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HomeMy WebLinkAbout7A - Downtown Parking Report MEETING DATE: PREPARED BY: AGENDA # ITEM: DISCUSSION: 16200 Eagle Creek Avenue S.E. Prior Lake, MN 55372-1714 CITY COUNCIL AGENDA REPORT APRIL 17, 2006 PAUL SNOOK, ECONOMIC DEVELOPMENT DIRECTOR 7A DOWNTOWN PARKING REPORT Introduction The purpose of this report is to present to City Council a review of the Downtown area parking issues including the results of a study, produced in 2004 by engineering consultant Bonestroo Rosene Anderlik & Associates, and steps that staff is taking now to address near term issues. A Power Point presentation will be conducted addressing both topics. Historv In recent months there has been discussion among downtown businesses and City staff regarding the future of downtown parking. Downtown has been changing I evolving in recent years, and with implementation of the 2030 Vision and Strategic Plan, many changes will be taking place in terms of additional development and redevelopment which will create a greater need for parking capacity and efficiency. At the March 20, 2006, meeting City Council directed staff to arrange a meeting among businesses, developers, City staff and two council members to identify near term downtown parking issues, determining current parking deficiencies, assessing how new developments will impact the downtown parking situation, and determining the overall short term parking needs I solutions of downtown, including the responsibilities of both the public and private sectors. The result of the meeting scheduled for 3 p.m. on Thursday April 20, 2006, at Fong's will be to develop a plan and strategies to deal with near term parking concerns brought on by new development that is or soon will be happening. Current Circumstances Downtown development creates the need to be proactive with regard to the downtown parking situation, including understanding and determining supply, demand, restrictions, enforcement, etc. In the near term, there will be four new building in the downtown area, two public facilities in the police station and city hall, and two private buildings being the Rock Creek building at Main and Hastings, and Premiere Dance Academy across from the library south of highway 21. The meeting with businesses regarding short term parking is intended to address these issues. In the long term there will be additional development and redevelopment in the downtown area which will bring significant changes to the downtown parking situation - additional employees and customers, and the need to have convenient, efficient parking. www.cityofpriorlake.com 2occ)\J"g8l'P1bff€f95~.4lfr4~3UJ r;- F'aQfi)W~4 7.4245 Attached to this report are a summary of the 2004 Parking Study, and a map of the current parking inventory. The report outlines that: . The downtown area could support 312,000 square feet of retail-service space by the year 2025. As of the date of the report, there were approximately 100,000 - 200,000 square feet of retail-service space in the downtown. . The future parking deficiency to the year 2025 ranges from 400-700 spaces. . It would be advisable to provide one or two areas of public parking on a surface lot that could total 400-600 spaces with one of the spaces being converted to a parking structure in the future. As a five year goal, the Downtown Redevelopment portion of the 2030 Vision and Strategic Plan calls for an update to the parking study to incorporate new development and construction of public buildings in the downtown. The two year objective related to this goal is to construct at least one 75 car parking lot for the northerly downtown area, and acquire one multi-purpose parking lot for the southerly downtown area. Conclusion With regard to the five year goal as outlined in the 2030 Vision and Strategic Plan, the City has already designated the former park & ride lot on the south side of downtown (on Colorado Street just west of the VFW parking lot) to be public parking with 63 spaces. As to the needs for the north side of downtown, there will be 31 spaces added next to the new police station, and another 10 spaces just south of the station and west of the library, totaling 41. This leaves the provision of 34 more spaces in order to meet the goal. It should be noted that staff has had very preliminary discussions with a developer that may be interested in developing a parking structure with a significant mixed use office Iretail redevelopment in the north half of downtown. This potential structure would meet downtown parking needs for many years to come as outlined in the 2004 study. ALTERNATIVES: 1. Approve this report and direct staff to have Bonestroo update the 2004 study in light of the four new developments underway and potential new development I redevelopment, and continue to work with businesses to address near term parking issues. 2. Do not approve this report. 3. Defer for a specific reason RECOMMENDED ACTION: Alternative 1. R.\Agenda -DTParking(4-17 DOC J' . . . . . . . J J . . . . . . . , , , , , , , . . t , , , , , , , t t t .. ~ . . t ~ Executive Suml'nary This Executive Summary provides the primary findings and conclusions of the parking study conducted for the downtown area of the City of Prior Lake. · There are a total of 1,018 parking spaces within the primary downtown study area. Of this total, 695 are off-street spaces and 323 are on-street s.paces. The downtown study area is depicted on Figure 1 in the report. . Parking occupancy s1udies were conducted on a Wednesday, Friday and Saturday in October 2003. The peak parking occupancy (number of occupied spaces divided by the number of available spaces) occurred on Wednesday when 59 percent of the total spaces were occupied ~uring the peak study hour. . Friday occupancy of the total parking spaces peaked at 47 percent while the Saturday peak was 24 percent. · There are two parking areas that could be considered as special use - the church parking lot in Block 1 and the Mn/DOT Park and Ride lot in Block 13. The church lot, considering its special use for church activities only and the Park and Ride lot being located on the easterly side ofTH 13, probably don't contribute much to the everyday needs of the downtown area. If these two lots are not considered in the parking supply and parking occupancy totals, the downtown supply is reduced to 927 spaces and this Wednesday peak rate is increased to 63 percent for the downtown area. · The parking blocks of 5, 6, 7, 9, 10 and 11 contain the most retail, commercial, office, and services type land uses within the downtown study area. The parking occupancy for these blocks, considered as a unit, was approximately 66 percent. · Approximately 20 downtown spaces (on-street) will be lost due to downtown street construction that is presently in progress. · According to the downtown area estimates of potential retail and service tenants provided in a report by McComb Group, the downtown area could support 312,000 square feet of retail- service land use by the year 2025. · The downtown area parking ratio presently ranges from 3.7 to 4.5 parking spaces per 1,000 square feet of leasable building area. · The future parking deficiency, to the year 2025, ranges from 400-700 spaces in the area that can be considered to be the downtown core. That core consists of parking blocks 5, 6, 7, 9, 10 and 11 and would be expanded if the land use estimates occur as proj ected. · The future parking ratio of 4.0 spaces per 1,000 square feet of leasable area should provide adequate parking for the estimated land uses by the year 2025. III. FUTURE PARKING NEEDS The further development of the downtown area will certainly include the provision of more retail-commercial, office, and other various land use types. The downtown development potential has been analyzed by McComb Group, Ltd., in their recent studies for the City. The projected parking needs for the downtown area are driven by these potential land uses for the downtown area. Land Use Potential - A January 16, 2004 memo to the City of Prior Lake, from the McComb Group, Ltd., provides estimates of potential retail and service tenants for the downtown area. The estimates of potential tenants are provided in five year increments from 2005 to 2025. For this year 2025, which the future parking needs will address, the total square feet of potential 13 [ . , , , , , t I' , t t . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . retail and service space that is listed for the downtown area is 312,200 square feet. This, according to the McComb Group memo, is the square footage supportable in the downtown area in the year 2025. The potential retail and service tenants are shown on Table 4. The land uses and sizes are from the McComb Group memo. TABLE 4 POTENTIAL DOWNTOWN RETAIL AND SERVICE TENANTS - YEAR 2025 Potential Tenants Square Feet Retail Convenience Retail 20,500 Food Service 21,500 Convenience Store/Gasoline 8,000 Shopping Goods 99,200 Auto Retail 11. 000 Subtotal: 160,200 Service Services 48,000 Financial 33,500 Medical 55,000 Other 15,500 Subtotal: 152,000 Total: 312,200 Parking Demand - Parking supply for most service and retail land uses is historically based upon the size of the development and experience over years of building these uses. Parking supply, as stated in most City ordinances, is a function of the building gross (or net) square footage with apartment parking being based upon the number of residential units. Many other type land uses are based on the facility type such as theaters, arenas, concert halls, which can be based upon number of seats. These parking supply values are, for the strong majority of the time, based upon each use being freestanding. Very seldom do ordinances address parking demand for a retail/service development if it is to be situated in the downtown area. A downtown area is quite different in its relationship to downtown parking demand in that a downtown visitor to a vibrant successful downtown area is apt to visit more than one land use type in a visit to downtown. A downtown employee, if utilizing an auto to conduct the work trip, is parked all day long but is able to utilize various land use types either during a lunch break or after work. Downtown retail land uses tend to depend, to some degree, upon downtown employees for business. A shopping mall of 100,000 square feet, as an example, would generally require 5.0 to 5.5 parking spaces per 1,000 square feet of gross leasable area (SFGLA). Some could require less parking. If you put some of these retail tenants in a downtown area, the parking required adjacent to that user is not going to be five spaces per SFGLA. Downtown business depends upon the on-street and off-street spaces and share these spaces with other users. A grocery store located in a downtown area is going to require a parking lot adj acent to the store as shoppers aren't going to be expected to carry their groceries very far. Downtown parking demand is very complex and depends upon many, many factors. 14 [1 f' D f; ~ ~ ~ t t t . . . . . . . . . . . . . . . . . . t t t . t . . t . t . . . . It can be assumed that there is approximately 100,000 to 120,000 square feet of building area dedicated to land uses such as retail, commercial, office, and service in the downtown area today. This data was provided by the City. It does not include such uses as apartment, other residential, City Hall, library, and such. Given this assumption and also assuming that the majority of these uses are located in Blocks 5, 6, 7, 9, 10, and 11, the present parking demand for such uses can be characterized by dividing the demand in those blocks by the supply in those blocks. Utilizing the 100,000 to 120,000 building square foot value, the parking ratio becomes 451 occupied spaces divided by 120. The parking ratio becomes 3.76 spaces per 1,000 square feet of building area. If the 100,000 square foot value is used, the parking ratio is 4.51 spaces per 1,000 square feet of building area. Considering the entire downtown study area to contain a total of 902 spaces, the following provides a parking needs assessment for the year 2025 land use potential. The demand value in the table considers 312,000 square feet of retail-service building area. The 902 spaces removes the church parking lot and the Mn/DOT Park and Ride parking as well as spaces lost for street construction. TABLE 5 FUTURE PARKING DEFICIENCY I Parking Parking zPresent Parking Deficiency Area Considered Ratio Demand Parking Supply (No. of spaces) Downtown Study area 3.5 1 ,092 902 190 4.0 1,248 902 346 4.5 1,404 902 502 JSub-area consisting of Blocks 5, 6, 7, 9, 10, 11 3.5 1,092 670 422 4.0 1,248 .670 578 4.5 1,404 670 734 Using the data in this study, it appears as though parking, within the study area, would have to be increased by approximately 400-600 spaces within the sub-area that consist of Blocks 5, 6, 7,9, 10, and 11 in order to accommodate the future land use in that sub-area. This would provide a parking ratio of between 3.5 and 4.0 parking spaces per 1,000 square feet of retail-service building area. It would appear that a future ratio of 4.0 spaces per 1,000 square feet will accommodate the future demand when considering the study area. As development occurs, off-street parking may be lost that would need to be replaced. That should be calculated as development is proposed. The key is to be able to provide on and off- street parking totaling a ratio of approximately 3.5 to 4.0 spaces per 1,000 square feet of building leasable area. As these developments occur, an appropriate area for public parking will need to be determined. It may be advisable to provide one or two areas of public parking on a surface lot that could total 400-600 spaces. One of these sites could be converted to a parking stmcture in the future. II Vehicle space demand per 1,000 square feet of building area 2 On-street plus off-street spaces, less parking displaced by street construction and subtracting church and Mn/DOT parking lot 3 Assumes all new demand provided in the sub-area 15