## Richfield Planning Commission Agenda April 27, 2026 -- 7:00 PM ## Richfield Municipal Center ## Council Chambers ## 6700 Portland Avenue South 1. Call to Order ## 2. Roll Call ## 3. Open Forum Participants can share their comments in person, by voicemail, or email, and may also request to participate virtually. For more information on submitting comments, refer to the Council Agenda and Minutes page on richfieldmn.gov/citycouncil a. Participants can share their comments in person, by voicemail, or email, and may also request to participate virtually. For more information on submitting comments, refer to the Planning Commission Agenda and Minutes page on the City's Website. 4. Approval of the Agenda 5. Approval of Minutes a. Approval of the minutes of the regular Planning Commission meeting of February 23, 2026. 6. Presentations ## 7. Consent Calendar Consent Calendar contains several separate items, which are acted upon by the Planning Commission in one motion. Once the Consent Calendar has been approved, the individual items and recommended actions have also been approved. No further Planning Commission action on these items is necessary. However, any Planning Commissioner may request that an item be removed from the Consent Calendar and placed on the regular agenda for discussion and action. All items listed on the Consent Calendar are recommended for approval. ## 8. Consideration of Items, if Any Removed From Consent Calendar ## 9. Public Hearings a. Public Hearing to consider Site Plan Approval for conversion of a retail tenant space to a fitness studio at 6503 Nicollet Avenue South. 10. Resolutions ## 11. Other Business ## 12. Liaison Reports ## 13. City Planner’s Report a. Lupe Development applied for Sketch Plan Review, which is an optional (but highly encouraged) administrative review of concept plans. They have also initiated a traffic study. A minor site plan amendment was administratively approved for Les Schwab Tires for a reconfiguration of their parking lot at 3015 66TH ST W. Planning staff initiated a Metal Detector Rental Program, which can be loaned out to property owners for free. The owner signs an agreement that it will be returned by a certain date. If it is returned late, the property is charged a penalty of $50.00 per day. If it is not returned at all, the cost of replacement will be charged against the property. Richfield Bible Church applied for Sketch Plan Review of a building expansion at 6215 Oliver Avenue South. A multi-departmental team has reviewed the four proposals received for the Comprehensive Plan update, and interviewed two finalists. ## 14. Next Meeting a. May 25, 2026. 15. Adjournment Auxiliary aids for individuals with accessibility needs are available upon request. Requests must be made at least 96 hours in advance to the City Clerk at 612-861-9739. Page 1 of 47 Includes Materials - Materials relating to these agenda items can be found in the Planning Commission agenda packet located by the entrance. The complete Planning Commission agenda packet is available electronically on the City of Richfield’s website. Page 2 of 47 ## CALL TO ORDER The meeting was called to order by Chair Holmvig-Johnson at 7:00 p.m. in the Council Chambers. ## OPEN FORUM There were no speakers. ## APPROVAL OF THE AGENDA M/Taraldsen, S/Kennealy, to move the order of the Planner’s report after other business. Motion carried: 7-0. M/Taraldsen, S/Surma, to approve the minutes of the Regular Planning Commission Meeting of December 8, 2026. Motion carried: 7-0. ## PLANNING COMMISSION MEETING MINUTES ## Richfield, Minnesota ## Regular Planning Commission Meeting February 23, 2026 ## Planning Commissioners Present: ## Eddie Holmvig-Johnson; Brendan Kennealy; Cole Hooey; Matt ## Taraldsen; Benjamin Surma; Stephanie Kowalkowski and Jeff ## Walz ## Commissioners Excused: ## None ## Staff Present: ## Sam Crosby, City Planner; and Ruby Villa, Planner I ## Others Present: None ## APPROVAL OF MINUTES Page 3 of 47 ITEM #9a ## ELECTION OF PLANNING COMMISSION CHAIRPERSON, VICE- ## CHAIRPERSON AND SECRETARY. M/Hooey, S/Kennealy, to elect Commissioner Holmvig-Johnson as Chairperson. Motion carried: 7-0. M/Surma, S/Hooey, to elect Commissioner Taraldsen as Vice-Chairperson. Motion carried: 7-0. M/Holmvig-Johnson, S/Taraldsen, to elect Commissioner Surma as Secretary. Motion carried: 7-0. ITEM #9b ## APPOINTMENT OF LIAISONS TO THE CITY COUNCIL, COMMUNITY ## SERVICES ADVISORY COMMISSION, HOUSING AND REDEVELOPMENT ## AUTHORITY, SCHOOL BOARD, TRANSPORTATION COMMISSION, CHAMBER ## OF COMMERCE, AND SUSTAINABILITY COMMISSION. The Commission discussed and agreed upon the following liaison appointments: ## City Council: Commissioner Kowalkowski ## Community Services Advisory Commission: Vacant ## Housing and Redevelopment Authority (HRA): Commissioner Hooey ## Richfield School Board: Commissioner Walz ## Transportation Commission: Commissioner Surma ## Chamber of Commerce: Commissioner Holmvig-Johnson ## Sustainability Commission: Commissioner Taraldsen ITEM #9c ## REVIEW AND AMEND THE PLANNING COMMISSION BYLAWS. Planner Villa presented Staff Report No. 9c. M/Taraldsen, S/Surma, to amend Part 1, Section 7 of the Planning Commission bylaws to change the format of meetings in order to conduct the Open Forum after the Approval of Agenda and Minutes. In response to Commissioner Hooey, Planner Villa confirmed that similar bylaw changes were made in 2025. Motion carried: 7-0. Page 4 of 47 ITEM #9d ## ANNUAL RE-SCHEDULING TASK. Planner Villa presented Staff Report No. 9d. M/Hooey, S/Surma, to (1) approve the rescheduling of the May Planning Commission meeting from Monday, May 25th to Wednesday, May 27th and (2) approve the rescheduling of the December Planning Commission meeting from Monday, December 28th to Monday, December 14th. Motion carried: 7-0. ## LIAISION REPORTS • Community Services Commission: Commissioner Hooey had no report. • City Council: Chair Holmvig-Johnson had no report. • Housing and Redevelopment Authority (HRA): This liaison position is currently vacant. • Richfield School Board: Commissioner Kennealy had no report. ## • Transportation Commission: Commissioner Surma reported that the Commission received and discussed a presentation by Hennepin County regarding the proposed Penn Avenue reconstruction, which is due for 2028. Community engagement for that project is ongoing. Also, Nicollet Avenue is still scheduled to be reconstructed this summer. • Chamber of Commerce: Commissioner Kowalkowski stated that the Chamber is beginning to discuss 4th of July and Penn Fest. • Sustainability Commission: Commissioner Taraldsen reported that the Fix-It Hub is continuing each second and fourth Wednesday of the month through February. Also, there are several events coming up this year, including Earth Day, shredding and small appliances, recycling, and garden tools. ## ITEM #11 ## CITY PLANNER’S REPORT Planner Crosby reviewed the Planner’s report and gave a presentation regarding land use and Planning along the Penn Avenue Corridor. ## ITEM #12 ## NEXT MEETING TIME AND LOCATION The next regular meeting is scheduled for March 30, 2026, at 7:00 p.m. in the Richfield Council Chambers. Page 5 of 47 ## ITEM #13 ## ADJOURNMENT M/Kennealy, S/Taraldsen, to adjourn the meeting. Motion carried: 7-0 and the meeting was adjourned at 7:40 p.m. Submitted by: ## Ruby Villa Benjamin Surma Planner I Planning Commission Secretary Page 6 of 47 ## Planning Commission Meeting 4/27/2026 ## Agenda Section: Public Hearings Agenda Item: 9.a. ## Report Prepared By: ## Sam Crosby, City Planner ## Department Director: ## Melissa Poehlman, Community Development Director ## Item for Consideration: Public Hearing to consider Site Plan Approval for conversion of a retail tenant space to a fitness studio at 6503 Nicollet Avenue South. ## EXECUTIVE SUMMARY Baleo Fitness has requested Site Plan Approval for a change of use for a 3,911 square foot tenant space in the Richfield Shoppes North from retail (formerly an Xfinity store) to a 24-hour fitness studio (Anytime Fitness). Health clubs or fitness centers are a permitted use in the zoning district, but the parking requirement is greater than for a shopping center, and the subject shopping center is already under-parked according to the Zoning Code. Typically, a parking utilization study would be required. The initial inquiry started in late January. Due to the harsh winter conditions and operation metro surge, staff agreed that a utilization study would produce inaccurate results. Therefore, only a parking analysis was conducted. The analysis concludes that, although the center does not have a parking surplus during its overall peak demand, there is a surplus during the fitness studio’s peak hours, which compliment, rather than compete with, the center overall. Therefore, the proposed change of use is not expected to have a negative impact on the parking demand. Also, although they do not count according to the Zoning Code, there are five on-street stalls adjacent to the center on the south side of 65th Street. Staff finds the analysis and its assumptions to be reasonable and that the proposal meets the intent of the Zoning Code to the extent practicable. Accordingly, staff recommends approval, subject to the conditions listed in the draft resolution, including the installation of bike racks to help off-set vehicle parking demand. ## RECOMMENDED ACTION Conduct and close a public hearing and by motion: Recommend approval of the conversion of 3,911 square foot tenant space from retail to fitness studio. ## HISTORICAL CONTEXT • The subject site was constructed as a shopping center in the 1940s. • The center is unique; the second and third story office space, which appears to have been added in the 1950s, is an early example of vertical mixed-use development in a suburban community. Page 7 of 47 • In 2013, a Conditional Use Permit (CUP) was approved for a 4,200 square foot Class I (full service) restaurant (El Tejaban). A professionally prepared parking utilization study at that time demonstrated that off-street parking supply exceeded the demand due to varying peak hours of the tenant mix. • In 2022, a CUP was approved for a Class III (fast food/convenience) restaurant (La Michoacana Tasty). Parking for food service users within shopping centers need not be calculated separately if certain conditions are met. Therefore, the parking study was not updated at that time. ## EQUITABLE OR STRATEGIC CONSIDERATIONS OR IMPACTS ## Equity Twenty-four-hour fitness facilities increase access (particularly for individuals with non- traditional work hours) which can help reduce disparities in physical activity levels. However, if the membership fees are too high, the gym may be inaccessible to lower- income community members, limiting the benefits to more affluent groups. ## Strategic Plan The Strategic Plan includes desired outcomes of a vibrant downtown and a diversified tax base. It is desirable to have a range of commercial uses and peak hours in downtown, to help maintain vibrancy. A 24-hour fitness center may bring new visitors into downtown, who may stay and support surrounding businesses. ## POLICIES (RESOLUTIONS, ORDINANCES, REGULATIONS, STATUTES, ETC.) ## Parking Based on zoning requirements of: • 10 stalls per 1,000 for the 4,200 sq. ft. restaurant, • 3.33 stalls per 1,000 for the 9,172 sq. ft. of upstairs office, and • 4 stalls per 1,000 for the rest of the 52,945 sq. ft. shopping center, 285 stalls are required. Applying the 10% reduction for being within a quarter mile of a frequently operating transit line lowers the total to 257. With 210 parking stalls provided, the site has a deficit of 47 stalls. The parking code distinguishes between “community” shopping centers (under 50,000 sq. ft., requiring 3.5 stalls per 1,000 sq. ft.) and “regional” centers (over 50,000 sq. ft., requiring 4 stalls per 1,000 sq. ft.). Since the size of the subject center (even without the restaurant and upstairs space) is over 50,000 sq. ft., the regional number applies. While codes do need to draw a line somewhere, the subject shopping center appears to serve the immediate community, rather than drawing clientele from the surrounding region. Therefore, it could be argued that 3.5 stalls per 1,000 is a more accurate application, which would result in a 22 stall deficit. The submitted parking analysis takes into consideration how the various businesses function throughout the day, including the hours of operation, and peak hours for each tenant. In short, because the peak hours of Anytime Fitness do not overlap with the overall peak hours of the rest of the center, Anytime Fitness is not expected to negatively impact the parking demand. Page 8 of 47 Finally, if parking becomes an issue, the business could structure its pricing to incentivize customers to visit during off-peak hours. ## Traffic The traffic generated by the change of use mimics the parking demand; as such, traffic is also not expected to be adversely impacted. ## Zoning Compliance Site Plan Approval is required in order to bring exterior improvements into conformance with current Zoning Code to the extent possible. The property currently has only one bike rack that does not meet code requirements for location or type. To reduce vehicle parking demand, staff recommends that the applicant install bicycle parking consistent with zoning requirements. Based on available information, this is 15 racks (30 bike parking “stalls”). Attached is a graphic that shows some areas where bike racks may fit, but an analysis must be done to determine how many can actually be installed given placement and clearance requirements. Also, given the limited space on site, staff recommends the applicant approach the City’s Public Works department, Hennepin County and/or Metro Transit in order to assess the possibility of locating bike racks within the public right-of-way. The shopping center is nonconforming in regard to more than just vehicle and bike parking. Most notably, in relation to impervious area and hard-surface setbacks. Both the circulation aisle on the east side and the parking stalls on the west side encroach onto the adjacent right-of-way. Unfortunately, there is no practical remedy for these longstanding non-conformities. ## Discretion Site plan approval must be granted if the proposal meets performance standards. The City’s discretion is limited to evaluating compliance with established criteria. ## CRITICAL TIMING ISSUES ## 60-DAY RULE: • Application deemed complete: March 16, 2026. • 60-day deadline: May 15, 2026. • A decision is required by this date, or the City must notify the applicant that it is extending the deadline (up to a maximum of 60 additional days or 120 days total). ## FINANCIAL IMPACT None; all required application fees have been paid. ## LEGAL CONSIDERATIONS • Notice of the public hearing was published in the Sun Current on April 16, 2026, and mailed to properties within 350 feet of the site. • Council consideration is scheduled for May 12, 2026. ## ALTERNATIVE RECOMMENDATION(S) Page 9 of 47 Recommend approval with additional and/or modified stipulations. Table the request until a parking utilization analysis has been conducted and the results provided. Recommend denial with findings that the proposal does not meet City requirements. ## ATTACHMENTS 1. 042726 - Anytime Fitness - SPA Reso 2. 042726 - Anytime Fitness - 6503 Nicollet Ave - Findings ## 3. Anytime Fitness Case Map ## 4. ATF Bike Parking Suggestions ## 5. Request for Review and Approval Letter_BaleoFitness ## 6. Floor Plan ## 7. Richfield Shoppes_Parking Analysis Page 10 of 47 ## RESOLUTION NO. ______ ## RESOLUTION APPROVING A SITE PLAN ## FOR 6503 NICOLLET AVENUE SOUTH WHEREAS, an application has been filed by Baleo Fitness with the City of Richfield which requests site plan approval for a change of use for a 3,911 square foot tenant space in the Richfield Shoppes North from retail (Xfinity store) to a 24-hour (Anytime) fitness studio, property legally described as follows: ## LOTS 1 THRU 15 INCLUSIVE EXCEPT THAT PART OF LOT 9 LYING ## SOUTH OF THE NORTH 49.00 FEET THEREOF AND EAST OF THE ## WEST 38.00 FEET OF SAID LOT 9 SUBJECT TO HIGHWAY. WHEREAS, the Zoning Code Section 544.13, Subd.9, states that an applicant may request a modification of the minimum required number of parking spaces by submitting a study of anticipated parking demand; and WHEREAS, the proposed site plan meets all other requirements necessary for granting site plan approval as specified in Zoning Code Section 547.13, Subd.8, as listed in the Required Finding Statement and as detailed in City Council Staff Report No.____; and WHEREAS, Zoning Code section 509.25, Subd.7, requires that non-conforming site improvements be upgraded to comply with current code to the extent practical; and WHEREAS, notice of the public hearing was mailed to properties within 350 feet of the subject property and published in the Sun Current newspaper on April 16, 2026; and, WHEREAS, the Planning Commission of the City of Richfield held a public hearing at its April 27, 2026, meeting and recommended approval of the proposed site plan; and WHEREAS, the City Council has fully considered the request for site plan approval; NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Richfield, Minnesota, as follows: 1. The City Council adopts as its Findings of Fact the WHEREAS clauses set forth above. 2. The City Council further adopts as its Findings of Fact the findings listed in the Required Findings Statement. Page 11 of 47 3. The proposed site plan is hereby approved subject to the following conditions: a. Separate sign permits are required. b. All required parking spaces must remain available and un-obstructed year- round; they may not be used for snow storage. c. The property owner is responsible for the ongoing maintenance of all exterior improvements in accordance with approved plans. d. The applicant is responsible for obtaining all required permits and compliance with all other City, County, and State regulations. Prior to the issuance of a building permit, the applicant shall: e. Provide final site plan with installation details, showing the location of 15 bike racks (30 bike parking stalls) for staff review and approval. Prior to the issuance of a Certificate of Occupancy, the applicant shall: f. Enter into an escrow agreement for outstanding items and provide a surety equal to 125% of the value of any exterior improvements not yet complete, per Zoning Code Section 547.17. Prior to the release of the surety: g. All exterior improvements shall be installed. h. All requirements of the escrow agreement shall be met. 4. This approval shall expire one year from issuance unless the use for which the permit was granted has commenced, substantial work has been completed or upon written request by the applicant, the Council extends the expiration date for an additional period, as required by the Zoning Ordinance, Section 547.13, Subd. 9. Adopted by the City Council of the City of Richfield, Minnesota this ___ day of May, 2026. ## Mary B. Supple, Mayor ## ATTEST: ## Michelle Friedrich, City Clerk Page 12 of 47 ## Required Findings ## Anytime Fitness / 6503 Nicollet Avenue South Site Plan Approval (Subsection 547.13) In evaluating a site plan, the Planning Commission and Council shall consider its compliance with the following: a) Consistency with the various elements and objectives of the City’s long range plans including, but not limited to, the Comprehensive Plan. • The proposed site is not included in any small area or other long-range plans separate from the Comp Plan. The use is consistent with the 2040 Comprehensive Plan. b) Consistency with the purposes of the Zoning Code. • The proposed use is allowed in the C-2 zoning district, however the parking does not meet the City’s current requirements. Zoning Code Section 544.13, Subd.9, states that an applicant may request a modification of the minimum required number of parking spaces by submitting a study of anticipated parking demand. The request is not a formal variance and therefore the variance review criteria do not apply. The analysis was done by a professional engineer with expertise in traffic and parking analysis, and was based on Institute of Transportation Engineering (ITE) parking research. The analysis indicates that, due to the off-set in peak hours of the various uses within the center, the anytime fitness will not have a negative impact on the parking demand. Therefore, staff finds that the proposed change of use is consistent with the purpose of the Zoning Code. c) Preservation of the site in its natural state, insofar as practicable, by minimizing tree and soil removal, and designing any grade changes so as to be in keeping with the general appearance of neighboring areas. • N/A; no external changes are proposed. d) Creation of a harmonious relationship of buildings and open spaces with the terrain and with existing and future buildings having a visual relationship to the proposed development. • The building is existing and no external changes are proposed. e) Creation of a functional and harmonious design for structures and site features including: i. Creation of an internal sense of order for the various functions and buildings on the site and provision of a desirable environment for occupants, visitors, and the general community; • The site layout is existing, no external changes are proposed. ii. Appropriateness of the amount and arrangement of open space and landscaping to the design and function of the development; • No changes to the site layout are proposed. iii. Appropriateness of the materials, textures, colors and details of construction as an expression of the design concept of the project and the compatibility of the same with the adjacent and neighboring structures and functions; • The building is existing with no changes. iv. Adequacy of vehicular, cycling and pedestrian circulation, including walkways, interior drives and parking, in terms of location and number of access points to the public streets, width of interior drives and access points, general interior circulation, separation of pedestrian, cycling and vehicular traffic and arrangement and amount of parking so as to be safe, convenient and, insofar as practicable, compatible with the design of proposed buildings, structures and neighboring properties. Page 13 of 47 • No external changes are proposed. However, the addition of bike racks will enhance the ease of biking to the shopping center, which will help to alleviate the parking demand. • The arrangement of access (both vehicular and non-vehicular) and parking is generally safe, convenient and compatible with surrounding properties. f) Creation of an energy-conserving design through design, location, orientation and elevation of structures, the use and location of glass in structures, and the use of landscape materials and site grading. • No external changes are proposed. g) Protection of adjacent and neighboring properties through reasonable provisions for such matters as surface water drainage, sound and sight buffers, preservation of views, light and air, and those aspects of design, not adequately covered by other regulations, which may have substantial effects on neighboring land uses. • No external changes are proposed. Page 14 of 47 Page 15 of 47 Requires ap- proval by Metro Transit. Need to main- tain 6 foot wide ped path. Expand curb to maximize space. Would need to remove boulders. Also requires permit from City for ROW fea- ture. Slight risk of removal without com- pensation if City ever needs to do any work in this area in the future. Requires ap- proval by ## Hennepin ## County Page 16 of 47 ## Request for Review and Approval ## Anytime Fitness Relocation to Richfield Shoppes ## Dear City of Richfield Planning Staff, My name is John Christopher, and I am the CEO of Baleo Fitness, an Anytime Fitness franchise operator. We currently operate 13 Anytime Fitness clubs across the Twin Cities, and we take pride in creating community-based coaching gyms that support the health and wellness of the neighborhoods we serve. We are submitting this application in connection with the relocation of our existing Richfield Anytime Fitness location. Unfortunately, the lease for our current club located in the Richfield Target Plaza will be ending on June 1, which would otherwise leave approximately 700 local members without a home gym and disrupt the jobs of our local team. Our goal is to relocate the club to Suite 6503 within Richfield Shoppes, a space previously occupied by Xfinity. The proposal involves no expansion of the building, no parking variance and no changes to the site, simply the replacement of an existing tenant within the shopping center. We are hopeful to move this process forward as efficiently as possible so we can open the new location by June 1 and provide continuity for both our members and our team. Maintaining that continuity is extremely important to us and to the community we serve. We appreciate your time and consideration and look forward to working with the City of Richfield throughout the review process. Warm regards, ## John Christopher ## CEO ## Baleo Fitness ## Anytime Fitness Operator Page 17 of 47 ## F5F15 ## PR-1/PR-4 ## PR-1\PR-4 ## PR-1 ## PR-2 ## PR-2 ## PR-3 ## PR-3 ## PR-4 ## PR-4 ## PR-5 ## F10 ## E ## E31 ## STANDARDSINGLE AC WALL ## PLUG REQ. NEAR ## TURF ## APPROX ## 648 SF 3'-8" ## RUBBER ## APPROX ## 1496 SF 125'-4 1/4" ## V.I.F. 24'-8 1/2" ## V.I.F. ## GUEST ## LOBBY ## CARDIO ## FUNCTIONAL ## TRAINING ## FREE ## WEIGHTS ## STRENGTH 6'-0" ## HOLD 9'-0" ## HOLD 9'-6" ## HOLD ## F10 7'-0" ## HOLD 1'-9" ## HOLD 8'-6" ## HOLD 4'-0" ## HOLD ## MEMBER ## LOBBY ## OFFICE 20'-5 1/2" ## V.I.F. 9'-0" ## HOLD 5'-3 3/4" ## HOLD 9'-10 3/4" ## HOLD 2'-10" ## HOLD 4'-0" ## HOLD 2'-10" ## HOLD 20'-3 1/4" ## HOLD ## PR-1/PR-4 10'-9" ## HOLD ## REST ## ROOM ## REST ## ROOM ## STOR./ ## UTIL. ## STOR./ ## UTIL. ## STORAGE ## HALL ## PR-1\PR-4 ## LVT ## LVT ## LVT ## LVT ## TILE ## SC ## SC ## SC ## TILE ## LVT 19'-8 1/2" ## V.I.F. 6" ## HOLD ## PR-1 ## PR-1 ## PR-1 ## PR-1 ## PR-1 ## PR-1 ## PR-1 ## PR-1 ## PR-2 ## PR-2 ## PR-2 ## PR-2 ## PR-2 ## PR-2 ## PR-1 ## PR-1 ## PR-1 ## PR-1 ## PR-1 ## PR-1 ## PR-3 ## PR-3 ## PR-3 ## PR-3 ## PR-4 ## PR-5 ## E 11'-7 3/4" ## HOLD 10'-5 1/2" ## V.I.F. ## PV ## C ## D 5'-0" ## HOLD ## F4 ## F7 ## F8 ## F9; F9-A ## F12 ## F13 ## F16 ## F18F21 ## F19 ## F6 ## F3 ## SOFFIT ## PR-1 ## MEMBER ## & GUEST ## DOOR ## NO WORKNO PAINT ## F18F22 ## F17 ## NO WORKNO PAINT ## F18F21 ## F18F21 ## F22 ## F22 ## F22 ## F19 ## S2 ## S1 ## W5 ## S3 ## S4 ## S5 ## S9 ## S10 ## S11 ## S8 3'-0" ## HOLD ## F22 ## PROJECT LOCATION: ## DESIGN SCHEME: ## DESIGN MANUAL - ## REV: DESCRIPTION: - ## COMPLIANCE ## DRAWING ## FLOOR PLAN ## DATE: Square footage shown is a graphic representation based on the data received and may vary from the square footage as defined in the lease. ## RUBBER ## CARPET ## OTHER FLOORING AS NOTED ## FINISH FLOOR KEY: ## TURF ## KEYED NOTES: REFER TO DESIGN COMPLIANCE PACKET (DCP) FOR CONSTRUCTION DETAILS & ADDITIONAL INFORMATION; **CROSSED OUT NOTES ARE NOT USED IN THIS PROJECT** ## NEW CLUB ## COMMONLY USED ABBREVIATIONSCA = CARPET FLOOR ## TILE = CERAMIC TILE FLOOR ## LVT = LUXURY VINYL TILE FLOORRF = RUBBER FLOOR ## TURF = ECORE TURF FLOOR ## LVP = LUXURY VINYL PLANK FLOOR ## STC = STAINED CONCRETE FLOORSC = SEALED CONCRETE FLOOR ## X = EXISTING FLOORING TO REMAIN ## PR-1 - PR-10 = WALL PAINT COLORPV - PROVISION EQUIPMENT ## DRAWING KEY: = ## EXISTING WALL = ## NEW WALL = ## DEMO WALL ## E ## A = ## EXISTING DOOR = ## EXISTING DOOR; ## MAY NOT BE REQUIRED = ## NEW DOOR = ## DEMO DOOR = ## FLOOR TRANSITION ## PR-2PR-3 ## PR-4 ## PAINT SCHEDULE ## PR-1 ## PR-5 ## PR-7 ## PR-8 ## PR-9 ## PR-10 ## SW 9161 ## Dustblu ## SW 7076 ## Cyberspace ## New AF Purple (Custom) ## SW 7649 ## Silverplate ## SW 7662 ## Evening Shadow ## B42W00082 White (Ceiling) ## SW 7006 ## Extra White ## SW 9162 ## African Gray ## SW 7005 ## Pure White ## KEY ## PAINT NUMBER AND NAME ## KEY ## PAINT NUMBER AND NAME ## RICHFIELD, MN AF3192 - APPROX. SF 3,482 ## 6401 RICHFIELD PKWY, RICHFIELD, MN 55423 ## REAL AF ## REAL AF ## ORIG. LAYOUT DATE ## LAYOUT VALID UNTIL 02/24/2026 08/24/2026 ## 1st Time FZ: ## Yes ## No ## X ## NOTE : This layout/design was created utilizing existing condition/as-builtinformation supplied by the Franchisee and/or their consultant. This document is not intended for permitting or construction. The franchisee is responsible to contract with a licensed architect, a.k.a. Architect of Record (AOR), to create code compliant construction drawings, based on this design. Verify alldimensions in field and notify the AOR ofany discrepancies prior to startingconstruction. GENERAL NOTES: 1. Interior door & window frames (excluding storefront) to be painted to match the adjacent wall color. 2. All electrical and low voltage wiring to include MyZone and HDMI cables to be run in wall - no exposed conduit or cables allowed. 3. ## All new gyp. bd. walls need a level 4 finish before applying paint & otherfinish materials. No textured walls allowed. 4. ## All new wall receptacles & switches to have gray devices & cover plates. 5. No outlets, switches, thermostats, emergency lights or other devices to be located on branded walls/elements:member lobby feature wall, face of office, lightbox wall, AF training stationand shall be placed as directed on thecompliance drawing when specificallyshown. 6. Vinyl wall graphics cannot be installed on textured walls. Painted walls receiving graphics must cure for 14 days before the graphics are applied. 7. Wall mounted devices cannot encroach on wall graphics and signage, lights,alarms, cameras, etc. 8. Owner responsible to ensure club meets all applicable requirements and codes. 9. Minimum allowable ceiling height for main club area is 10'-0"; ceiling must be white. 10. Gyp. bd. ceilings are required in all restrooms & tanning rooms. If walls extend to deck, a vinyl wrappedacoustical ceiling system can be used. 11. Contractor and owner are responsible for verifying existing conditions. This layout is for reference only. ## Provide the ## Permit ## Approved ## Construction ## Document set to vendors to ensure the most accurate proposals. ## Verify all measurements & quantities received on proposals. ## INTERIOR SIGNAGE & GRAPHICS S1. LIGHTBOX FEATURE WALL & GRAPHICS2. LIT/NON-LIT MONOGRAM SIGNS3. OFFICE LOGO SIGNS4. CUBBY SIGNSS5. ERASE BOARD & DOC HOLDERSS6. COACHING ROOM GRAPHICS7. COACHING ROOM POSTERS/HOLDERSS8. TRAINING STATION GRAPHICS9. AF FREE WEIGHT MONOGRAMS10. YOU'VE GOT THIS GRAPHICS11. MUSCLE GRAPHICS12. AF GRAPHICS13. RECOVERY POSTERS14. RECOVERY DOOR GRAPHIC ## FIXTURES, FURNISHINGS & EQUIPMENT F1. GUEST LOBBY DECORATIVE LIGHTINGF2. SCREEN WALLF3. GUEST WAIVER STANDF4. FRAMELESS OFFICE WINDOWF5. PRINTER STAND - OPTIONALF6. OFFICE DESK & CHAIRSF7. FULL GLASS DOOR REQUIREDF8. MEMBER LOBBY FEATURE WALL & DISPLAY PANELF9. CUBBIES/CUBBY LEGSF9A. RIVER ROCK BOOT TRAY OR MAT BOOT TRAYF10. GUEST/MEMBER LOBBY BENCHF11. MEMBER LOBBY DECORATIVE LIGHTING ## FIXTURES, FURNISHINGS & EQUIPMENT CONTINUED F12. INTENTIONAL BUMP OUT FOR PAINT CHANGE - REQUIREDF13. LOCATION OF EMERGENCY PHONE/EQUIP; 2'-6" MIN. - REQUIREDF14. COACHING TABLE & CHAIRSF15. EVOLTF16. AF TRAINING COMMUNICATION TELEVISION/SF17. AF TRAINING STATION TABLE, CHAIRS, & TVF18. LINE INDICATES RECOMMENDED LOCATION OF MIRRORSF19. RUN ELECTRICAL FOR CARDIO ALONG STOREFRONT OR IN WALLF20. LINE INDICATES TO RUN ELECTRICAL FOR SECOND ROW OF CARDIOF21. FREE WEIGHT WALL PROTECTION (UNDER MIRROR)- RECOMMENDEDF22. OTHER WALL PROTECTION - RECOMMENDEDF23. RECOVERY FURNITUREE31: HYPERICE PERCUSSION THERAPY - REQUIRED ## ADDRESS: Page 18 of 47 ## PREPARED BY: ## PREPARED FOR: ## Baleo Fitness ## Chicago, Illinois ## PARKING ANALYSIS ## Richfield Shoppes ## Richfield, MN ## MARCH 11, 2026 Page 19 of 47 ## Parking Analysis ## Richfield Shoppes ## Richfield, Minnesota ## Prepared For: ## Crys Peyton ## Baleo Fitness ## 2136 W Schiller St., Unit 3, ## Chicago, IL 60622 803-236-7628 ## Prepared By: Brandi Swanson, P.E. ## Westwood Professional Services ## 12701 Whitewater Drive, Suite 300 ## Minnetonka, MN 55343 (952) 937-5150 “I certify that this Parking Analysis has been prepared by me or under my immediate supervision and that I have experience and training in the field of traffic and transportation engineering.” _________________________________________ 3/11/2026 Minnesota Professional Engineering License 64424 Exp: 6/30/2026 ## Project Number: R0077789.00 Date: March 11, 2026 Page 20 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 i | Confidential and Proprietary. TBPLS Firm #10074302 ## Revision Notes ## Rev No. ## Issue Date Prepared by Reviewed by Description ## 0 2/11/2026 BNS CRF Initial Submittal ## 1 2/13/2026 BNS CRF Modification of Leasable Area ## 2 3/11/2026 BNS CRF City Comments Page 21 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 ii | Confidential and Proprietary. TBPLS Firm #10074302 ## Table of Contents 1.0 Executive Summary ..................................................................................... 3 2.0 Background ................................................................................................. 4 2.0 Roadway Data ......................................................................................................................................................... 4 2.2 Land Use Data ......................................................................................................................................................... 4 3.0 Shared Parking Analysis ............................................................................... 7 3.1 City of Richfield Zoning Code .................................................................................................................................. 9 3.2 ITE Parking Generation ......................................................................................................................................... 10 4.0 Conclusion .................................................................................................. 13 ## Tables Table 2.1: Roadway Data ....................................................................................................... 4 Table 2.2: Richfield Shoppes Land Use ................................................................................. 6 Table 3.1: Richfield Shoppes Hours of Operation ................................................................. 8 Table 3.2: City Parking Requirements Assuming Full Occupancy ....................................... 11 Table 3.3: ITE Parking Generation Assuming Full Occupancy ............................................ 11 ## Figures Figure 1 – Site Location ........................................................................................................ 4 Figure 2 – Parking Stall Count ............................................................................................ 12 ## Appendices Appendix A: City of Richfield, MN Zoning Code Section 544 Page 22 of 47 ## Parking Analysis| Richfield Shoppes March 11, 2026 3 | Confidential and Proprietary. TBPLS Firm #10074302 ## 1.0 Executive Summary Westwood Professional Services, Inc. (Westwood) has been retained by Baleo Fitness to prepare a Parking Analysis for the Richfield Shoppes located at the northeast quadrant of the intersection of E 66 th Street and Nicollet Avenue in Richfield, MN. The Richfield Shoppes project includes Anytime Fitness replacing an existing unit within Richfield Shoppes. This report includes an analysis of the existing parking needs for Richfield Shoppes. This analysis was conducted utilizing the Institute of Transportation Engineering (ITE) Parking Generation Manual, 6th Generation and following the City of Richfield Zoning Codes. ## FINDING: The existing Richfield Shoppes does not meet the minimum parking demand as defined by ITE rates or minimum parking demand as defined by the City of Richfield Zoning Code when analyzing for full occupancy. The Richfield Shoppes Peak Hour from 1:00 pm – 2:00 pm demands more parking stalls than the 210 stalls currently available for both ITE and City code when analyzing for full occupancy. Richfield Shoppes Peak Hour (1:00 – 2:00 pm) Parking Stall Demand ## Method Peak Hour Demand Deficit ## City Code 255 45 Stalls ITE 211 1 Stall ## FINDING: The proposed Anytime Fitness has a weekday peak hour of 5:00 pm – 6:00 pm. During this peak hour, Richfield Shoppes has a surplus of parking stalls when including the Anytime Fitness and using City and ITE rates. Since the peak hour of Anytime Fitness does not overlap with the overall peak hour of the development, Anytime Fitness is not expected to negatively impact the parking demand at Richfield Shoppes. Anytime Fitness Peak Hour (5:00 – 6:00 pm) Parking Stall Demand ## Method Peak Hour Demand Surplus ## City Code 200 10 Stalls ITE 177 33 Stalls ## FINDING: Anytime Fitness does not change the parking demand for Richfield Shoppes at full occupancy compared to the previous Xfinity store. Page 23 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 4 | Confidential and Proprietary. TBPLS Firm #10074302 2.0 Background The project site is located at the northeast quadrant of the intersection of E 66 th ## Street and Nicollet Avenue. The project is located south and east of IH-35W in Richfield, Minnesota. See Figure 1 for the site location. ## Figure 1 – Site Location ## Source: Bing Maps ## 2.0 Roadway Data Roadway data is as follows: ## Table 2.1: Roadway Data ## Roadway Classification 1 ## Speed Limit 2 ## AADT 3 ## Bike Lane 4 ## Transit Route 5 ## E 66th St. Minor Reliever 35 mph 13,323 Offset Bus ## Nicollet Ave. Minor Augmentor 35 mph 8,577 On Roadway Bus (1) Source: MNDOT Functional Classification System Map: Twin Cities Metropolitan Area 2025. (2) Source: Google street view (3) AADT = Annual Average Daily Traffic. Source: MNDOT Traffic Mapping Application for 2024 counts. (4) Source: City of Richfield Bicycle Map – August 2025 Update (5) Source: Twin Cities Metropolitan Area Transit System Map Effective 10/6/25. ## 2.2 Land Use Data The existing Richfield Shoppes is a mixed-use development consisting of approximately 57,145 SF of retail and 9,172 SF of second and third floor office space. Currently, approximately 8,000 SF of retail and 3,200 SF of second and third floor office space is vacant. The site also contains a Dairy Queen restaurant in a separate building located in the southeast corner of the property that provides “walk-up” window service and does not have indoor customer seating areas. The proposed Anytime Fitness is looking to move into 6503 Nicollet Avenue, which was most recently occupied by Xfinity within Richfield Shoppes. The space is 3,911 SF. ## 2.2.1 Richfield Zoning Code Subsection 544.13 of the Richfield Zoning Code discusses vehicle parking requirements for off- street parking (Appendix A). The number of parking stalls required is categorized by different ## Site Location Page 24 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 5 | Confidential and Proprietary. TBPLS Firm #10074302 land uses. Per discussion with the City of Richfield, the first floor of Richfield Shoppes should be considered the shopping center, while the second and third floor should be considered office space. Within Subsection 544.13 Subd. 6, parking requirements are separated by subcategories for Office, Shopping Center, and Restaurants. The main floor of Richfield Center is classified as Shopping Center – Regional (over 50,000 SF), with the exception of one restaurant. The restaurant does not meet the requirements described by the City Zoning Code to be included in the Shopping Center land use and is therefore classified as Class I & II Restaurants. The Dairy Queen is included within the Shopping Center. The second and third floor of Richfield Shoppes is classified as Office – Floor Area of Less than 50,000 Square Feet. See Table 2.2 for a summary of the land use. ## 2.2.2 ITE Land Use Code ITE describes the Land Use Code (LUC) 821 – Shopping Plaza (40-150k) as “an integrated group of commercial establishments planned, developed, owned, and managed as a unit.” The land use has a subcategory of including or not including a supermarket and “common tenants include office space, a movie theater, restaurants, a post office, banks, a health club, and recreational facilities.” The first, second, and third floors of Richfield Shoppes will be classified as LUC 821 – Shopping Plaza (40-150k) – Without Supermarket. ITE describes LUC 933 – Fast-Food Restaurant without Drive-Through Window as including “any fast-food restaurant without a drive-through window” and the “limited-service eating establishments do not offer table service.” The Dairy Queen will be classified as LUC 933 – Fast- Food Restaurant without Drive-Through Window. See Table 2.2 for a summary of the land use. ## 2.2.3 Land Use Data Summary The land uses and associated addresses for Richfield Shoppes described in Section 2.2.1, Section 2.2.2 are summarized in Table 2.2. Business names, square footage, and hours of operation were provided by Mid-America Real Estate – Minnesota, LLC. Page 25 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 6 | Confidential and Proprietary. TBPLS Firm #10074302 ## Table 2.2: Richfield Shoppes Land Use ## Suite # Business ## Gross ## Area ## ITE Land ## Use 1 ## City Land ## Use 1 ## Hours of Operation 2 ## 6501 Aqua Coin Laundromat 3,113 SF 821 SC 24 Hours ## 6503 Anytime Fitness 3,911 SF 821 ## SC 24 Hours ## 6505 National Cremation Society 2,200 SF 821 ## SC 24 Hours ## 6507 H&R Block 2,239 SF 821 ## SC 9:00 AM - 8:00 PM ## 6509 Gift Jewelers 1,937 SF 821 ## SC 1:00 PM - 7:00 PM ## 6511 AVAILABLE 2,600 SF 821 ## SC 8:00 AM - 5:00 PM ## 6515 Rong Market 7,304 SF 821 ## SC 9:00 AM - 8:00 PM ## 6517 New Life Family Services 4,796 SF 821 ## SC 9:00 AM - 5:00 PM ## 6519 El Tejaban Mexican Restaurant 4,200 SF 821 ## R1&2 7:00 AM - 2:00 PM ## 6521 Atlas Staffing 2,890 SF 821 ## SC 6:00 AM - 5:00 PM ## 6523 AVAILABLE 2,350 SF 821 ## SC 8:00 AM - 5:00 PM ## 6525 Boost Mobile 1,465 SF 821 ## SC 10:00 AM - 8:00 PM ## 6527 American Pie 1,895 SF ## 821 SC ## 10:00 AM - 2:00 AM ## 6533 Auto Zone 7,134 SF ## 821 SC ## 8:00 AM - 9:00 PM ## 6535 AVAILABLE 3,050 SF ## 821 SC ## 8:00 AM - 5:00 PM ## 4 La Michoacana Tasty 2,816 SF ## 821 SC ## 10:00 AM - 10:00 PM ## 8 Mary's Glamour Salon 1,276 SF ## 821 SC ## 9:00 AM - 8:00 PM 10 Subway 759 SF ## 821 SC ## 9:00 AM - 8:00 PM ## 12 V Spa Nails 1,210 SF ## 821 SC ## 10:00 AM - 7:30 PM 16 Dairy Queen 1,000 SF 933 ## SC ## 11:00 AM - 9:00 PM ## 201 State Farm 1,998 SF 821 Office 9:00 AM - 5:00 PM ## 202 AVAILABLE 993 SF 821 ## Office ## 8:00 AM ## - 5:00 PM ## 205 AVAILABLE 1,595 SF 821 ## Office ## 8:00 AM ## - 5:00 PM ## 300 AVAILABLE 678 SF 821 ## Office ## 8:00 AM ## - 5:00 PM ## 301 City Traveler 2,090 SF 821 Office 9:00 AM - 5:00 PM ## 303 Murdoch Orthodontics 1,818 SF 821 Office 7:30 AM - 4:00 PM (1) See below for the explanation of Land Use 821 ITE LUC 821 – Shopping Plaza (40-150k) – Without Supermarket 933 ITE LUC 933 – Fast Food Restaurant without Drive-Through Window SC City of Richfield Zoning Code Shopping Center – Regional (50,000 SF or More) R1&2 City of Richfield Zoning Code Class I & II Restaurants Office City of Richfield Zoning Code Office – Floor Area of Less than 50,000 Square Feet (2) Hours of Operation are anticipated to be 8:00 am – 5:00 PM for AVAILABLE suites. Page 26 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 7 | Confidential and Proprietary. TBPLS Firm #10074302 ## 3.0 Shared Parking Analysis A Shared Parking Analysis should be conducted when a site has a mixture of different land uses to determine if the peak parking demands for the various on-site land uses conflict or complement each other. Shared parking occurs when the same parking area services two or more land uses without conflict. The success of shared parking relies on the variations of parking demands between the site’s individual land uses, as well as the relationships between the individual land uses that allow motorists to visit more than one land use during a single visit to the site and/or visit different land uses at different times of the day. Baleo Fitness provided one year of data for visits to their existing Richfield location. The weekday peak hours for their existing location were calculated to be 6:00 am – 7:00 am and 5:00 pm – 6:00 pm, with the highest visits seen on Tuesday. The weekend peak hour is 9:00 – 10:00 am, where Saturday is more popular than Sunday. Table 3.1 below shows a time chart for the hours of operation for each business in Richfield Shoppes. ITE provides time-of-day parking distributions for certain land uses, which is utilized within this report to anticipate the peak hour of each land use. Understanding the time-of-day parking demand distribution will help to determine if the peak parking demand of the proposed Anytime Fitness overlaps with the peak parking demand of the existing shopping center. The time-of-day distribution for Richfield Shoppes’ parking demand was determined by applying the most appropriate ITE parking time-of-day distribution to the land uses associated with the city’s parking requirements. Page 27 of 47 ## Parking Analysis| ## Richfield Shoppes March 11, 2026 8 | Confidential and Proprietary. ## TBPLS Firm #10074302 ## Table 3.1: Richfield Shoppes Hours of Operation Suite # ## 12 AM ## 1 AM ## 2 AM ## 3 AM ## 4 AM ## 5 AM ## 6 AM ## 7 AM ## 8 AM ## 9 AM ## 10 AM ## 11 AM ## 12 PM ## 1 PM ## 2 PM ## 3 PM ## 4 PM ## 5 PM ## 6 PM ## 7 PM ## 8 PM ## 9 PM ## 10 PM ## 11 PM 6501 6503 6505 6507 6509 6511 6515 6517 6519 6521 6523 6525 6527 6533 6535 4 8 10 12 16 201 202 205 300 301 303 ## Hours of Operation are Assumed ## Hour of Operation Provided by Mid-America Real Est ate – Minnesota, LLC. ## Anytime Fitness Peak Hours Page 28 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 9 | Confidential and Proprietary. TBPLS Firm #10074302 ## 3.1 City of Richfield Zoning Code Richfield, Minnesota’s Zoning Code includes parking standards in Subsection 544.13 and can be found in Appendix A. Parking rates were calculated for the land uses described in Section 2.2.1. The off-street parking requirements for Shopping Center, Class I & II Restaurants, and Office are prescribed within the zoning code. It should be noted that the City Zoning Code allows for a decrease in 10% of the parking required when the location is in close proximity to an active transit line. The reduction applies to this development. The parking demand was then applied to the most appropriate ITE time-of-day parking distributions to calculate the parking demand of the entire parking lot: Shopping Center utilized ITE LUC 820 – Shopping Center, Class I & II Restaurants utilized ITE LUC 932 – High-Turnover (Sit Down) Restaurant, and Office utilized ITE LUC 710 – General Office Building. Table 3.2 shows the parking demand based on the City of Richfield’s Zoning Code, the demand parking of Richfield Shoppes throughout the day, and the stall surplus/deficit for each hour. ## Parking Demand Based on City Zoning Code, Richfield Shoppes has a demand of 261 parking stalls. Richfield Shoppes currently has 210 parking stalls (Figure 2). ## Parking Lot Surplus/Deficit When breaking out the development by land use and associated peak hour: • the peak parking demand of Richfield Shoppes at full occupancy is 1:00 pm – 2:00 pm at 255 stalls, with a deficit of 45 stalls • the parking demand for the peak hour of Anytime Fitness, from 5:00 pm – 6:00 pm is 200 stalls, which is a 10-stall surplus. Page 29 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 10 | Confidential and Proprietary. TBPLS Firm #10074302 ## 3.2 ITE Parking Generation ITE Parking Generation rates were utilized for the two land uses described in Section 2.2.2, and the demand was applied to the ITE time-of-day parking distributions to calculate the parking demand of the entire lot: ITE LUC 821 – Shopping Plaza utilized ITE LUC 820 – Shopping Center as there is not available time-of-day data for ITE LUC 821, ITE LUC 933 – Fast-Food Restaurant without Drive-Through Window utilized ITE LUC 934 – Fast-Food Restaurant with Drive- Through Window as there is not available time-of-day data for ITE LUC 933. Table 3.3 shows the parking demand calculated based on ITE resources, the parking demand of Richfield Shoppes throughout the day, and the stall surplus/deficit for each hour. The peak parking demand of Richfield Shoppes at full occupancy is 1:00 pm – 2:00 pm and does not conflict with the peak hour of Anytime Fitness from 5:00 pm – 6:00 pm. ## Parking Demand Utilizing ITE Parking Generation rates, Richfield Shoppes has a demand of 212 parking stalls. Richfield Shoppes currently has 210 parking stalls (Figure 2). ## Parking Lot Surplus/Deficit When breaking out the development by land use and associated peak hour: • the peak parking demand of Richfield Shoppes at full occupancy is 1:00 pm – 2:00 pm at 211 stalls, with a deficit of 1 stall. • the parking demand for the peak hour of Anytime Fitness, from 5:00 pm – 6:00 pm is 177 stalls, which is a 33-stall surplus. Page 30 of 47 ## Parking Analysis| ## Richfield Shoppes March 11, 2026 11 | Confidential and Proprietary. ## TBPLS Firm #10074302 ## Table 3.2: City Parking Requirements Assuming Full ## Occupancy ## Land Use ## Area ## Existing ## Parking ## Stalls ## City Requirements ## Hourly Shared Parking Demand Base ## d on ITE Standards Average Weekday ## Rate ## Peak Parking ## Demand 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 ## AM AM AM AM AM AM ## PM PM PM PM ## PM PM PM PM PM PM ## Shopping Center – Regional (50,000 SF or More) 53,7 ## 05 SF 210 4 per 1,000 SF 215 - 32 69 116 153 213 215 194 178 174 181 185 172 135 90 32 ## Class I & II Restaurant ## 4,200 SF 10 per 1,000 SF 42 - - - 11 18 40 40 20 16 16 26 42 42 36 21 12 ## Office (Floor Area Less than 50,000 SF) ## 9,172 SF 1 per 275 SF 33 4 16 29 33 33 28 28 31 28 28 15 7 4 - - - ## 10% Reduction for Close Proximity to Active Transit ## Line 10% Reduction -29 0 -5 -10 -16 -20 -28 -28 -25 -22 -22 -22 -23 -22 -17 -11 -4 ## Totals 210 ## Per City Requirements 261 ## Total Shared Parking Demand 4 43 88 144 184 253 255 220 200 196 200 211 196 154 100 40 ## Total Shared Supply 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 ## Total Shared Parking Surplus/ (Deficit) 206 167 122 66 26 (43) (45) (10) 10 14 10 (1) 14 56 110 170 = Represents the peak parking demand hour of the ## Richfield Shoppes = Represents the peak hour of Anytime Fitness ## Table 3.3: ITE Parking Generation Assuming Full Occ upancy ## Land Use ## Area ## Existing ## Parking ## Stalls ## ITE Parking Demand ## Hourly Shared Parking Demand Bas ## ed on ITE Standards Average Weekday ## Rate ## Peak Parking ## Demand 7 8 9 10 11 12 1 2 3 4 5 6 7 8 9 10 ## AM AM AM AM AM AM ## PM PM PM PM ## PM PM PM PM PM PM 821 - Shopping Plaza (40-150k) - No Supermarket 66, ## 317 SF 210 3.11 per 1,000 SF 206 - 31 66 111 146 204 206 185 171 167 173 177 165 130 87 31 ## 933 - Fast-Food Restaurant without Drive-Through Wi ndow ## 760 SF 7.54 per 1,000 SF 6 - - - 2 4 6 5 3 3 3 4 4 1 - - - ## Totals 210 ## Per ITE Parking Demand 212 ## Total Shared Parking Demand 0 31 66 113 150 210 211 188 174 170 177 181 166 130 87 31 ## Total Shared Supply 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 210 ## Total Shared Parking Surplus/ (Deficit) 210 179 144 97 60 0 (1) 22 36 40 33 29 44 80 123 179 = Represents the peak parking demand hour of the ## Richfield Shoppes = Represents the peak hour of Anytime Fitness Page 31 of 47 9 12 8 9 7 16 29 12 8 6 7 10 7 5 4 4 13 12 2 1 15 14 ## Date: ## Page: ## As-Built Drawing: ## Drawn: ## Checked: ## Designed: ## BNS ## BNS ## Revisions: ## 0DATEINITIAL SUBMITTAL Prepared for: ## Richfield, MN ## N:\0077789.00\05 Service Groups\Traffic_Transportation\Parking Analysis - CO1\DWG\Parking Count.dwg 2026-03-04 ## Richfield ## Shoppes Figure 2 ## Parking Stall Count 11 ## LEGEND ## RICHFIELD SHOPPES Phone  :hLWeZaWer 'rLYe 6XLWe  Fax 0LnneWonNa 01  Toll Free  :eVWZooG ProIeVVLonal 6erYLFeV ,nF ## ZeVWZooGSVFoP ## PARKING STALL COUNT ## STREET FACING ## BEHIND BUILDING ## SHOPPING CENTER TOTAL ## CRF ## BALEO ## FITNESS, INC. 163 47 210 12 Page 32 of 47 ## Parking Analysis| Richfield Shoppes March 11, 2026 13 | Confidential and Proprietary. TBPLS Firm #10074302 4.0 Conclusion Westwood Professional Services, Inc. (Westwood) has been retained by Baleo Fitness to prepare a Parking Analysis for the Richfield Shoppes located at the northeast quadrant of the intersection of E 66 th Street and Nicollet Avenue in Richfield, MN. The Richfield Shoppes project includes Anytime Fitness replacing an existing unit within Richfield Shoppes. This report includes an analysis of the existing parking needs for Richfield Shoppes. This analysis was conducted utilizing the Institute of Transportation Engineering (ITE) Parking Generation Manual, 6th Generation and following the City of Richfield Zoning Codes. ## FINDING: The existing Richfield Shoppes does not meet the minimum parking demand as defined by ITE rates or minimum parking demand as defined by the City of Richfield Zoning Code when analyzing for full occupancy. The Richfield Shoppes Peak Hour from 1:00 pm – 2:00 pm demands more parking stalls than the 210 stalls currently available for both ITE and City code when analyzing for full occupancy. Richfield Shoppes Peak Hour (1:00 – 2:00 pm) Parking Stall Demand ## Method Peak Hour Demand Deficit ## City Code 255 45 Stalls ITE 211 1 Stall ## FINDING: The proposed Anytime Fitness has a weekday peak hour of 5:00 pm – 6:00 pm. During this peak hour, Richfield Shoppes has a surplus of parking stalls when including the Anytime Fitness and using City and ITE rates. Since the peak hour of Anytime Fitness does not overlap with the overall peak hour of the development, Anytime Fitness is not expected to negatively impact the parking demand at Richfield Shoppes. Anytime Fitness Peak Hour (5:00 – 6:00 pm) Parking Stall Demand ## Method Peak Hour Demand Surplus ## City Code 200 10 Stalls ITE 177 33 Stalls Page 33 of 47 Parking Analysis| Richfield Shoppes March 11, 2026 ## Appendices | Confidential and Proprietary. TBPLS Firm #10074302 ## Appendix A ## City of Richfield, MN Zoning Code Section 544 Page 34 of 47 Page 35 of 47 Page 36 of 47 Page 37 of 47 Page 38 of 47 Page 39 of 47 Page 40 of 47 Page 41 of 47 Page 42 of 47 Page 43 of 47 Page 44 of 47 Page 45 of 47 Page 46 of 47 Page 47 of 47