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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 - 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 - 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. - 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) - 50.00 100.00 150.00 200.00 250.00 300.00 350.00 400.00 450.00 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.