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Plans - 4165 Shoreline Drive - 11/2/2022 THE YACHT CLUB HOTEL Project Narrative Yachtzee Holdings, LLC and The Yacht Club Hotel, LLC are on a mission to encourage people to slow down and spend time with the people they love.We are excited to create space for people to enjoy on the shores of Lake Minnetonka. Our intention is to convert the underutilized, landmark commercial building located at 4165 Shoreline Drive into a boutique hotel, restaurant, and marina.The site boasts many natural features including a sandy south-facing beach, sunset views over Spring Park Bay, and Lake Minnetonka's oldest living resident, a 200-year-old oak tree. It really is the perfect site for Lake Minnetonka's only direct lakefront hotel and is sure to become a destination location in Spring Park. Team Our team is led by Kelly Olsen and Annie Tursi. Kelly's career in real estate development spans over twenty years, in both residential and commercial. She has successfully tackled projects ranging from four million to ten million dollars. Olsen's recent project involved working closely with the City of Excelsior to successfully transform a historic 1858 Victorian home in Excelsior, into a modern-day vacation rental and event venue. Annie Tursi grew up in Excelsior and has a passion for all things Lake Minnetonka.She has worked for two decades as a successful venture capitalist and business operator. Most recently she was an executive at Great Clips, Inc. where she led their app development and digital marketing teams.Annie and Kelly are excited to bring their business expertise along with their passion for creating community and connection to this incredible space. We have selected the award-winning team at Doran Companies to do the architecture, design and construction for the renovation. Doran is led by CEO Anne Barhendt, a resident of Deephaven who shares our love of Lake Minnetonka.John Ferrier, President of Architecture at Doran, is leading the design. He has over 28 years of experience in leading architecture projects, including numerous hotels. President of Special Projects at Doran, Brent Lindstrom, is the general contractor. Brent has over 25 years of construction experience, including experience in hospitality. We are thrilled to have this team of experts leading us through the renovation of the historic Yacht Club. Conditional Use Permits Together with the City of Spring Park, our team seeks to bring the first lakeside hotel to Lake Minnetonka in over one hundred years, as well as a lakeside restaurant. A historic legacy that will be shared by all involved. To achieve these goals, we applied for and received an amendment to the C-4 zoning district in August 2022. We are now applying for Conditional Use Permits. We have worked closely with city staff to obtain the necessary plans and meet the conditions that were outlined in the zoning amendment.We believe our plan is the best use for this building, is in alignment with the 2040 Comprehensive Plan and allows The Yacht Club to continue to act as a buffer between the neighboring high density residential property and adjacent County Water Patrol station. THE YACHT CLUB HOTEL Public Benefit There are numerous ways this project will mutually benefit not just the City of Spring Park, its residents, and businesses, but also the entire Lake Minnetonka area. The Yacht Club boutique hotel, restaurant, and marina will be at the heart of Spring Park. A destination for locals,area residents,their guests, as well as vacationers. Benefits include: • Revitalize an iconic landmark for residents both on land and by water,that honors the history of Spring Park. • The potential for a lodging tax to bring over$200,000 a year to the City of Spring Park. • An indoor and outdoor public gathering place for families and groups. • The project promotes a creative and efficient approach to land use,while promoting the health, safety, aesthetics, and economic viability of the City of Spring Park. Hotel Overview The Yacht Club Hotel will be a 30-suite upscale boutique hotel,the only lakefront hotel on Lake Minnetonka.The hotel will have 24-hour staff and onsite check-in. We envision the hotel will be a draw for locals wanting a "staycation," as well as a destination for people from all over the country. We will be operating the hotel under The Yacht Club Hotel, LLC.The hotel will be staffed 24 hours a day and will employ 2-3 housekeeping staff, an overnight security guard,two front desk attendants, a general manager and an engineer(maintenance) person. We anticipate that the average number of staff onsite during daytime/evening hours will be two to four. In addition to the employees mentioned above, we will use Minnestay, a local vacation rental company, for remote noise monitoring and cell phone technology to ensure that the noise levels are acceptable and the maximum number of guests is not exceeded. If noise levels or guest counts are exceeded, Minnestay and onsite management will be immediately notified.All exterior doors will be automatically locked and monitored overnight by onsite security Restaurant and Outdoor Dining Overview We plan to have a 150-seat contemporary casual restaurant in the existing event space and patio. Our vision is that the restaurant will provide accessible food in a beautiful setting.We are in the final stages of selecting a restaurant partner and look forward to letting the community know once the agreement has been finalized. We are thrilled to have some exceptional options for restaurant partners and are taking our time to select the right one for the community. THE YACHT CLUB HOTEL We will have a walk-up cafe managed by the same partner that will be open for breakfast and lunch (open to the public but also to serve the hotel).We anticipate that cafe hours will be 7am to 3pm and restaurant hours will be 4pm to 10pm. Parking Calculations Adequate parking is essential to any business. It is important to us and our future guests that we have adequate parking available. Because of the concern over parking during the zoning process, we have eliminated private offices in the business suite, which reduced our parking needs.We have calculated 102 parking spots needed based on the zoning ordinance and our planned uses.We believe this calculation is both conservative and realistic.The proposed parking lot will have 119 parking stalls, exceeding the 102 needed per the zoning ordinance, including 5 ADA compliant stalls (3 van accessible). The parking breakdown per the Spring Park C-4 ordinance is as follows: • Restaurant: 150 seats, 50 stalls • Kitchen: 665sgft, 9 stalls • Hotel: 30 rooms, 30 stalls • Hotel staff: 2 housekeepers, front desk, maintenance,4 stalls • Marina: 21 boat slips, 7 stalls • Conference room, 330 square feet, 2 stalls • Total needed: 102 stalls • Total available: 119 stalls The above parking requirements are based on the full use of a mixed-use building and gives no credit for dual patronage,time of day use differences, or transient boat slips-all of which we have.The cities of Wayzata (Code section 920.09) and Excelsior(Code section 19-7) have ordinances for mixed use that reduce the number of parking stalls required based on time of day and/or compatibility of uses. For example, Excelsior allows a restaurant to reduce parking by 25% if accompanied by a hotel, assuming 25%of patrons come from hotel rooms. Excelsior also allows a restaurant to account for one parking space for every transient boat slip,we plan to have 11 transient slips. Wayzata has allowed parking plans for the Boatworks development that assumes different demands on space at different times of the day. Meaning we would not count the conference room parking needed at the same time as the restaurant parking. THE YACHT CLUB HOTEL If Spring Park adopted a mixed-use parking ordinance similar to Excelsior and Wayzata, it would reduce our parking needs by 12 for the restaurant(25%of 50 stalls accounted for in the hotel); 11 for the transient slips and 2 for the conference room (assuming office use is at a different time of day than peak restaurant usage).That's a total reduction of 25 stalls for mixed use,which would mean our parking requirements would be 77 with 119 available. During the zoning process,there were also questions on the number of restaurant staff needed for parking requirements.The zoning ordinance requires 1 stall for every 80 square feet in the kitchen, which is 9. We were happy to follow up with local restaurateurs to confirm staffing levels as it relates to parking.We spoke with Aaron Switz who owns and operates several restaurants in the Twin Cities including Yumi in Excelsior and the new Macanda in Wayzata.We also spoke with Deacon Eells who owns and operates Coalition and Red Sauce Rebellion. Both Mr. Switz and Mr. Eells believe that 15 people is adequate to operate a 150-seat restaurant at full capacity and both agreed that we could quote them on this matter. In fact, both parties said that depending on the concept, a restaurant operation could require as few as 12 staff at capacity. Boat trailer parking is not allowed in The Yacht Club parking lot and will continue to be prohibited. Currently, patrons who have slips in the Yacht Club marina put their boat in the water at a designated boat launch and then take their trailer to their home or other storage location.The only other guests that may need trailer parking would be a hotel guest who wants to trailer their boat and use one of our transient slips. If allowed transient slips by the Lake Minnetonka Conservation District (LMCD), a few would be reserved for hotel guests. Our business plan assumes that at least a portion of hotel guests who are boating would be people who already have a boat on Lake Minnetonka and want a "staycation." Those hotel guests who trailer their boat and stay at the hotel would launch their boat at a designated boat launch and obtain parking for their trailer in designated overnight trailer parking. Olsen Global has confirmed with Joel Mernik of Bump's Auto Body and Marine that he is willing to valet trailers from a designated boat launch to his facility and store them for hotel guests. It should also be noted that guests wishing to use a boat that has been trailered in for a single day have options to park at the launch in Spring Park Bay(7 trailer spots and two spots for vehicles), in addition to the local Hennepin County boat launch overflow parking lot. To reduce the number of car doors opening and closing at night on the property line, we will place designated hotel parking on the property line and work to keep restaurant parking on the east side of the parking lot. Plunge Pool The pool will be a 30' by 8' plunge pool created out of a recycled shipping container.The pool will be heated year-round and the area will be locked and only accessible to hotel guests, co-working members, and marina members by way of key card wristband.The pool will have a retractable cover that will be -punos laaalpaa pue gaosge o}oiled aqj jo aauao:)lsaMy;nos aqj uo lleM Buiuiofpe yllM a:)eldaal},ZZ x,t?x ,8 uy •asodind sly}aol walsAs Bulaolluow aaeMyasloN asn of ueld aM •sa}nulw anllnaasuoa aaow ao 9 ao}slanal palelnSaa spaa:)xa 1!jl siaSeuew Ajaadoad hale pue elep paoaaa IIIM jeyj oiled aqj anoge saiels aqj jo dol ayl aeau Suuolluow asloN :23uiaoliuow pue uoileSil!w asiou Bulnnollol ayj Suisodoid aae am'Buipui}siyl adds@(] „•sluauraa►nbaa aw.gADp aq4 4aaua o7 o17ad .ioopino aq�aol papaau sl uo!joblj.lw aslou ON -VaMaDaa Ini.luapisaa Isaanau aqj.In 3uawaalnba.a b'9p 59 aq4 jaaua slanal aslou o►Ind au!A)p 'uol.Inblglw 4nogj!m 'jngj paanoys sbu/pulf slsAlnuo aql •sanoq aw,pAnp 6uunp Vop S9 10 larval pt7 uo paajxa 4ou 7snua aslou 'saan►a3aa 1a17uaplsaa .Isaaaau aqj jy •sluawagnbaa apoD a1goDydd,o aq4 4aaw of suogopuawwojaa dolanap 'A.apssaDau ji puo 'sjuawaalnbai apoD.laad buladS jo Aj!D aq4 oI slanal as►ou aaadwo3 'slsAloun aslou aoopIno un aaodaid 'olQad aoopino aallwls a aaau aslou fo quawainsoaw wJoIaad of pay sa sOM 6u1jaaul5u3 Is3 -ol4od aoopino uo q !m junanOisaa o sapnlaul 4og4 bulpllnq asn-pa)(iw a o4ul qn/,) 7gaoA aql a7anouaa 03 n.IosauulW ')Iaad buladS jo Aj!D aqj WOJI1pnoiddo bulNaas sl 1ago/J uaslo„ :snnollol se si uoisnpuoa Apn;s s,SnojS •aW •uollelnSaa ay}Molaq—Vgpt7g anoge aq jou pinoM 1l 'saaj}nq Suilsixa aye.yllM Aliadoid lelluaplsaa SuiaoggSiau aqj of papua;xa uayM pue awil Mead a Suianp aaanos aqj}e Vgp08 Inoge si asn pue azis aellwls}o oiled a ley}sSuipuil suieluoa}aodai aqj•I@N:)ed ano%ui papnpui si jaodaa slH -Suisodoid aae am legm o}se asn aellwls y}inn ails a pue a}is ano yloq jo Apnis punos anlsuayaadwo:) a pnpuoo 01 BuiaaaulSu3 IS310 SnojS ueAu paulelai weal ano •suoaled jo oiled IInj a yllM uana;uawaalnbaa slyl 1aaw AIlsea IIIM am leyl '(aa}}nq se waaq a pue a9elloj yllM jol Sui lied ayl Molaq 'uaNuns) uolleinSllum oiled juaaan:)ay}y}Inn leyl aaauiSua punos ano gSnoayl pawaljuoa aney a/N•aanlauaa lelluaplsaa e le(wdOZ 01 wed) sanoq awilAep Suianp vgpS9 paa:)xa o}jou si asiou leyl saalnbaa (sjuawaalnbaa wnwlxew N-Ied SuladS pue elosauuiN se Mann se) aaueulpao pasodoid aqj uoijeSpA pue suoileln:)Ie:) 9SION •Mann se lood @Sunld ay}o}ssa:):)e apinoid o}ill ydy ue aq IIIM ajayl•aseaalels aoopino aqj of jua:)efpe pa}eaol jjll aoopino day „8t, x „gE pue aojenala aoopul ue jo AeM Aq payslldwoaae aq IIIM spop pue yaeaq ayl of Al!llglssa:)ae y(id ;ol SulNaed a41 jo ylnos pue Sulpllnq aqj jo 1saM aqj ol}}nlq ayl ul pa:)eld AIleul2lao seM y:)lyM papuns ay; panowaa aney am 'Alp ayl pue saoggSlau woaj N:)egpaaj uo paseq •aaejans snolnaadwl aqj aseanul jou of se Bupeds jual:)l}}ns aney pue allsodwoz)ao pooM aq IIIM joap lood aqj•sanoq-}}o uo pazlpn -1110H MID LHDVA JHI THE YACHT CLUB HOTEL It is important to note we will have hotel guests staying next to and above the restaurant patio who will expect the quiet enjoyment of their lakefront guest rooms.That is to say that our interests in keeping the sound from the restaurant down are aligned with the City and our neighbor's interests. In addition, there will be noise monitoring in the hotel rooms.The rooms will be designed to not exceed 2 to 4 guests each and parties/additional guests will be prohibited. Minnestay employs technology to monitor both sound and the number of guests in each room and is alerted when/if the sound or number of guests exceeds acceptable limits. Deliveries and Trash Pick-Up The dumpster will be remotely locked during quiet hours (10pm to 7am)so that staff or anyone else will not be able to access/make noise by bringing out recycling and/or garbage. Deliveries and trash pick-up will be restricted to the hours of 7am to 10pm on any weekday or between the hours of Sam to 8pm on any weekend or holiday, consistent with the Spring Park City Code for any residential district. Marina / Docks We do not anticipate changing the number of slips or the layout of the existing dock.We are working with the LMCD for approval to convert several the 32 slips to transient and/or overnight slips. During the summer months,we would ask that our restaurant partner provide a dock attendant to help manage the incoming and outgoing boats to the restaurant.Additional topic items relating to docks and parking are addressed in the parking section of this document. We do not anticipate any other boat traffic to be included in car parking calculations. Hotel guests may schedule a fishing charter; in which case the fishing guide boat would pick guests up at the dock and would not also require a slip or car parking. Special Events Special events with live music will be identified well in advance and we will apply for special permits with the City of Spring Park. We anticipate no more than 6 to 8 date-specific and time- limited special events per year. We do request an exception to allow taps to be played on Friday, Saturday, and Sunday evenings at sunset to honor our US military veterans. In closing,we respectfully request that the City Council approve our application for conditional use permits. We thank the city for its consideration and strongly believe that our project will have a profound and beneficial impact on the City of Spring Park as a community gathering place and destination location for visitors and tourists.