850 West Jackson Boulevard, Suite 310 Chicago, IL 60607 312.633.4260 walkerconsultants.com August 20, 2019 Mr. Bruce Campbell Manager – ParkSmart KC City of Kansas City, Missouri City Hall, 414 E. 12th Street Kansas City, MO 64106 Re: Alternatives Analysis Auditorium Plaza Garage Kansas City, Missouri Dear Mr. Campbell: Walker Consultants (“Walker”) sincerely appreciates the opportunity to provide the accompanying parking alternatives analysis for the Auditorium Plaza Garage beneath Barney Allis Plaza in downtown Kansas City, Missouri. The City of Kansas City (“KCMO”) leadership, in support of continuous community improvement, wants to ensure public access to local destinations through strategic improvements and overall enhancements to the delivery of public parking services. KCMO engaged Walker to study site and area parking needs under current and future conditions and evaluate a few of the best ways to meet those needs. The following report provides an understanding the current parking needs in the immediate area, potential impacts of pending development, and how best to meet needs (as defined by KCMO priority). Groundwork from the proposed CBD Parking Study was used to provide insight into current and future supply and demand. This analysis was performed to speak specifically to the best way to balance parking needs once the Auditorium Plaza Garage is removed from service – replacing in-kind, partial replacement (balance of parking need accommodated nearby), or no replacement (entire parking need accommodated nearby). The alternatives analysis would consider quantitative and qualitative factors weighted by stakeholder input to inform recommendations. We look forward to engaging further with KCMO to provide excellent service and value-added insight from Walker’s years of experience in the parking industry. Sincerely, WALKER CONSULTANTS Ezra D. Kramer Consultant ALTERNATIVES ANALYSIS AUDITORIUM PLAZA GARAGE REPLACEMENT Kansas City, Missouri August 20, 2019 Presented to: City of Kansas City, Missouri AUDITORIUM PLAZA GARAGE ALTERNATIVES ANALYSIS TABLE OF CONTENTS LIST OF TABLES AND FIGURES Project Introduction Table 1: LOS Conditions – Walking Distances __________________________________ 3 Table 2: Current Parking Needs _____________________________________________ 4 Methodology __________________________________________ 1 Table 3: APG Utilization, Transactions & Revenue Summary - 2018 _________________ 6 Site Constraints ________________________________________ 1 Table 4: APG & Arts District Garage Utilization Analysis - 2018 ____________________ 7 Table 5: Future Development Parking Impact Summary __________________________ 8 Study Area ____________________________________________ 2 Table 6: Future Parking Needs ______________________________________________ 9 Dates of Fieldwork ______________________________________ 2 Table 7: Quantitative Needs Analysis Summary _______________________________ 11 Walking Distance _______________________________________ 3 Table 8: Quantitative Needs Analysis Summary _______________________________ 11 Table 9: Summary of Preliminary Site Characteristics ___________________________ 23 Discovery & Needs Assessment Figure 1: Barney Allis Plaza & Auditorium Plaza Garage __________________________ 1 Study Area Parking Needs ________________________________ 4 Figure 2: APG Deterioration & Vehicle Damage_________________________________ 1 Stakeholder Interviews __________________________________ 4 Figure 3: Grand Ballroom Collateral Properties _________________________________ 1 Figure 4: Study Area ______________________________________________________ 2 Current Conditions _____________________________________ 4 Figure 5: Outdoor/Uncovered Walking Distances _______________________________ 3 Current Parking Inventory ______________________________ 4 Figure 6: Current Conditions – Parking Inventory _______________________________ 4 Figure 7: Current Conditions Heat Map - Noon _________________________________ 4 Current Parking Occupancy _____________________________ 4 Figure 8: Current Supply & Demand Allocations - Noon __________________________ 5 Current Parking Availability _____________________________ 5 Figure 9: Study Area Available Spaces – Typical Day @ Noon ______________________ 5 Historical Utilization – APG & Arts District Garage ___________ 6 Figure 10: APG Historical Parking Needs - 2018 _________________________________ 6 Figure 11: Planned Changes to Current Conditions ______________________________ 8 Potential Future Conditions ______________________________ 8 Figure 12: Future Conditions Heat Map - Noon _________________________________ 9 Planned Projects & Significant Vacancies __________________ 8 Figure 13: Future Conditions Heat Map – 5:00 PM _____________________________ 10 Meeting Needs and Addressing Perceptions ________________ 11 Figure 14: Future (2029) Supply & Demand Allocations - Noon ___________________ 10 Figure 15: Alternative Parking Sites _________________________________________ 14 Figure 16: Evaluation Criteria – Walk Shed ___________________________________ 21 Alternatives Analysis Figure 17: Evaluation Criteria – Undeveloped or Redevelopment _________________ 21 Figure 18: Evaluation Criteria – Site Ownership________________________________ 22 Analysis Criteria _______________________________________ 13 Figure 19: Evaluation Criteria – Above-Grade, Below-Grade, or Surface Lot _________ 22 Preliminary Sites ______________________________________ 13 Figure 20: Auditorium Plaza Garage Conceptual Layout – Plaza Interface ___________ 24 Site 1: Auditorium Plaza Garage ________________________ 14 Figure 21: Auditorium Plaza Garage Conceptual Layout Isometric w/ Additional ½ Level25 Figure 22: 12th & Broadway Conceptual Layout ________________________________ 26 Site 2: 13th & Wyandotte _____________________________ 15 Figure 23: 12th & Broadway Conceptual Layout – GF Retail Alternate ______________ 26 Site 3: 14th & Wyandotte Option 1 ______________________ 15 Figure 24: 16th & Central (West) Site ________________________________________ 27 Site 3: 14th & Wyandotte Option 2 ______________________ 16 Figure 25: APG Site – Parking and Stormwater ________________________________ 28 Figure 26: Recommended Solution _________________________________________ 28 Site 4: Truman & Wyandotte ___________________________ 16 Site 5: 16th & Central (NE Corner) _______________________ 17 Site 6: 16th & Central (NW Corner) ______________________ 17 APPENDIX A – Study Area Inventory & Occupancy Site 7: 12th & Broadway _______________________________ 18 APPENDIX B – Stakeholder Meeting Notes & Input Site 8: 11th & Wyandotte ______________________________ 18 APPENDIX C – Auditorium Plaza Garage 2018 Utilization Data Site 9: Arts District Garage ____________________________ 19 APPENDIX D – Arts District Garage 2018 Utilization Data Evaluation of Preliminary Sites ___________________________ 20 APPENDIX E – Auditorium Plaza Garage Historical Profit & Loss Sites Selected for Further Study __________________________ 24 Statements Auditorium Plaza Garage _____________________________ 24 12th & Broadway ____________________________________ 25 16th & Central (West) _________________________________ 26 Arts District Garage __________________________________ 27 Recommendations _____________________________________ 28 WALKER CONSULTANTS | i AUDITORIUM PLAZA GARAGE ALTERNATIVES ANALYSIS EXECUTIVE SUMMARY The Auditorium Plaza Garage (“APG”) has exceeded its expected service life, and structural deterioration is accelerating Current Conditions exponentially. The facility requires significant repair or replacement. Given significant capital expenditures would be • On non-large event days there were over 3,000 spaces available during the Noon weekday peak in the study needed on the site, the City of Kansas City (“KCMO”) is in the process of exploring options for redevelopment of the entire area; Barney Allis Plaza / APG footprint. To identify the most strategically sound options for replacement of the parking supply, • The top three facilities with available parking were: Walker was asked to: o Arts District Garage – 852 available spaces; o • Identify how many spaces are needed to replace the APG given future parking needs; and, APG – 761 available spaces; and, o KC Southern – 504 available spaces. • Evaluate current and viable alternative sites and provide preliminary financial impacts of various options. 10-Year Projections The alternatives analysis was developed to speak specifically to the best way to balance parking needs once the APG is removed from service, which include: • 10-Year projections indicated that with the addition of proposed new development and removal of the APG, there would be a surplus of under 300 spaces (about 3% in study area), which would result in a perceived • Replacing in-kind – with roughly 960 spaces replaced on-site; shortfall overall in the study area, and real shortfalls in localized areas; • Partial replacement - some spaces on-site and the balance of parking need accommodated nearby; or, • Significant additional future needs were projected from private developments with parking needs exceeding • No replacement – the entire parking need accommodated nearby. proposed supply; • KCMO is not responsible to meet those needs but presenting those potential future market conditions provides In broad terms, Walker performed the tasks below to evaluate data and collect stakeholder insights to provide informed context for this evaluation. recommendations. Speaking with