January 29, 2018 Ms. Sonja Reichertz, AICP City Planner & Economic Development Director City of Monona 5211 Schluter Road Monona, WI 53716 Re: PIP-AVID Hotel for Phase 3 of the Monona Riverfront Development Dear Sonja: Please find enclosed a concept site plan and set of elevations we would like to discuss plan commission members on Monday February 12, 2018 for a new AVID Hotel to be developed by Galway Companies, Inc and Kinseth Hospitality. AVID is a new hotel concept recently by the Intercontinental Hotel Group. We believe the AVID hotel fits in very well with the overall GDP of our site and offers a very unique opportunity for the City of Monona to have a boutique type hotel not offered by other communities in the area. This is a higher end limited service hotel that caters to millennials, empty nesters and all other types of professionals that are likely to visit Monona. The AVID hotel is proposed to be developed on our Phase 3 site; which was proposed as a commercial use in our GDP. When we received approval from plan commission on the Phase 1 parcel we contemplated building an office/retail building on the Phase 3 parcel which would share parking with our Phase 1 parcel. We recognize the plan commission approved the Phase 1 project with cross parking on the Phase 3 lot. To alleviate any concerns on parking we wanted to refresh the parking analysis we completed on the first phase of the project which I’ve included as a separate attachment. A few things we have done to alleviate parking concerns. 1. We are working on a shared parking arrangement with Monona Bank whereby our users could park on their 57 stalls from 5pm to 7am. In exchange their users would be able to park on our 83 stalls during the day time. Monona is planning on moving more executive staff to this branch which will increase their parking needs. 2. We intend on adding an additional 15 parking stalls along the frontage road in front of Monona Bank which currently do not exist. These additional parking stalls would also be shared increasing the number of shared parking stalls we would have access to 72. 3. We have been extraordinarily careful with the tenants we are leasing to in the Phase 1. Of the 22,780sf of 1st floor space we are currently negotiating with office users for approximately 7,000sf, restaurant users for 6,200sf, and a mix of retail/light entertainment uses for the remaining square footage. We have been very careful to balance the building with uses that are not intensive at the same time. For example; there will be only one full service restaurant that serves alcohol allowed in the development. 4. The hotel is proposed as a 92 story AVID hotel. The prototype hotel is 98 rooms. The hotel group has agreed to reduce to 92 rooms but that is the bare minimum. This will be a limited service hotel with no restaurant or retail space so the amount of parking need is based primarily on the 6430 Bridge Road, Suite 230 Madison, WI 53713 www.galwaycompanies.com room occupancy. Intercontinental Group along with Kinseth Hospitality have evaluated the parking amounts provided by this plan and are comfortable with it based on their experience operating hotels such as AVID. Thanks in advance for reviewing our GDP change for Phase 3 of the riverfront development. Sincerely Steve Doran Galway Companies, Inc. 6430 Bridge Road, Suite 230 Madison, WI 53713 P 608-327-4000 F 608-237-2117 C 608-347-6208 E [email protected] 6430 Bridge Road, Suite 230 Madison, WI 53713 www.galwaycompanies.com January 29, 2018 Ms. Sonja Reichertz, AICP City Planner & Economic Development Director City of Monona 5211 Schluter Road Monona, WI 53716 Re: Monona Riverfront Development Parking Requirements (Phase 1 and Phase 3) Dear Sonja: Please find enclosed a parking analysis we have assembled for Phase I and Phase 3 of the Monona Riverfront development project. We have spent numerous hours analyzing the parking requirements of this project from a practical standpoint. As you know we have a lot at stake and want to ensure we have sufficient parking for the project and all our users. If our retail and restraunteurs cannot park we realize they will not be successful. The below parking analysis evaluates the parking from a “practical” standpoint using parking requirements as are industry standard in the retail, hotel and restaurant industry. These are most applicable to suburban type shopping environments where there is not access to public transportation or other means of travel. When evaluating a project, I follow these guidelines very closely because it dramatically influences my ability to lease space. The analysis shows what is required from an industry standard without the concept of shared parking and with shared parking. Restaurants that have full liquor licenses typically require a parking ratio of 15 stalls per 1,000sf, those without liquor require 7 per 1,000sf, retail requires 5 per 1,000sf and office requires 3 per 1,000sf. Hotels typically require 1 stall per room. As you can see from the exhibit on the 2nd page without shared parking we would need approximately 161 stalls for the Phase 1 of the commercial development and 92 stalls for the Phase 3 Hotel site. However, we are only providing 161 stalls for the 1st floor commercial and 85 stalls for the hotel. In summary we are 19 stalls short on the first floor commercial and 7 short on the hotel; when analyzing from a practical standpoint. To alleviate this concern, we are constructing an additional 15 stalls on the Monona Bank property along with the existing 57 stalls which we will have cross parking rights. We’re essentially incorporating the Monona Bank property into the overall development to create a true mixed-use development. It is not uncommon for municipalities like the City of Monona to struggle with how to adapt general parking codes to mixed use developments. If time permits I would encourage plan commission members to peruse the following article. https://vtechworks.lib.vt.edu/bitstream/handle/10919/23293/Puckett_EM_T_2013.pdf;sequence=1 6430 Bridge Road, Suite 230 Madison, WI 53713 www.galwaycompanies.com WITHOUT SHARED PARKING # stalls Total 1st Floor SF needed per 1,000sf Main Restaurant Space 6,200.00 15 93 Wine and Cigar Shop 3,100.00 5 15.5 Office User 1 3,358.00 3 10.074 Office User 2 3,729.00 3 11.187 Retail 2,715.00 5 13.575 Retail 2,872.00 5 14.36 Retail 806.00 5 4.03 Total 22,780.00 161.726 Lower level event space 4,130.00 Parking stalls available 126 Street Parking Stalls 16 Total stalls available 142 Number of stalls short without shared parking 19.726 Phase 3 Hotel Site Required Stalls 92 Phase 3 Hotel Site provided stalls 85 Number of stalls short without shared parking 7 6430 Bridge Road, Suite 230 Madison, WI 53713 www.galwaycompanies.com It is important to note that we have not included the 4,130sf flex space that is located on the riverfront and will be part of the main restaurant space. This is very untraditional retail space and will be most utilized in the summer when we will have 22 boat stalls or 6 boat stalls per 1,000sf to additionally utilize. Sincerely Steve Doran Galway Companies, Inc. 6430 Bridge Road, Suite 230 Madison, WI 53713 P 608-327-4000 F 608-237-2117 C 608-347-6208 E [email protected] cc: Aaron Kostichka, partner in proposed project 6430 Bridge Road, Suite 230 Madison, WI 53713 www.galwaycompanies.com January 29, 2018 Ms. Sonja Reichertz, AICP City Planner & Economic Development Director City of Monona 5211 Schluter Road Monona, WI 53716 Re: PIP-AVID Hotel for Phase 3 of the Monona Riverfront Development Dear Sonja: Thank you in advance for reviewing our PIP application for preliminary plan commission review of a 92 room AVID hotel in Monona, WI. AVID is a new concept recently developed by the Intercontinental Group of Companies. The hotel would be developed by Kinseth Hospitality out of North Liberty, IA. Kinseth Hospitality has been in the hospitality business since 1963 and currently owns or operates over 75 hotels mainly throughout the Midwest. They have an impeccable reputation with all major brands and offer a unique opportunity to bring a boutique type hotel to the City of Mononas riverfront park. Description of AVID brand: avid hotels is a newly created brand within the IHG (Intercontinental Hotels Group) franchise ‘family’ of hotel brands, that includes InterContinental Hotels, Kimpton Hotels and Resorts, Crowne Plaza Hotels and Resorts, Hotel Indigo, EVEN Hotels, Holiday Inn, Holiday Inn Express, Staybridge Suites, Candlewood Suites, and Holiday Inn Club Vacations and Resorts. IHG franchises, leases, manages or owns approximately 5,300 hotels worldwide, with more than 785,000 rooms in almost 100 countries. IHG also manages IHG Rewards Club, the hotel loyalty program which has more than 100 million members enrolled across the globe. One of the greatest attributes of the avid hotel brand will be the affiliation with IHG and the international recognition and brand awareness of IHG Rewards Club. The avid hotel brand by IHG is supported by the IHG infrastructure and distribution systems, which includes the IHG Rewards Club – Frequent Guest Stay Program designed for frequent business travelers who stay at any of the IHG brand hotels. The award winning IHG Rewards Club loyalty program is the largest in the hotel industry, offering members more choices to redeem their points than any other hotel loyalty program worldwide.