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HomeMy WebLinkAbout2014-03-20 DTPC Packetwwter 7THE BIRTHPLACE OF MINNESOTA DOWNTOWN PARKING COMMISSION AGENDA Thursday, March 20, 2014 8:30 AM Conference Room 213, City Hall 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. APPROVAL OF FEBRUARY 20, 2014 MINUTES 4. NEW BUSINESS 4.01. Water Street Inn Addition — Parking Variance 4.02. Schedule for Downtown Projects 5. SPECIAL EVENTS 5.01. Summer Tuesdays 5.02. Stillwater Criterium Bicycle Race 6. OTHER BUSINESS 6.01. 2014 Parking Lot Map 7. ADJOURNMENT (499ateir THE 71NTNELACE Of MINNESOTA DOWNTOWN PARKING COMMISSION MEETING MINUTES February 20, 2014 REGULAR MEETING 8:30 A.M. Chairwoman Pelletier called the meeting to order at 8:45 a.m. Present: Chairwoman Pelletier, Commissioners Anderson, Hopfe, Helmberger, and Johnson Absent: Council Representative Kozlowski, Commissioners Junker and Lettner Staff: Community Development Director Turnblad, Police Chief Gannaway, Parking Enforcement Officer Pasket APPROVAL OF MINUTES Motion by Commissioner Johnson, seconded by Commissioner Helmberger, to approve the January 16, 2014 meeting minutes. All in favor, 5-0. NEW BUSINESS 2014 Parking Lot Map Community Development Director Turnblad presented two versions of the downtown parking lot map and asked for Commission comments. Final versions will be ready for the March Commission meeting. Regarding the version for publication, Commissioners felt the map looks good. Suggestions were made to make restroom icons more prominent and to include the Washington County Historical Society Museum, Armory, Veterans Memorial, and Main Street Stairs. Community Development Director Turnblad will send the map for review to the CVB and IBA. Regarding the version for internal use, the suggestion was made to add handicapped spaces and marked on -street spaces, and to delete portions of the trail that will not be built until 2016. Parking Ramp Revenue Study Community Development Director Turnblad led a brainstorming session on ideas to increase parking ramp revenues. The ramp needs to generate $30,000-$40,000 annually to cover Downtown Parking Commission February 20, 2014 operating and capital costs. This could be done by raising rates, generating more customers, or a combination of the two. Also, the two enterprise funds - one dedicated to the ramp, one for the surface lots - might be combined into one fund. He would like to be able to sell all available residential parking passes at $35/month. It remains to be seen what kind of volume will be driven to the ramp in 2015 when all lots east of Main become pay lots. Commissioners suggested using more visible signage stating "parking ramp ahead," increasing residential parking rates, and increasing prices for event parking. Events could be encouraged to be held on the fringes of the busy summer season rather than prime summer months. Parking violation fines might also be increased. Police Chief Gannaway pointed out that the City needs to have a fund balance for parking equipment/infrastructure replacement. Commissioners Helmberger and Chairwoman Pelletier commented that downtown employees should be encouraged to park in the ramp and leave spaces closer to the businesses open for customers. Community Development Director Turnblad will recommend to the Council that the rest of the resident passes be sold at $35/month, 2014 event rates be increased to $15, and that parking violation fines be increased when the downtown lots become pay lots. OTHER BUSINESS Chairwoman Pelletier asked if the Main Street turn lane could be turned back to parking when bridge is completed. Community Development Turnblad responded that when the new bridge opens, State Highway 95 will be turned back to City control. This fall the City will be updating the downtown portion of the Comprehensive Plan, utilizing a traffic engineer. Related elements include updating the trail plan to include bike stations and other amenities and planning for the Hersey Bean property. Issues like widening sidewalks and removing or adding parking on Main Street will all go into the planning process. ADJOURNMENT Motion by Commissioner Helmberger, seconded by Commissioner Johnson, to adjourn the meeting at 10:34 a.m. All in favor, 6-0. Respectfully Submitted, Julie Kink Recording Secretary Page 2 of 2 j illwater, THE BIRTHPLACE OF MINNESOTA TO: Downtown Parking Commission FROM: Bill Turnblad, Community Development Director DATE: March 19, 2014 RE: Water Street Inn expansion - Parking Background Water Street Inn is planning a three story addition on the north of the existing facility. It would create 20 additional guest rooms, a new lobby and entrance on Myrtle (to replace the existing one on Chestnut), and a roof -top patio. In addition, the existing lobby area will be remodeled for expanded restaurant and meeting room space. Though the hotel has its own private parking lot, it is not large enough to accommodate the existing parking demand, and is far short of providing for the increased demand created by the addition. Therefore, alternative parking arrangements are needed to accommodate the guests. Analysis Given the space limitations on historic properties downtown, expanding businesses cannot typically provide on-site parking. For this and similar situations the City has created a downtown parking district, which allows for what the Zoning Ordinance' calls "alternative provisions". The "alternative provisions" typically are either: 1) to lease available spaces from an adjacent property owner; or 2) purchase monthly parking permits for the City parking lots in the parking district. A third alternative also exists. Valet parking could be provided to the ramp for a portion of the increased demand. The Lowell Inn, for example, pays 1% of its gross receipts for use of the public parking ramp. 1 city code Section 31-510, Subd.1 (d)(1)i Page 2 of 3 Water Street Inn Parking Exi ting Requirement Square Footage Total Spaces Needed Hotel 1/room + 1 N/A 43 Restaurant 1/120 S.F. 4,912 40.9/2 = 20.5 Assembly 1/3 capacity 5,520 (368 capacity) 122.7/2 = 61.4 Rental (new) Retail 1/200 1,608 124.9 Proposed Requirement Square Footage Total Spaces Hotel 1/room N/A 20 new (+43 existing) = 63 Restaurant (new) 1/120 S.F. 1,926 (+4,912 existing) 16.1/2 = 8.0 new (+20.5 existing) = 28.5 Assembly (new) 1/3 capacity 1,560 (104 capacity) (+368 capacity) 34.7/2 =17.4 new (+61.4 existing) = 78.8 Rental (new) Retail 1/200 1,608 8.0/2 = 4.0 Total existing & new 174.3 The end result is that the expanded facility generates a parking requirement of 174 spaces. The current facility requires 125 spaces. The private parking lot owned by the Water Street Inn on the north side of Myrtle Street has 58 spaces. Therefore, a deficit of 116 spaces will exist with the expansion. Since about 1999 the City has fairly consistently applied the policy that only the increased demand for parking must be mitigated when an expansion or use change is proposed downtown. If that policy is applied to this case, the increased demand is 49 spaces (174 spaces for the expanded facility less the 125 parking spaces required for the current facility). It is worth noting that the current facility is the result of a 1994 addition. A condition of approval of SUP 1994-39 is that all employees "shall participate in the City's parking permit program and park in City long-term designated lots." At the time, the parking district and alternative provisions were brand new. It was not for several years yet until a consistent policy and application of the alternative provisions became established. So, it is not surprising that the 1994 expansion does not actually pay for monthly permits, except voluntarily. So, the City must decide whether to require mitigation for 49 spaces or 116 spaces. Staff is of the opinion that requiring mitigation for all 116 spaces would be hard to justify, since there was no consistent alternative provision scenario prior to about 1999. Impact upon parking district There are 1,876 public parking spaces in the downtown parking district. 1,260 of these spaces are located within city parking lots, the rest are on -street spaces. Page 3 of 3 Water Street Inn Parking During peak seasons 129 monthly parking permits are customarily in use to compensate for on-site parking shortages of various businesses downtown. That is 10.2% of the total number of spaces in the public lots. If the City approves the sale of 49 additional monthly parking permits to compensate for the proposed deficit, the total peak season permits would be 178. That represents 14.1% of the total parking lot spaces. If all 49 spaces are used at once, it would create considerable pressure on the public lots nearest the hotel. If valet parking to the parking ramp is offered, that could relieve some of the pressure. Each monthly permit currently costs $10 per month. If 49 spaces are mitigated through purchase of surface lot permits, the monthly cost would be $490. Options The Parking Commission could recommend any of several options for satisfying the parking requirement deficit, including: 1. Recommend that the City Council require the purchase of 116 monthly parking permits. 2. Recommend that the City Council require the purchase of 49 monthly parking permits. 3. Recommend that the City Council require the purchase of 49 monthly parking permits and/or negotiate a valet contract for use of municipal parking ramp. Recommendation Staff recommends requiring the purchase of 49 monthly parking permits. bt attachment: Hotel addition renderings 2 Many businesses have less space on-site than their customers need. But, many existed prior to 1999 when the current "alternative provisions" policy became standard. So, there are quite a few "grandfathered" businesses that do not pay for off-site parking. ELEVATION �W� iYz SC�zft� NORTHEAST PERSPECTIVE NORTHWEST PERSPECTIVE SOUTH ELEVATION NORTH ELEVATION FEB. 28, 2014 rl��✓/Z1yN 4 rr/�ADDITION TO .,TER STREET INN STILLWATER, MINNESOTA u 5 Id, ter Master Timeline i for Planning and Downtown Projects ,�,,,„vv©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©n Consultant selection Public & Park Commission input meetings Planidrafting Publ c review meetings Review by Met Council & other agencies/adoption ir,;�- - vv©v©000©o©noo©v©000000000©v©000©o©noo©v©000©o©noo©v©000©o©v MnDOT Loop Trail, upper section (bike) to Nelson Funding Funding ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ MnDOT Loop Trai north of lift station Consultant seilection ....IIIIIIIIIIIIIIIIIIIIIIIIIIIIL..■ ■........... ■..........■ ■..........■ ■........... Public & Hertage Pres. Commission input ■■■■■■■IIIIIIIIIIIIIIIIIIIIIII■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ Brown's Creek State Trail Public & Planning Commission input meetings Study drafting ■■■■■■■■IIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIIIIII■■■■■■■■ ■■■■■■■■■■■■ ■■■■■■■■■■■■ ■■■■■■■■■■■■ Heritage Pres and City Council review ■■■■■■■■■■■■IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ Study approval/implementation strategy selection Public review meetings Downtown Plan UpdateConsultant vv©v©000000000©v©000©o©noo©v©000©o©000©v©000©o©000©v©000©o©n MnDOT Loop Trail, upper section (bike) to Nelson Conversion of lift bridge to pedestrian Funding ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ MnDOT Loop Trai north of lift station MnDOT Loop Trai south of lift station selection DT City trail Myrtle to Zephyr Depot Brown's Creek State Trail Public & Planning Commission input meetings Plan drafting ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ Public review meetings Review by Met Council & other agencies/adoption 1: vv©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©n Consultant selection Comprehensive Plan work �� � vv©v©000©o©noo©v©000000000©v©000©o©noo©v©000©o©noo©v©000©o©v - uiiiiiiiuiiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiuiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuiiiiiiiiuit�■■■■■■■■■■■■■■■■■■■■■■■■■ ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ ul ill„��„,� , ,,,,.��„A,� vv©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©n Accessroad Landing and parking lot ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ ■■■ Indicates that the completion date has not been set yet K0111MI E vv©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©n MnDOT Loop Trail, upper section (bike) to Nelson Conversion of lift bridge to pedestrian MnDOT Loop Trai north of lift station MnDOT Loop Trai south of lift station DT City trail Chestnut to Myrtle DT City trail Myrtle to Zephyr Depot Brown's Creek State Trail ul ill„��„,� , ,,,,.��„A,� vv©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©noo©v©000©o©n Accessroad Landing and parking lot ■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■■ ■■■ Indicates that the completion date has not been set yet K0111MI E a water THE BIRTHPLACE O F MINNESOTA TO: Downtown Parking Commission FROM: Bill Turnblad, Community Development Director DATE: March 14, 2014 RE: Special Events SPECIAL EVENT PERMIT APPLICATIONS Currently there are two pending special event permits that have requested the use of the Downtown Parking System's lots or on -street parking areas. The fees established by the adopted fee schedule have been calculated and they are included below in the text for each of the events. A. Summer Tuesdays Summer Tuesdays, Inc. has made application for the use of Lot 5 each Tuesday from July 8 until August 19. That is seven event dates. Lot 5 has seven spaces. The City's 2014 fee schedule sets a price of $3 per space per day in this lot. Since all seven spaces would be reserved on each of seven event dates, the total fee for the lot would be $147 ($3 per space x 7 spaces x 7 dates). B. Stillwater Criterium Lee Stylos has made application for an event permit on behalf of Minnesota Bicycle Festivals, Inc. for the 131" annual Stillwater Criterium Race, to be held this year on June 151" The organizers of the event have requested that the City close each street in the course and reserve two parking lots for their exclusive use. From the Downtown Parking Commission's point of view, the request is to reserve all of the on -street parking along the course and to reserve Parking Lots 16 (Olive St Lot) and 17 (Teddy Bear Park Lot). The course and lots involved are shown on the attached map. Parking Lot Reservations Lot 16 would be used for the Festival Expo and serve as the location for the race jumbotron. The expo will include a number of vendors offering bicycles, bicycle accessories, fitness equipment, food and booths for festival sponsors. Portable restrooms will also be located in Special Event Permits Page 2 this lot. The City's 2014 fee schedule sets a price of $3 per space per day in this lot. Since all 47 spaces would be reserved, the total fee for the lot would be $141. Lot 17 would be the location of the "pit" for race participant bike repairs. It will also function as a base of operations for the event organizers. So, all 103 spots are requested to be reserved. As with Lot 16, the fee for this lot is $3 per space for the day. The total fee for this lot would therefore be $309. On -street Parking The race requires closure of the course streets. (See attached map.) Closed portions of both Second and Third Streets are in the Downtown Parking District and the City charges for reserving the on -street parking spots. Second Street up to the foot of Chilkoot Hill is considered part of the Downtown Parking District. It has marked on -street spots. Third Street up to Pine Street is considered part of the downtown parking system as well. But, its parking spaces are unmarked. The total number of on -street spaces is 79 (51 un -marked and 28 marked). The fee for each reserved on -street parking spot is $3 for the day. The total would be $237. Last year the Parking Commission recommended charging only for the 28 marked spots on Second Street. Staff recommends the same for this year, which would be a fee of $84 for on -street parking. Total fees Staff recommends charging $534 for the use of the two lots and the marked on -street parking. This is the same fee as was paid for the last several years. bt attachments: Stillwater Criterium Summer Tuesdays Map Special Event Permits Page 3 91- T3 Barricades - Detour Right) Strut Detour Left/ Strut Double Arrow Detour RightlT3 Detour Left IT3 9- Road Closed - Road Closed TTT - Portable Delineators 0- Sandbags - TRWBC / in place `6day Detour Route Race Route Bringing 80 sandleaygs from Mankato which were from Mpls Pick up 120 sandbags Tws =IRO Deliver all equipment in Deliver to lot across from US Bands on ta4ldd w�u pk WNI,�I. wows CLOSED place on Friday. 2nd between Chestnut and ©dive: xxtxx. Pick up Oil Monday. SAM PM 6- Portable Delineators Customer and Police to 40 -Sandbags set U j H I aI hI�P AY" Stillwater Criterium f f�r �k l j tCD IJ j r r yew �a I Li R } fIv. .f� 1 1 !�f J I /f r � r r 1 Lot 12 24 hr P`oneeC PacK Lot 11 24 hr Lot 1t Lot 13 24 hr 3 hr Lot 7 3 hr �EC�a�P e O¢m Lot N Com,; 3 hr \m m of 15 �4hroStiroE� Lot 16 4 hr Lot 17 4 hr Lot 20 24 hr geaf Lot 10 24 hr 0 9 v Lot: 3 hr Lot 4 4 hr Lot 5 4 hr 4 . IMater z=N iblic Parking ztown Stillwater 2014 Downtown Parking District ® City Parking Lot City Parking Ramp * City monthly permits valid 15 minute parking limit 30 minute parking limit Loading/unloading Bus loading/unloading Bus parking t Free parking Pay parking Free parking after office hours Parking ONLY for co-op customers Lot 1 -- 106 spaces Lot 2 -- 84 spaces Lot 3 -- 35 spaces Lot 4 -- 29 spaces Lot 5 -- 7 spaces Lot 6 -- 16 spaces Lot 7 -- 16 spaces -" Lot 8a -- 50 spaces " Lot 8b -- 89 spaces Lot 9 -- 30 spaces Lot 10 -- 49 spaces 10- Lot 11 -- 45 spaces Lot 12 -- 85 spaces m - " Lot 13 -- 28 spaces Lot 14 -- 15 spaces Lot 15 -- 20 spaces " " Lot 16 -- 47 spaces \ Lot 17 -- 103 spaces \ Lot 18 -- 53 spaces Lot 19 -- 83 spaces Lot 20 -- 22 spaces Ramp -- 248 spaces Total = 1,260 spaces 0 c� 0 468 marked on -street parking spaces 148 unmarked on -street parking spaces 1,876 total public spaces 1,438 free spaces 76.7% of spaces free Warden's House r Museum nq Trail F Parking f Laurel St...�4'gle stairs.. N I w�E P`o�eet PatK Public Parking ,. Downtown Stillwater 2014 Mulberry St stairs Chestnut St stairs Armory b. reek 3 Skteek ,eat Main St stairs Ii , Legend City Parking Lot City Parking Ramp VVVVVVVVVVVVVV Tour bus parking Tour bus loading/unloading 0 Free parking i Pay parking 0 Free parking after office hours Parking ONLY for co-op customers Im Public restrooms ®Numbers in circles = hour limits for free parking lots Map produced by Stillwater Parking Commission 2/20/14 f ATS 'TRETTINN Csi. IS90 Date: March 19, 2014 To: The Downtown Parking Commission From: Chuck Dougherty Re: Water Street Inn Dear Members or the Downtown Parking Commission, I would like to give you some background on Parking for the Water Street Inn: In July 1994 the City of Stillwater approved the development of the Hotel now known as the Water Street Inn. At the time of that approval, the plans were for a 48 room hotel, with meeting and restaurant space built from Chestnut Street to Myrtle Street. In July 1994 the City had figured the parking demand for the new hotel, restaurant and conference / banquet center was 163 spaces. At its July 17t", 1994 meeting the Downtown Parking Commission found that with our parking lot and the public parking in the area, there was enough parking to meet our needs. The only other requirement was for the employees to park in the gravel lot north of the Hotel The only changes from the original plans and what we are proposing now is that we are going from 48 rooms to 62 rooms. Our private parking lot holds 64 cars. We are not planning any increase in the number of people using our conference center or restaurant than we have now. In reference to the new Assembly, Rental and Restaurant areas, they will be used for smaller groups, or break-out space for the larger groups. The way we see the parking needs. 1994: Approved for 163 spaces 2014: Requirements for space calculations 124.9 spaces 2016: Requirement for space calculations 145 spaces* Since we were already approved for 163 spaces in 1994, there is no need for mitigation of parking. We as matter of practice always inform our groups of the City Parking Lots and the ramp as a place to park. We will look in to using a Valet Parking Company and offer that service to our larger groups Sincerely, Chuck Dougherty Innkeeper * Due to fire codes the new assembly / restaurant spaces will not bring an increase in the number of people, it is just more space for people to have smaller meetings. Our parking lot once striped will hold 64 cars. Hotel 63.0 spaces Restaurant 20.5 spaces Assembly 61.4 spaces Total: 144.9 spaces -2, PLANNING APPLICATION REVIEW Case No. SUP/94-39 Planning Commission Date: Jul° 11, 1994 Project Location: 127 S. Water Street Zoning District: Central Business District Applicant's Name: St. Croix Presen-ation Company TNTe of Application: Spccial Use Permit Proiect Description A special use permit for the construction of a 48 - room hotel, bar/restaurant and conference center. Discussion The proposal is to constn:ct a 48 unit hotel/conference center/restaurant. The Lumberman s Exchanae building «rill be restored, the grocery store building `will be demolished and a new structure will be constructed to compliment the Lumbetmads Exchange building. The Heritage Preservation Commission reviewed the design elements of the project, and recommends approval. The design reNiew staff report and conditions of approval are attached. The parking demand for the project is 163 parking spaces. This demand is based on the total number of guest rooms plus 1/2 the demand for the conference center and hotel since they are shared facilities. The old grocery store parking lot can accommodate 64 spaces which leaves an unmet need of 90 parking spaces. The river lot between Chestnut and Mulberry can accommodate approximately 90 parking spaces and the Mulberry Street lot can accommodate between 80 - 100 spaces and the Brine's, River, and Main Street public lots can accommodate approximately 200 parkers. The main parking demand for this area will be for the conference center during the `creek. The Parking Commission will review the proposal and their comments incorporated into the "conditions of approval". The entrance to the hotel facility is on the corner of Chestnut Street and Water. This location is the most prominent visual location.. but traffic circulation may be a problem. Water Street can accommodate three lanes of traffic north of the Lumberman's Exchange building. The applicant has indicated that valet parking will be available for hotel guests. The City Engirteer is re,,iew'ing the traffic situation. f— X. A. 0 i Findings The proposal meets the intent of the Zoning District. $ec, omrnendation Approval as conditioned. Conditions of Approval 1. All trash receptacles shall be located inside the building. 3. All habitable spaces and mechanical equipment shall be located one foot above the 100 year flood plain_ 3. On Water Street, the drop-off area shall be designed to accommodate three Ianes of traffic. 4. All design review conditions of approval shall be met. Any major changes to the design shall be reviewed by City staff and possibly the Design Revze%v Committee. 5. The parking lot to the north shall be improved. (payed, marked, landscaped, and new lights) 6. The City Engineer shall reNiew and comment on traffic circulation. They will be incorporated into the "conditions of approval". 7. The Parking -,Commission shall review and comment on the parking program They will be incorporated into the "conditions of approval". g. Hotel, restaurant, and conference center employees shall participate in the City parking perrait program and park in the designated City long-term parking lots. Attachmots Packet MEMORANDUM TO: Mayor and City Council FROM: Downtown Parking Commission RE: Hotel Project The Downtown Parking Commission reviewed the Hotel/Conference Center proposal at their meeting; on July 17, 1994. The Commission agreed that the existing Hooley°s lot can accommodate the Hotel use. The public parking areas can accommodate the additional need of 90-100 parking spaces for the Conference Center on weekdays and evenings which is off-peak time for the parking demand in the Downtown. The Commission will continue to work with City staff and the developer to come up with a reasonable time limit for parking in this area and how it will be coordinated with the Downtown Parking Program. The Commission had one additional "Condition of Approval" to be added to the approved project: 1. All employees shall park in the gravel lot north of Hotel parking lot or in designated employee parking areas.