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Home My WebLink AboutItem 03a - Off Street Parking 3601 Thurston Avenue Anoka, MN 55303 763.231.5840 TPC@PlanningCo.com 1 MEMORANDUM TO: Community Development Director Tina Goodroad Planning Manager Kris Jenson FROM: D. Daniel Licht DATE: 25 July 2024 RE: Lakeville – Zoning Ordinance; Number of Parking Spaces TPC FILE: 135.01 BACKGROUND City staff has initiated an update of Chapter 19 of the Zoning Ordinance regulating and establishing performance standards for off-street parking. The intent of the update is to provide for a comprehensive revision of the performance standards to reflect current data on parking demand for land uses, review location and spacing requirements for driveway access, update construction and design standards to best practices, and reorganize the provisions to be more concise and easier to utilize. Our office has worked with City staff to update the provisions of Section 11-19-13 of the Zoning Ordinance for the number of spaces required as a preliminary step in the update of Chapter 19. Data from parking demand studies prepared by the Institute of Transportation Engineers (ITE) Trip Generation 11th Edition Parking Generation Manual published in 2023 was used as the primary basis for proposed changes to the parking stall requirements for various land uses. Other cities within the Twin Cities Metropolitan Area with a similar development profile as Lakeville were also surveyed regarding parking requirements as a comparison to the ITE parking demand studies. Finally, calculations for several developments were made to demonstrate the change in number of spaces required by the existing and proposed formulas and proof the proposed changes. Exhibits: A. Draft Section 11-19-13 B. Comparison of Existing/Proposed Parking Requirements 2 ANALYSIS Updated Requirements. Note that many of the parking space requirements for uses that are allowed in commercial zoning districts is based upon leased spaces. What is established as a retail store, may change to an office or medical office, personal services business (i.e., hair/nails/tattoo) and the parking requirements have been established to allow occupancy flexibility. Using parking demand study data generated by the Institute of Transportation Engineers, information from the American Planning Association, and review of parking requirements for other cities with similar development character as Lakeville, the following changes to the off-street parking requirements are recommended as outlined below and the attached draft revision of Section 11-19-13 of the Zoning Ordinance.  Multiple Family Residential. The City reduced the number of parking spaces required for multiple family uses to the current requirements following completion of a study in 2017. The amendment was conservative in order to evaluate any potential negative impacts of the reduction in required parking. The amendment also required that one enclosed parking space below the principal building be provided for each dwelling unit, with an exemption for dwelling units meeting regional affordability benchmarks. Traffic studies submitted with multiple family developments in the City indicate that the number of required spaces could still be much lower based primarily on the number of efficiently and one-bedroom units typically included in most recent multiple family buildings. Additionally, concern has been noted that the requirement for one enclosed space for each unit reduces attainability. There is also the issue of multiple family buildings requiring an additional fee for enclosed spaces, thus potentially increasing demand for surface parking in order to maintain attainability in terms of housing costs. ITE data continues to indicate that the parking demand for a low to medium rise apartment building in a suburban setting is 1.9 spaces per dwelling unit when the average number of bedrooms per unit is less than 2.0. It is recommended that the calculation of required spaces for multiple family uses be reduced from the current provisions to 1.9 spaces per unit with an additional 0.5 spaces added for each unit with three or more bedrooms. The Planning Commission may also consider recommending that the requirement for one enclosed parking space be eliminated for efficiency units. This change has the effect of decreasing the number of enclosed parking spaces and increasing surface parking. By eliminating the requirement that an enclosed space not be constructed for each efficiency unit, the number of enclosed spaces will be reduced and could limit options for tenants to have more than one enclosed space. 3  Assembly Areas. The Zoning Ordinance specifies that parking space requirements for public assembly areas using undefined seating such as benches or pews is to be based upon the seating capacity of the facility. The seating capacity is to be determined as one seat for each 18-inches of linear seating fixture. The 18-inch seat width standard is out of date, which results in an inflated estimate of the seating capacity, which in turn increases the number of parking spaces required. It is recommended that this 18-inch width be increased to 22-inches for calculating seating capacity. Spaces needed for assembly areas with other than seats would be calculated on the same standards but based on the Building Code occupancy limit.  Commercial Daycare. We have observed and daycare developers and operators have noted that the current requirement of one space for each four children of design capacity for commercial daycare facilities over-estimates actual demand. This excess demand exists even though almost all parents will park and walk their children into the building. ITE data recommends a greater requirement of one space for each three children of licensed capacity. However, our experience in Lakeville and other communities suggest a requirement of one space for each five or six students is appropriate. Eden Prairie, which has the most recent updated parking requirements of the communities surveyed, requires one space for each six students of licensed capacity, one space for each employee, and one space for any business vehicle parked on site. We recommend adoption of the Eden Prairie requirement.  Offices. ITE data indicates there is less parking demand for general office uses with a floor area of 10,000 square feet or greater, equal to three spaces per 1,000 square feet. Small office uses defined as less than 10,000 square feet of floor area have a parking demand estimated at four spaces for each 1,000 square feet, which is also less than the current requirement. Medical offices are estimated to still require one space for each 200 square feet of floor area, so no change is proposed for this use.  Sit Down Restaurants. The Zoning Ordinance currently calculates the number of required spaces for sit down restaurants based on the area of the kitchen and seating areas within the business. A similar requirement was previously used for convenience food restaurants, but this has been amended to use a ratio based on the overall floor area of the use. ITE data has been used to develop a similar requirement for sit-down restaurants that will be more easily calculated by developers and City staff as part of the site plan review process. The ITE data estimates one space of demand for each 50 square feet of gross building area. Converting this estimate of parking demand to the net floor area basis of the Zoning Ordinance (gross floor area less 10 percent) results in a requirement of one space for each 45 square feet, which does not reduce the requirement. 4  Retail Stores. The Zoning Ordinance currently provides two requirements for parking spaces for retail uses based on buildings less than 90,000 square feet at one space for each 200 square feet or 90,000 square feet or greater at one space for each 250 square feet. The two different standards assume there is less actual retail space and more storage within larger buildings. There is also a provision for retail buildings with three or more tenants to provide parking spaces at a ratio of one space for each 160 square feet based upon the economic concepts of cumulative attraction and business interchange. An additional 10 percent reduction in required parking can be approved by the Zoning Administrator for such multiple tenant buildings. This is recommended to be removed as it is not consistent with ITE data. ITE data supports the current separation of parking requirements based on square footage as outlined by the Zoning Ordinance. There is opportunity to consider establishing a third ratio of parking space requirements of one space for each 225 square feet of floor area for mid-box buildings in the range of 30,000 square feet up to 90,000 square feet. One concern with implementing such a provision is that mid-box buildings may often be divided into two or more spaces, which would then potentially put the higher requirement of one space for each 200 square feet into effect.  Manufacturing. Manufacturing uses are being required to provide more parking spaces than necessary based on a flat requirement of one space for each 350 feet of floor area. With increasing automation and just-in-time delivery and shipping practices, a more specific requirement is needed. It is recommended that the parking requirement for manufacturing uses be revised to require spaces for office, manufacturing, and warehousing to be calculated separately based on ratios established using current ITE data to determine the total number of spaces required. This also more accurately reflects City staff’s practices for determining parking space requirement. City staff’s own observations of parking for manufacturing uses in Lakeville is that the sites are significantly over-parked. City staff would like further discussion by the Planning Commission of decreasing the parking requirement to as much as 1 space for each 2,000 square feet of manufacturing floor area.  Warehouses. The character of warehouse development has changed significantly with much larger facilities that have smaller spaces dedicated to office activities within and fewer overall employees. The parking requirements for warehouses already consider the demand based on office and storage uses separately. ITE data and a survey of communities with a similar development profile indicates that it is necessary to reduce the ratio of parking spaces required for the storage element of a facility with a floor area of 200,000 square feet or more by at least half, reflecting both the increased area and fewer numbers of employees. 5 Pickup Spaces. Since the Covid-19 Pandemic, there has been an increase by retail and service businesses in use of pick up spaces where patrons either wait in their vehicles for their purchases to be brought to them by an employee or used as short-term parking for the patron to walk into the business to acquire their purchase sourced and prepared for delivery at a service counter. Because of the recency of this trend, definitive data is not established. From a practical observation standpoint, the use of these spaces since the end of the Covid-19 pandemic have seemed to evolved into replacing walk-in patronage and not significantly altering demand for parking spaces. This is a trend the City will need to monitor with future Zoning Ordinance updates going forward as more research becomes available. Reduction in Required Spaces. The requirements for the number of spaces are based to the extent possible on reliable engineering studies, as well as documented practical experience in Lakeville and other cities with a similar development profile. The Zoning Ordinance currently provides that the number of spaces required for a specific development may be permanently reduced by approval of a conditional use permit if based on a parking analysis that estimates the parking demand for this actual activity, including operation, site plan, and location factors. This flexibility is recommended to be included in the amended provisions of Chapter 19 to allow for a reduction of parking spaces where practical for the use consistent with the intent of the Zoning Ordinance. The Zoning Ordinance also allows for a reduction in parking spaces to be constructed provided that a site plan is provided showing the ability to provide the required number of spaces, or proof-of-parking, by administrative permit. Approval of the administrative permit is conditioned on the property owner entering into a performance agreement with the City recorded with the property and posting security for construction of the remainder of the required parking spaces if determined to be needed by the City. Proof-of-parking stalls allow for a temporary reduction on parking for a specific use when a chance in occupancy may demand more parking space in line with the requirements of the Zoning Ordinance for the area of the building. Mixed Uses. The Zoning Ordinance was amended following the 2018 Comprehensive Plan update to include two zoning districts allowing for mixed land uses consisting of retail, service, and office businesses with multiple family dwellings. This arrangement of land uses within a single development requires special consideration for the number of parking spaces as the commercial and residential uses within will have parking demand that is based on the off- setting peak parking periods of the respective uses and not the cumulative total of the number of spaces required for each use calculated separately. Provisions establishing for a calculation of parking spaces required for mixed use development calculated based on the peak periods of demand for weekdays and weekends between 12:00AM-7:00AM, 7:00AM-6:00PM, and 6:00PM to 12:00AM are proposed for uses within the M-1 and M-2 Districts. Consideration may also be given to adopting these standards for uses within the C-CBD District. 6 Uses Not Defined. The list of uses and requirements for calculating the number of required spaces outlined in the Zoning Ordinance is not exhaustive. To avoid the Zoning Ordinance from being too rigid and static, existing provisions allowing for use of available data or development specific studies to determine the number of spaces required is to be carried forward into the updated provisions. Maximum Number of Spaces. The Planning Commission discussed the concept of limiting the maximum number of spaces that can be constructed for a given use. Certain uses will base the parking constructed for the businesses on a peak demand that will occur only for a very limited period of time. Limiting the number of spaces that can be constructed improves efficient utilization of land, reduces impervious surfaces, and can improve aesthetics. An example of a parking supply greatly exceeding the number of stalls required by the Zoning Ordinance is the SuperTarget Store at Timbercrest, which has a supply of off-street parking equal to approximately one space for each 190 square feet of net building area or 877 spaces. The number of spaces exceeds the 656 spaces required by the Zoning Ordinance at a ratio of one stall for each 250 square feet by 34 percent. The number of spaces provided at SuperTarget doesn’t reflect the average daily demand for off-street parking but the demand at peak times such as Black Friday sales events. It is recommended that a maximum number of spaces be established as 125 percent of the number of required spaces calculated in accordance with the provisions of the Zoning Ordinance. It is further recommended that increases in the number of spaces above 125 percent of the number of spaces calculated in accordance with the provisions of the Zoning Ordinance be allowed as a conditional use. This approach provides flexibility for unique situations on a case-by-case basis that would not satisfy the criteria for variance. The City may also, as a stipulation of approval of such a conditional use permit, require additional improvements related to the additional parking such as landscaping, screening, and low-impact development stormwater management techniques. CONCLUSION The Planning Commission will discuss the information outlined herein at a work session on 1 August 2024. City staff and our office are seeking feedback as to the proposed parking requirements, including any additional issues or concerns that need to be further considered. City staff and our office will use this input to finalize the changes to Section 11-19-13 of the Zoning Ordinance and incorporate those recommendations into the overall amendment of Chapter 19 for further review. Exhibit A – Page 1 11-19-13: NUMBER OF SPACES REQUIRED: The following minimum number of oﬀ street parking spaces shall be provided and maintained by ownership, easement and/or lease for and during the life of the respec ve uses hereina er set forth: A. Calcula on of Required Spaces: Use Number Of Required Stalls ExisƟng Proposed Residen al: Mul ple-family dwellings 2.5 spaces per unit except that the number of stalls required for uses with a mean of 2.0 bedrooms per dwelling unit or less shall be reduced to 2.0 stalls per dwelling unit. (Minimum of one enclosed space below the principal building) 2.0 spaces per unit; including one spaces enclosed below the principal building for each unit with one or more bedrooms; plus 0.5 spaces for each unit with 3 bedrooms or more. Residen al care facility 2 spaces per unit for uses serving 6 or fewer persons in a residen al district. No change. 4 spaces plus 1 space for each 3 beds and addi onal space as determined by the Zoning Administrator. No change. Residen al shelter 2 spaces plus 1 space for each 2 occupants of maximum capacity. No change. Senior housing with services, senior independent living units 1 stall per dwelling unit, or; 1 stall per 2 dwelling units plus 1 stall per employee on a maximum shi when units are within a con nuing care re rement community facility or memory care facility. No change. Exhibit A – Page 2 Single-family, detached townhome, and two- family 2 spaces per unit. No change. Townhouse RM-1, RM-2, RH-1, RH- 2 Districts 2 spaces per unit. No change. RM-3 District 1 space per unit. No change. RH-CBD and C-CBD Districts 1.5 spaces per dwelling unit for townhouse or mul ple family uses. No change. Ins tu onal: Auditoriums, theaters, religious ins tu ons, sports arenas 1 space per 3 seats of design capacity of the main assembly with a maximum capacity less than or equal to 1,000 persons or 1 space per 2.5 seats of design capacity of the main assembly with a maximum capacity greater than 1,000 persons, plus addi onal spaces required for adjoined facili es, not including private or private nonproﬁt baseball ﬁelds (see below). No change. Community center, libraries 10 spaces plus 1 space per 300 square feet over 2,000 square feet of ﬂoor area for the principal structure. No change. Nursing homes, rest homes Residen al care facility: 2 spaces per unit for uses serving 6 or fewer persons in a residen al district. No change. Other: 4 spaces plus 1 space for each 3 beds and No change. Exhibit A – Page 3 addi onal space as determined by the Zoning Administrator. Private or private nonproﬁt baseball ﬁelds 1 space per 8 seats of design capacity. No change. School, elementary and middle 1 space per 7 students based upon building design. Other facili es such as a theater or aqua c center addressed through 11-19-13.B. School, high school and post-high school facili es 1 space per 3 students based on building design capacity, plus 1 space per classroom. No change. Senior housing, assisted living and memory care units 4 stalls per 10 dwelling units, plus stalls equal to the number of employees on a maximum shi . No change. Commercial/industrial: Airport hangar 1 stall per 1,000 square feet. No change. Animal hospital/kennel 1 space for each 200 square feet of ﬂoor area 1 space for each 200 square feet of ﬂoor area plus one space for each 1,000 square feet of kennel area. Auto repair uses established a er March 17, 2003 1 space per 200 square feet of ﬂoor area. No change. Auto sales 1 space per 500 square feet of showroom plus 1 space for each 3,000 square feet of outdoor sales lot, plus addi onal parking required for ancillary service or repair. No change. Beauty or barber shop 2 spaces per chair. No change. Exhibit A – Page 4 Bowling alleys 5 spaces per lane plus spaces as required for other uses within the principal structure. No change. Brewery, small brewery, dis llery, microdis llery, with or without cocktail room or taproom 1 space per 1,500 square feet of manufacturing, fabrica on, processing, or warehouse area, plus 1 space per 200 square feet of taproom or cocktail room ﬂoor area. C-CBD District: Oﬃce and/or retail commercial uses, not including restaurants 3 spaces per 1,000 square feet of ﬂoor area. No change. All restaurant uses 5 spaces per 1,000 square feet of ﬂoor area. 1 space for each 200 square feet of ﬂoor area. Car wash Drive through: 10 spaces. No change. Self-service: 1 space per wash bay. No change. Motor fuel sta ons: None in addi on to that required for the principal use. No change. Coﬀee/doughnut shop with or without drive through 1 space per 50 square feet. No change. Commercial self- storage (ministorage) facili es 3 spaces plus 1 space per 100 storage units. No change. Data centers 1 space for each 2,000 square feet of ﬂoor area Daycare facili es In a residen al district serving less than 12 persons: 2 spaces per use. No change. Exhibit A – Page 5 All others: 1 space for each 4 persons of licensed capacity. 1 space per employee on the largest work shi , plus 1 space per business vehicle, plus 1 space per every 6 children of licensed capacity. FastConvenience food restaurant with or without drive through 1 space per 70 square feet. No change. Stacking space for drive through facili es will be addressed under design standard provisions. Fitness centers 1 space per exercise sta on (e.g., strength machine or cardiovascular) plus 1 space per employee on the largest shi plus addi onal parking required for ancillary uses. No change. Funeral home 20 spaces per chapel or viewing parlor, plus 1 space for each company vehicle maintained on site. Adequate stacking space shall also be provided for staging funeral processions. No change. Furniture sales 1 space per 400 square feet for ﬁrst 25,000 square feet, plus 1 space per 600 square feet therea er. No change. Golf course 4 stalls per hole plus 50 percent of the parking stall requirement for any associated retail use; on site restaurant and/or banquet facili es shall provide parking stalls for that use as required by this sec on. No change. Instruc onal classes, dance studios, karate centers, music schools and similar uses 1 space for each 200 square feet of ﬂoor area. No change. Exhibit A – Page 6 Major bus terminal, boat/marine sales and repair, bo ling company, trade shop with 6 or less employees, garden supply or building materials sales 8 spaces plus 1 space per 800 square feet of manufacturing or display ﬂoor area over 1,000 square feet. No change. Manufacturing 1 space per 350 square feet of ﬂoor area, plus 1 space per company vehicle not stored within the principal structure. 1 space per 200 square feet of oﬃce ﬂoor area; plus 1 space per 600 square feet of manufacturing ﬂoor area; plus 1 space per 2,000 square feet of warehouse ﬂoor area. Motels/hotels/lodging or boarding Boarding house: 1 space per person for whom accommoda ons are provided. No change. Hotels/motels: 1 space per unit, plus 1 space for every 10 units. No change. Motor fuel sta ons and auto repair 4 spaces plus 2 spaces for each service stall plus other requirements for uses or sale of goods not directly auto related. No change. Mul ple occupancy retail or service buildings with 3 or more tenants 1 space per 160 square feet of gross leasable ﬂoor area. The total required spaces may be reduced by 10 percent based upon approval of an administra ve permit by the Zoning Administrator. 1 space per 160 square feet of gross leasable ﬂoor area. The total required spaces may be reduced by 10 percent based upon approval of an administra ve permit by the Zoning Administrator. Mul plex theater 1 space per 3.4 seats (all other theaters shall be subject to the requirements applicable to auditoriums, theaters, No change. Exhibit A – Page 7 religious ins tu ons and sports arenas established by this sec on). Oﬃce, general 1 space for each 200 square feet of ﬂoor area. < 10,000sf. 4 spaces for each 1,000 square feet of ﬂoor area. 10,000sf. or greater. 3 spaces for each 1,000 square feet of ﬂoor area. Oﬃce, medical 1 space for each 200 square feet. No change. Research facili es 1 space for each 600 square feet for ﬂoor area. Restaurants, clubs, lodges, brewpubs, taprooms, tas ng rooms 1 space per 40 square feet of dining area and 1 space for each 80 square feet of kitchen area. 1 space for each 90 square feet of ﬂoor area. Retail commercialsales and service uses (other) 1 space per 200 square feet. Less than 10,000sf. 1 space for each 200 square feet of ﬂoor area. 10,000-less than 90,000sf. 1 space for each 225 square feet of ﬂoor area. 1 space per 250 square feet. 90,000sf or greater 1 space per 250 square feet. Ska ng rink, banquet hall, private or public auc on house 20 spaces plus 1 space per 200 square feet over 2,000 square feet. No change. Truck wash 3 spaces plus 1 space per service bay. No change. Warehousing Oﬃce: 1 space per 200 square feet. No change. Other: 1 space per 1,000 square feet plus 1 space Less than 200,000sf. 1 space per 1,000 square feet plus 1 Exhibit A – Page 8 per company vehicle not stored within the principal structure. space per company vehicle not stored within the a principal or accessory structure. 200,000sf. or greater 1 space per 1,000 square feet plus 1 space per company vehicle not stored within the a principal or accessory structure. B. When calcula ng the number of parking spaces required in accordance with sec on 11-19-13.A of this sec on results in a frac on, each frac on of one-half (1/2) or more shall cons tute another space. C. Except as provided for under joint parking and for mixed use developments within the M-1 and M-2 Districts, should a structure contain two (2) or more types of use, each use shall be calculated separately for determining the total oﬀ street parking spaces required by sec on 11-19-13.A of this sec on. D. In places of public assembly in which patrons or spectators occupy benches, pews or other similar sea ng facili es, each eighteen inches (18")twenty two inches (22”)of such design capacity sea ng facili es shall be counted as one seat for the purpose of determining requirements. E. Uses not speciﬁed or not precisely iden ﬁed by sec on 11-19-13.A shall be calculated by the Zoning Administrator based upon, but not limited to, characteris cs for similar uses and professional studies prepared by American Planning Associa on or Ins tute of Transporta on Engineers. F. Reduc on in Number of Required Stalls: 1. The number of stalls required by sec on 11-19-13.A of this sec on for a speciﬁc use may be permanently reduced by approval of a condi onal use permit based on a parking demand study prepared by a qualiﬁed professional. 2. The city may allow a deferment for the construc on of the number of required parking stalls for commercial, industrial, ins tu onal, and mul ple-family uses, but not for such uses within the RS-CBD, C-CBD, and I-CBD Districts, by administra ve permit provided that: Exhibit A – Page 9 a. The proposed use will have a peak parking demand less than the required parking under sec on 11-19-13.A of this sec on in considera on of, but limited to: (1) Size of building, or number of dwelling units and number of bedrooms per dwelling unit. (2) Type and use. (3) Number of employees or residents. (4) Projected volume and turnover of customer traﬃc. (5) Projected frequency and volume of delivery or service vehicles. (6) Number of company owned vehicles not stored within a principal or accessory building. b. In no case shall the amount of parking provided be less than one-half (1/2) of the amount of parking required by sec on 11-13-19.A of this sec on. c. The site plan includes suﬃcient property under the same ownership to accommodate the expansion of the parking facili es to meet the minimum requirements of this chapter if the parking demand exceeds on site supply. d. On site parking shall only occur in areas designed and constructed for parking in accordance with this chapter. e. The applicant and city enter into a performance agreement, to be recorded against the subject property, which includes a clause requiring the owner to install the addi onal parking stalls, upon a ﬁnding of the Zoning Administrator that such addi onal parking stalls are necessary to accommodate the use, which may include a requirement for a construc on security if determined necessary by the city. f. A change of use will necessitate compliance with the applicable zoning ordinance standard for parking. G. Construc on of more than one hundred twenty-ﬁve percent (125%) of the number of stalls required by sec on 11-19-13.A of this sec on for a speciﬁc use shall require approval of a condi onal use permit based on a parking demand study prepared by a qualiﬁed professional. Exhibit A – Page 10 G. The minimum parking requirement for joint facili es that include oﬃce, restaurant, retail, government, and/or mul ple family residen al uses within Mixed Use Districts established by chapter 45 of this tle are to be determined by the following calcula on: 1. Mul ply the minimum parking required for each individual use as required by sec on 11-19-13.A of this sec on by the appropriate percentage for each of the six (6) designated me periods as outlined in the following table: Land Use Weekday Weekend Time Periods 12:00 (Midnight) -7:00A.M. 7:00A.M. -6:00P.M. 6:00P.M.- 12:00A.M. (Midnight) 12:00 (Midnight) -7:00A.M. 7:00A.M. -6:00P.M. 6:00P.M.- 12:00A.M. (Midnight) Oﬃce 5% 100% 5% 0% 10% 0% Restaurant 10% 70% 100% 20% 70% 100% Retail 0% 90% 60% 0% 100% 60% Government 0% 100% 40% 0% 40% 25% Mul ple Family Residen al 100% 60% 100% 100% 75% 100% b) Add the resul ng sums for each of the six (6) designated me periods. c) The minimum number of spaces required for the development shall be the highest sum among the six (6) designated me periods. Ex h i b i t B – P a g e 1 La n d U s e D e v e l o p m e n t N u m b e r o f S p a c e s R e q u i r e d Cu r r e n t Re q u i r e m e n t # o f Sp a c e s Pr o p o s e d Re q u i r e m e n t # o f Sp a c e s Ne t Ch a n g e Re s i d e n al Mu l pl e Fa m i l y Dw e l l i n g s Ar i s A p a r t m e n t s -1 9 7 u n i t s -2 3 e ﬃci e n c y -1 5 3 - b e d r o o m 2. 5 s p a c e s p e r u n i t e x c e p t t h a t t h e nu m b e r o f s t a l l s r e q u i r e d f o r u s e s w i t h a me a n o f 2 . 0 b e d r o o m s p e r d w e l l i n g u n i t or l e s s s h a l l b e r e d u c e d t o 2 . 0 s t a l l s p e r dw e l l i n g u n i t . ( M i n i m u m o f o n e en c l o s e d s p a c e b e l o w t h e p r i n c i p a l bu i l d i n g ) To t a l : 39 4 Ga r a g e : 19 7 Su r f a c e : 19 7 1. 9 s p a c e s p e r u n i t ; i n c l u d i n g o n e sp a c e e n c l o s e d b e l o w t h e p r i n c i p a l bu i l d i n g f o r e a c h u n i t w i t h o n e o r mo r e b e d r o o m s ; p l u s 0 . 5 s p a c e s f o r ea c h u n i t w i t h 3 b e d r o o m s o r m o r e . To t a l : 38 3 Ga r a g e : 17 4 Su r f a c e : 20 9 To t a l : -1 1 Ga r a g e : -2 3 Su r f a c e : +1 2 Ed i s o n a t Av o n l e a -1 4 6 u n i t s -0 e ﬃci e n c y -9 3 - b e d r o o m To t a l : 29 2 Ga r a g e : 14 6 Su r f a c e : 14 6 To t a l : 27 8 Ga r a g e : 14 6 Su r f a c e : 13 2 To t a l : -1 4 Ga r a g e : n/ c Su r f a c e : -1 4 Le e L a k e -1 2 0 u n i t s -2 6 e ﬃci e n c y -6 3 - b e d r o o m To t a l : 24 0 Ga r a g e : 12 0 Su r f a c e : 12 0 To t a l : 23 2 Ga r a g e : 94 Su r f a c e : 13 8 To t a l : -8 Ga r a g e : -2 6 Su r f a c e : +1 8 Da y c a r e U C A 1 s p a c e f o r e a c h 4 p e r s o n s o f l i c e n s e d ca p a c i t y . 29 1 s p a c e f o r e a c h 6 p e r s o n s o f l i c e n s e d ca p a c i t y p l u s o n e s p a c e f o r e a c h em p l o y e e 20 - 9 Re s t a u r a n t s , cl u b s , l o d g e s , br e w p u b s , ta p r o o m s , ta s ng r o o m s Po r t e r h o u s e -4 , 2 2 4 s f . 1 -8 8 9 s f . k i t c h e n 2, 9 1 2 s f . s e a ng 1 s p a c e p e r 4 0 s q u a r e f e e t o f d i n i n g ar e a a n d 1 s p a c e f o r e a c h 8 0 s q u a r e f e e t of k i t c h e n a r e a . 85 1 s p a c e f o r e a c h 4 5 s q u a r e f e e t o f ﬂoo r a r e a . 85 n / c Ex h i b i t B – P a g e 2 Re t a i l A L D I -2 2 , 2 9 9 s f . 1 1 s p a c e f o r e a c h 2 0 0 s q u a r e f e e t ( f o r bu i l d i n g ﬂoo r a r e a l e s s t h a n 9 0 , 0 0 0 s f . ) 10 1 1 s p a c e f o r e a c h 2 0 0 s q u a r e f e e t ( f o r bu i l d i n g ﬂoo r a r e a l e s s t h a n 3 0 , 0 0 0 s f . ) 10 1 n / c La k e v i l l e C r o s s i n g -5 0 , 2 0 1 s f . 1 2 2 6 1 s p a c e f o r e a c h 2 2 5 s q u a r e f e e t ( f o r bu i l d i n g ﬂoo r a r e a 3 0 , 0 0 0 s f . < 90 , 0 0 0 s f . ) 20 1 - 2 5 Hy V e e -9 1 , 3 1 1 s f . 1 1 s p a c e p e r 2 5 0 s q u a r e f e e t ( f o r b u i l d i n g ﬂoo r a r e a 9 0 , 0 0 0 s f . o r g r e a t e r ) 41 1 1 s p a c e p e r 2 5 0 s q u a r e f e e t ( f o r bu i l d i n g ﬂoo r a r e a 9 0 , 0 0 0 s f . o r gr e a t e r ) 44 1 n / c Su p e r T a r g e t -1 8 2 , 1 2 0 s f . 1 65 5 6 5 5 n / c Wa r e h o u s e E x a m p l e -1 5 3 , 6 0 0 s f . 1 t o t a l -2 0 , 8 4 0 s f . oﬃce Oﬃce : 1 s p a c e p e r 2 0 0 s q u a r e f e e t ; Ot h e r : 1 s p a c e p e r 1 , 0 0 0 s q u a r e f e e t pl u s 1 s p a c e p e r c o m p a n y v e h i c l e n o t st o r e d w i t h i n t h e p r i n c i p a l s t r u c t u r e . 18 3 O ﬃce : 1 s p a c e p e r 2 0 0 s q u a r e f e e t ; Ot h e r : 1 s p a c e p e r 1 , 0 0 0 s q u a r e f e e t pl u s 1 s p a c e p e r c o m p a n y v e h i c l e n o t st o r e d w i t h i n t h e p r i n c i p a l s t r u c t u r e 18 3 n/ c Ex a m p l e -2 1 2 , 2 2 4 s f . 1 t o t a l -5 , 4 0 0 s f . o ﬃce 21 2 O ﬃce : 1 s p a c e p e r 2 0 0 s q u a r e f e e t ; Ot h e r : 1 s p a c e p e r 2 , 0 0 0 s q u a r e f e e t pl u s 1 s p a c e p e r c o m p a n y v e h i c l e n o t st o r e d w i t h i n a p r i n c i p a l o r a c c e s s o r y st r u c t u r e . 11 8 - 9 4 KT J F i r s t A d d . -3 6 0 , 0 0 0 s f . 1 t o t a l -5 , 8 5 0 s f . o ﬃce 34 9 1 8 6 -1 6 3 Am a z o n -7 5 0 , 0 0 0 s f . 1 t o t a l -2 , 6 3 5 s f . o ﬃce 68 5 3 4 9 - 3 3 6 No t e s : 1. Gr o s s ﬂoo r a r e a s c o n v e r t e d t o n e t ﬂoo r a r e a b y s u b t r a c ng 1 0 % n/ c : N o c h a n g e