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HomeMy WebLinkAboutCorrespondence Tingley, Connie S From: Ross Gallentine <rgallentine @rgpt.com> Sent: Tuesday, October 29, 2013 9:31 AM To: Donahue-Wold, Alexia K Cc: Conn, Angelina V;Tingley, Connie S; Keesling, Rachel M; Duane Davis (ddavis @aramcor.com); alr @aramcor.com; 'msilvers @hospitalityinvestorsinc.com'; Ed Wizner; Eric Pangle; Laurie White Subject: RE: Flix Brewhouse - Delivery Confirmations Alexia Thank you for setting up a special meeting for the parking variance with the Hearing Officer at 1:00 November 5th. That will work for Ramco and Flix. Flix's VP of Construction Duane Davis lands at the airport at 11:50. Per your request we have double check the list we received from the County and we have matched all names and address of the adjoining property owners. You also stated to leave the sign up until the 5th. Is there anything else we need to do? Thanks again for your help and we will see you on the 5th. Ross Ross S. Gallentine RA Ramco-Gershenson, Inc. 31500 Northwestern Hwy., Suite 300 Farmington Hills, MI 48334 Direct Dial: 248-592-6326 Mobile: 248-613-5794 Direct Fax: 248-592-6327 From: Donahue-Wold, Alexia K [mailto:awoldCacarmel.in.gov] Sent: Monday, October 28, 2013 4:36 PM To: Laurie White; Ross Gallentine Cc: Conn, Angelina V; Tingley, Connie S; Keesling, Rachel M Subject: RE: Flix Brewhouse - Delivery Confirmations Importance: High Hi Laurie& Ross, Unfortunately, this is going to put a kink in the works. These neighbors were supposed to receive 10 days notice and the notice is supposed to be based on the certified Hamilton County Notification List. While it seems you were able to include all of the correct parcels for notice, the address list you used did not match the address list from Hamilton County. It looks like you may have used some of the property addresses instead of the owner addresses. Therefore, we are going to have to Table this item and it will not be heard at the meeting tomorrow. I know you tried to do everything you could to get on this meeting and I am sorry it did not work out. I would be happy to talk with you about a couple of options for the next step. Please give me a call when you have a chance. I will be here until about 5:30. Sorry again. 1 Alexia From: Laurie White [mailto:lwhitec ropt.com] Sent: Monday, October 28, 2013 3:05 PM To: Donahue-Wold, Alexia K Cc: Ross Gallentine Subject: Flix Brewhouse - Delivery Confirmations Hello Alexia—we had several FedEx packages returned to us because of incorrect addresses. I looked up the correct addresses for these neighbors and resent the notification letters on Friday. Herewith are the confirmations of delivery for: Hurd Indiana, LLC Stratford Center LLC Circle Financial Corp. CCK LLC This should complete our notification process. Mr. Gallentine will also have this information in hard copy. Laurie White Ramco-Gershenson, Inc. 248.592.6234 lwhitePrgpt.com 2 •i A Subsidiary of Rartico-Gerchenson Properties3Tust (NYSE:RFT) 31300 Northwestern Highway R.A.M.00 Suite300 1• " Ci E R S EI R 1 V S'O ON Fanningi_st Hills,Ml 48334 • • I N COI;1 O E A TIM 245-350.9900 Phone 248-350-9925 Fax October 11,2013 Ms. Angie Conn,Planning Administrator City of Carmel Planning&Zoning Division Dept. of Community Services • 1 Civic Square, 3rd Floor Carmel,IN 46032 RE: Docket No. I3090007ADLSAmend:Merchants'Square—Flix Brewhouse-Parking Dear Ms. Conn, As it relates to the parking for the proposed tenant,Flix Brewhouse,and your comment regarding parking per the City's code of one(1)space per two(2)seats,the Landlord/Applicant(Ramco-Gershenson)and the proposed Tenant,Flix Brewhouse,have the following comments: 1) Flix Brewhouse Parking Requirements o The tenant has done extensive analysis on projected sales,customer counts,peak periods by day/time slot, comparisons-to other theater chains,and the tenant's own experience in other operating theaters. © This analysis concluded that at the highest peak period of the week(6pm-9pm on Saturday),they would have 711 customers. e Their average customers per car are 2.2-2.4, indicating needed parking on their busiest time period on Saturday nights of 297-323 parking spaces. This equates to 203-177 spaces less than the City of Carmel's code requires. ® The applicant has proposed to provide 445 parking spaces,anywhere from 122-148 parking spaces more than the proposed tenant's analysis suggests they will require. However, based on the City of Carmel's code,this 445 parking space number is still short by 55 spaces. 2) Industry standard for theater parking/surrounding communities standards O The applicant has extensive theater development/redevelopment experience and have found that parking at a ratio of one space per every 4 seats is the often the norm for theater parking in a suburban shopping center. © At this rate and with the tenant's approximate proposed 972 seats, parking required would equate to 243 spaces,exactly half the amount required by the City's code. m This parking ratio typically works as parking is often shared across the broader shopping center as the theater peak periods tend to be those times that the retail and other mixed uses tend to not draw a large customer base(e.g. Saturday nights). 3) Proposed Renovated Shopping Center/Less GLA-More Parking ® The area being redeveloped within the Shopping Center is presently 68,316 sq.ft. (includes Hobby Lobby, Old Navy,and one small shop). ® When redeveloped for Flix,only 39,860 sq.ft. will remain(28,456 sq. ft. less than before the redevelopment). • a. Ms.Angie Conn City of Carmel October 11,2013 Page Two • In addition,approximately 70 additional parking spaces will be added adjacent to Flix where improved tenant spaces existed before(Old Navy and small shop space).. • The applicant has increased parking for the new use and decreased GLA at the same time. 4) Existing overall Shopping Center vs. Proposed overall Shopping Center(with Flix): o The Merchant's Square shopping center is an older property that has undergone much transition through the years(in fact,at one time,it was an enclosed mall). o As such,the tenants and mix of tenants,associated parking,and the City of Carmel's codes have all likely changed over the years. ® When comparing the overall Center to the City's current code relative to parking,the overall center is short parking spaces to a similar amount that it would be for the proposed redevelopment with Flix using the City's ratio requirement for theaters of one (1)parking space per two(2)theater seats. o Even without the redevelopment,the Shopping Center does not meet current code for parking at roughly the same amount as with the redevelopment. o The applicant believes there has been sufficient parking presently for its tenant base and believes(along with the proposed tenant)that there will be sufficient parking on the redeveloped shopping center. In summary,the Applicant and proposed tenant have both done extensive analysis on the existing and proposed parking taking into account the tenant base and associated uses. We believe there is sufficient parking to meet the proposed Tenant's business plan and are very excited about the redevelopment and what it could mean for Merchant's Square,the City of Carmel,and the entire community. Please let us know if we can provide further information to assist you in your review of our application. Very t ,.you S i.` ► •ss Gallen Me Me •roject Manager RSG/lw Encl. cc: Matt Silvers,Flix Theaters Edward Wizner, Ramco-Gershenson • s Z", FLI ENTERTA NMENT LLC MEMORANDUM TO: Ross Gallantine,Ramco Gershenson FROM: Matt Silvers, Flix Entertainment RE: Flix Brewhouse at Merchant's Square DATE: October 11, 2013 You asked that I memorialize our standard parking requirements for our prototype Flix Brewhouse cinema/eatery concept. To be specific,our prototype concept ranges in square footage from 35,000 to 40,000 square feet. Our Carmel,Indiana location will fall within that range and seat approximately 972 guests. Carmel has requested a parking ratio of 1 parking space per 2 seats. We adhere to different, but commonly accepted "parking spaces per 1,000 square feet of leasable floor area"standard. As such,Flix typically requests a 7:1(245 to 280 spaces)parking ratio for"in-fill"or adaptive reuse projects and a 10:1(350 to 400 spaces)parking ratio for new,ground-up developments,given that the additional parking spaces can be planned for and included early in the planning and development process. Flix Entertainment supports,where possible;efficient and logical parking planning and the general minimization or tailoring of impervious surfacing to minimize runoff and to maximize the aesthetic for our patrons. Based upon our own research,we have determined that once a Flix Brewhouse location reaches its maximum theoretical capacity in a given market it will likely generate up to 6,500 guest visits per week, on average. Allowing for this maximum potential,parking requirements at Merchant's Square should largely echo the prospective usage needs of the new anchor tenant at the center and not be based upon an arbitrary standard that is more relevant to large format cinemas—which we are not. Therefore, drawing on our own internal analysis,the demography of Carmel,the likelihood of a local patron to drive to Flix Brewhouse and the frequency of showtimes for a standard eight screen Flix Brewhouse operating mostly over a 12-14 hour period on any given day,the maximum probable guests break down as follows: t?ay ;€! Monday Tuesday Wednesday Thursday Friday Saturday Sunday ev,T6TAJAA Av19/day week 6% 7% 8% 11% 24% 27% 17% ljPS x� 'r iGuy:StS/d0y�4WeCk ily 389 436 506 700 1564 1782 1122 140,6 SO44,,!! ,LAv.+lMunrifier afg7417, 5 1 ar 22 22 22 22 35 38 35 (` 231 Sfiow .4 t(nres/day ,2' Clearly,our busiest day of the week is Saturday which breaks down on an attendance by time-block basis as follows: Carmel,IN Parking Requirement Memo Page 1 • FLU .ENTERTAINMENT LLC lltt9ingit w Open—l2pm 12pm—3pm 3pm-6pm 6pm-9pm 9pm to close AStep�tfi'1�� '', 4.696 15.1% 21.6% 39.9% 18.7% ea4citil*Iri78,2riA. 83 269 385 711 l 334 During Flix Brewhouse's busiest time period(6:00 pm to 9:00 pm on a Saturday),on an average busy Saturday, we would expect to see roughly 711 patrons over a three hour period,with guests arriving early for a movie and dinner,watching the movie and leaving multiple times during the multiple showtimes or"sets"that will occur during this time period. On average,we would expect multiple sets all of varied size depending on the auditorium,to fall within this time window at various stages of the dining/viewing continuum. Assuming,however,that they all began at 6:00 pm and end at 9:00 pm (which would never be the case—but to carry through the analysis to its conclusion we will make this assumption)we would need to provide parking for 711 guests,all at once. Based upon our own internal studies,on average,every automobile that is parked at the current Flix Brewhouse Round Rock,Texas location contains between 2.2 and 2.4 occupants.We would not expect this number to vary radically by geographic location as the external variables that contribute to this statistic are largely uniform, based upon our own site selection requirements. Approximately 66%of our customer base is comprised of families and couples who travel to Flix Brewhouse in one automobile. A much smaller percentage of our customer base is comprised of singles who travel in their own vehicle; thus the blended average vehicle occupancy factor of 2.2—2.4. This variable is entirely consistent with a study conducted by Santikos Theaters(www.santikos.com)which concluded that there are approximately 2.4 occupants per vehicle at any of the ten Santikos movie theaters now operating. Applying the lower and more conservative variable of 2.2 to the Flix Brewhouse Carmel Saturday calculation,the total number of automobiles that Flix Brewhouse Carmel would have to park at peak hours on a Saturday,assuming all sets began at 6:00 pm(which we have established would never happen),would be roughly 323 vehicles(711 simultaneous guests within the peak time block divided by 2.2 occupants per vehicle=323 vehicles). Because there are always a few guests simply enjoying the brewpub feature of Flix Brewhouse,or simply waiting for a show to begin,the additional spaces being provided by ownership will accommodate up to an additional 200 non-movie watchers. Taking this analysis even further, if we need 323 parking spaces to accommodate 711 guests,then if we were somehow able to seat all of the roughly 972 seats in the entire movie theater simultaneously,by extrapolation,we would need 441 parking spaces for an eventuality that would likely never come to pass. In terms of seat-to-parking space ratio,Carmel is requesting that we maintain a 1:2 ratio of parking spaces to seats. This would equate to 486 spaces,which is far more than we need and not far off of the approximately 445 parking spaces that we will be provided,which would equate to a roughly .91:2 ratio. In summary,we are comfortable with the parking allotted to us by ownership and are hopeful that the municipality will see the merit in varying this requirement from code as presently written. Should you have any further questions or comments, please feel free to contact me directly. Carmel,iN Porking Requirement Memo Page 2 •