoon/early
evenings to keep spaces available for retail/restaurant users.
• Consider shifting the dog area in the upper parking lot to the south side of the east building to
build additional parking spaces on the north side of the east building where commercial parking
demand is greatest.
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50.00
100.00
150.00
200.00
250.00 Senior
MFR 2 BR
MFR Studio 1BR
Parking Garage
SF Studio or Classroom
SF Restaurant Nightclub
SF Restaurant Fast Food
SF Restaurant Sit Down
SF Dinner Theater
SF Cinema
SF Convention
Hotel Rooms
SF Office
SF Service Commercial
SF Retail General Merchandise
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 9
Residential and Market Street Side (Down the Hill)
Even though many of the residential parking users have structured parking available, demand will
exceed what is being built in the structures by about 154 spaces. Currently, the surface lots south of
the Chanhassen Cinema and The Venue are very empty. Recent counts at different times of the day
and evening have seen between 10 and 25 cars on 190 stalls (surplus of 165-180). This suggests that
typical demand for the 134 units at The Venue is closer to 1.2 stalls per unit overall than the average of
1.6 that the model uses or the 2 stalls per unit that was the zoning at the time the project was built. It
is possible that some of this demand is currently being filled in the “up the hill” locations.
Looking at the “down the hill” parking counts, and excluding the parking structure, the model sees
only 3 spaces available with tightening occurring during the day when including the Krause Anderson
project south of the west building, but with significant supply remaining overnight. When eliminating
the Krause Anderson project and only looking at the lots immediately south of the east building and
south of The Venue, the tight spot is overnight.
Including parking in the Kraus Anderson project (approaching capacity mid-day)
Just the two lots south of The Venue and the east building (exceeds modeled peak capacity overnight)
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50.00
100.00
150.00
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250.00
300.00
350.00
400.00
450.00
7:00 AM9:00 AM11:00 AM1:00 PM3:00 PM5:00 PM7:00 PM9:00 PM11:00 PM1:00 AM3:00 AM5:00 AM7:00 AM9:00 AM11:00 AM1:00 PM3:00 PM5:00 PM7:00 PM9:00 PM11:00 PM1:00 AM3:00 AM5:00 AMSenior
MFR 2 BR
MFR Studio 1BR
Parking Garage
SF Studio or Classroom
SF Restaurant Nightclub
SF Restaurant Fast Food
SF Restaurant Sit Down
SF Dinner Theater
SF Cinema
SF Convention
Hotel Rooms
SF Office
SF Service Commercial
SF Retail General Merchandise
-
50.00
100.00
150.00
200.00
250.00
7:00 AM9:00 AM11:00 AM1:00 PM3:00 PM5:00 PM7:00 PM9:00 PM11:00 PM1:00 AM3:00 AM5:00 AM7:00 AM9:00 AM11:00 AM1:00 PM3:00 PM5:00 PM7:00 PM9:00 PM11:00 PM1:00 AM3:00 AM5:00 AMSenior
MFR 2 BR
MFR Studio 1BR
Parking Garage
SF Studio or Classroom
SF Restaurant Nightclub
SF Restaurant Fast Food
SF Restaurant Sit Down
SF Dinner Theater
SF Cinema
SF Convention
Hotel Rooms
SF Office
SF Service Commercial
SF Retail General Merchandise
February 13, 2024
Downtown Chanhassen Parking Analysis
Memorandum 10
Based on observed counts, it would appear that there is more capacity than the model is showing as it
is designed to consider the peak conditions and is erring on the side of caution.
Continue to monitor parking demand in this location. If additional strategies are required, consider:
• Overnight parking further into the Krause Anderson project with limitations on daytime parking.
• Improved walkability and coordination between the dinner theater and overnight parking users.
• Coordination with SWTransit on use of the ramp (see below)
Status of the SWTransit Ramp
Currently SWTransit is not running busses through this station. This has been the case since COVID 19
impacted ridership numbers. Even before 2020, ramp utilization by transit users had never been
strong enough to fill anywhere close to the 424 spaces. Long term plans for SWTransit and routing
have not been identified as part of this study. As a strategy, there should be discussions with
SWTransit to remove or reduce restrictions on the parking ramp.