HomeMy WebLinkAbout2014-10-23 DTPC Packet
DOWNTOWN PARKING COMMISSION
AGENDA
Thursday, October 23, 2014
8:30 AM Conference Room 213, City Hall
1. CALL TO ORDER
2. APPROVAL OF AGENDA
3. APPROVAL OF SEPTEMBER 18, 2014 MINUTES
4. NEW BUSINESS
4.01 JX Events, 120-122 South Main – Alternate Parking Review
4.02 Summer Tuesdays request for 2014 fee reduction
5. OTHER BUSINESS
5.01 Update on Contractor Parking in Lot 12
6. ADJOURNMENT
TO: Downtown Parking Commission
FROM: Bill Turnblad, Community Development Director
DATE: October 22, 2014
MEETING DATE: October 23, 2014
RE: JX Event Venue – Alternative Parking Provisions
Background
Judd Sather is planning to open a second event center downtown. This one is to be known
as JX Event Venue and would be located in the 100 Block of South Main. A two phase
buildout is envisioned. By spring of 2015 Phase I would be opened. This would be located
at 120 and 122 S Main and is conceptually planned to accommodate up to 367 people.1 By
2017 Sather hopes to open Phase II upstairs at 124 South Main and increase his event
accommodations for up to 630 people.2
Since floor plans and business plans are still conceptual, this report will include both phases,
but will concentrate on Phase I. By the time Phase II is constructed, its plans are likely to
change. Therefore, Sather will need to come back to the Parking Commission to discuss
parking for Phase II before construction begins on that phase.
Analysis
Given the space limitations on historic properties downtown, businesses within existing
buildings cannot typically provide on-site parking. For this and other reasons, the City has
created a downtown parking district, which allows for what the Zoning Ordinance calls
“alternative provisions”.
1 Sather states that Phase I has about 3,500 square feet of assembly area. Of this 1,750 sf would have permanently fixed
tables. So the banquet standard would apply and the occupancy load would be 1 person per 15 sf. This would be 117
people. The other 1,750 feet would be flexible space with tables that are not permanently fixed. The non-banquet
standard of 1 person per 7 sf would apply here. So, this portion of the room has a load of 250. Therefore, as proposed
the total occupancy load would be 367.
2 As with the lower level, half of the assembly area would have fixed banquet tables. So the 2,500 total sf would have
1,250 sf of fixed tables (84 person occupancy) and 1,250 of flexible space (179 people). The upstairs total with this
arrangement would be a 263 person occupancy load. So the total occupancy of both the lower and upper levels would be
630.
Page 2 of 4
JX Event Venue Parking
The “alternative provisions” approved by the Parking Commission typically are either to: 1)
lease available spaces from an adjacent property owner; or 2) mitigate the deficit by using
the public parking system at the current cost of $10 per month per space.
The parking required for the existing and the proposed facility are presented in the table
below.
Spaces required for
existing facility3
Parking required for
proposed facility3
Parking increase
120 & 122 S Main
(Phase I only) Parking for retail
374
Parking for 367 person
occupancy load
1235
86
124 S Main
(Phase II only) Parking for storage
86
Parking for 263 person
occupancy load
88
80
TOTAL
both Phases 45 211 166
As seen above, Phase I of the proposed event center will have a parking requirement of 123
spaces. This represents an increase of 86 required spaces compared with the previous use.
Since about 1999 the City has fairly consistently applied the policy that only the increase in
required parking needs to be mitigated when an expansion or use change is proposed
downtown.
If Phase II develops as conceptually presented, the increased parking requirement for 124 S
Main would be 80 spaces.
The total increased parking requirement for both phases as currently envisioned would be
166 parking spaces.
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.
During peak seasons 126 public parking spaces are currently used to mitigate for on-site
parking shortages of various businesses downtown7. This does not include the 61 spaces for
the approved Water Street Inn addition. If that is included, the peak season mitigation
3 Calculations are based upon scaled conceptual floor plans for the proposed facility.
4 About 7,250 gross square feet (gsf) @ 1 parking space per 200 gsf = 37 spaces (rounded up)
5 At a rate of 1 parking space for each 3 persons of design capacity (i.e. occupancy load), the required parking for the 367
person capacity is 123.
6 1 space required for each 1,000 square feet of storage area (7,250 sf total).
7 Many businesses have less space on-site than their customers and employees need. But, they existed prior to 1999 when
the current “alternative provisions” policy became standard. So, there are quite a few “grandfathered” businesses that
are not obligated to pay for off-site parking.
Page 3 of 4
JX Event Venue Parking
number rises to 187. That is 14.8% of the public parking lot spaces (including the ramp), or
10.0% of the total number of public parking spaces downtown (including on-street spaces).
If the City approves the JX Event Venue request to allow 166 additional public parking
spaces to mitigate their proposed deficit increase, the total peak season mitigation number
would rise to 353. That represents 28.0% of the total public parking lot spaces downtown,
18.8% of the total public lot and on-street spaces.
Currently, the mitigation charge for each deficit on-site space is $10 per month. If 166
spaces are mitigated, the monthly cost would be $1,660.
Options
The Parking Commission has several options, including:
1. Require mitigation for all 123 monthly parking permits, which represents the
total parking deficit for Phase I. A voucher system should be used rather than
issuing 123 monthly permits for the event center. In addition, the following
conditions should apply:
a. The actual parking deficit will be recalculated when construction
drawings are submitted for a Phase I building permit. If the deficit is
greater than 123, the mitigation fee must be based upon the actual deficit.
b. The parking mitigation for Phase II must be considered separately by the
Parking Commission prior to issuance of the building permit for that
phase.
2. Require mitigation for 86 monthly parking permits, which represents the
increased deficit of the proposed facility’s first phase. A voucher system
should be used rather than issuing 86 monthly permits for the event center.
In addition, the following conditions should apply:
a. The actual parking deficit increase will be recalculated when construction
drawings are submitted for a Phase I building permit. If the deficit
increase is greater than 86, the mitigation fee must be based upon the
actual deficit increase.
b. The parking mitigation for Phase II must be considered separately by the
Parking Commission prior to issuance of the building permit for that
phase.
3. Find that the proposed event center has a disproportionately large and
negative impact upon the public parking system and upon Main Street, and
deny the request for use of the public parking system to mitigate for the on-
site parking deficit.
Recommendation
Staff is uncomfortable with the magnitude of the impact that both phases of this one
business would have on the public parking system. There is also concern about the potential
impact on Main Street, since there is no on-street parking or stopping allowed in front of the
building. In fact, southbound Main Street at this location carries through traffic and a left
Page 4 of 4
JX Event Venue Parking
turn lane. Therefore, staff recommends denial of the request to mitigate the 211 space
parking deficit with public parking.
However, if only the first level were to develop as event space, the impact to public parking
and traffic flow may be manageable.
bt
Attachments: Application materials
Front façade
Downtown Parking System Map
DOWNTOWN PARKING COMMISSION MEETING MINUTES
September 18, 2014
REGULAR MEETING
Chairwoman Pelletier called the meeting to order at 8:30 a.m.
Present: Chair Pelletier, Commissioners Hopfe, Johnson, and Lettner
Absent: Commissioners Junker, Helmberger, and Anderson
Staff: Community Development Director Turnblad, Police Chief Gannaway, Parking
Enforcement Officer Pasket
APPROVAL OF MINUTES
Motion by Commissioner Hopfe, seconded by Commissioner Johnson, to approve the August 21,
2014 meeting minutes. All in favor, 4-0.
NEW BUSINESS
Fifteen minute parking on Chestnut
Community Development Director Turnblad stated that the owner of the beauty salon on the
south side of Chestnut Street just west of Main Street has asked to eliminate one of the 15-
minute parking spaces in front of her business.
Commissioner Hopfe noted that currently there are very few businesses in that block that
would likely need 15-minute spaces.
Parking Enforcement Officer Pasket stated there seems to be a surplus of 15-minute spaces in
the block. To avoid confusion, he suggested eliminating all the 15-minute spaces on one side
of the street.
Motion by Commissioner Johnson, seconded by Commissioner Hopfe, to eliminate all 15-minute
parking on the south side of Chestnut Street in the block west of Main Street. All in favor, 4-0.
Luna Rossa valet parking request
Community Development Director Turnblad stated that the owner of Luna Rossa is
requesting permission to reserve two on-street parking spaces in front of the restaurant for
valet parking between 6 p.m. and 9:30 p.m. each Friday and Saturday evening throughout the
year. The customer vehicles would be parked in the private lot behind the restaurant. This
would require a waiver of City policy not to reserve any parking spaces on Main Street. Staff
Downtown Parking Commission September 18, 2014
Page 2 of 2
recommends denial of the policy waiver for Main Street parking but approval of two Nelson
Street valet spots, with fees as follows: during May through September, the 4-8 hour cost for
the non-loading zone space would be $6 per day. The 0-4 hour cost for the loading zone
space would be $3 per day. So, the fee for the 5 high season months would be $396. The
October through April months carry a flat fee of $3 per space per day, or $360 for the 7 off-
season months.
Commissioner Hopfe and Chairwoman Pelletier expressed concern that granting the request
may prompt other restaurants to ask for parking spaces to be reserved.
Police Chief Gannaway noted it is very difficult to enforce reserved parking spots. He
suggested revisiting the request after bridge construction when traffic patterns may be
different.
Commissioner Lettner commented there could be safety concerns with drivers making u-
turns on Main Street.
Motion by Commissioner Johnson, seconded by Commissioner Lettner, to deny the request for
valet parking. All in favor, 4-0.
OTHER BUSINESS
Construction schedule for Lot 10
Community Development Director Turnblad stated that the contract for construction work
has been awarded for surfacing Lot 10. It should be completed within the month.
ADJOURNMENT
Motion by Commissioner Hopfe, seconded by Commissioner Lettner, to adjourn at 9:05 a.m. All
in favor, 4-0.
Respectfully Submitted,
Julie Kink, Recording Secretary
w
-
5fA11Nu II CAfl'RINu " -M
KlfCH~N
M
r D D
II
D II I?ANC~ fl-OOR II~CH
w " 5fOP-.M~
5fAa ' " ll5ro.
PHA5~ ON~ I f IR5f f~OOR ON~ Y
PHA5~ IWO I ADD 5~COND f~OOR 5fA11Nu OffiC~
II' ILJI tll ~ I "111 1111 I CAfl'RINu KlfCH~N
5fA11Nu II CAfl'RINu I II: II Ill
5fA11Nu I M II 5fORAU~
KlfCH~N
D r I ~ I 'Fiiil 171
I?ANC~ fl-OOR
D
w
~ ·~
5fAa '
5fOP-.M~
'
I w
ll5f0.
October 1, 2014
JX Event Venue-Parking Commission Proposal
Purpose: To provide an event venue space for 300 occupants in downtown
Stillwater by March 2015, and 500 occupants by 2017 utilizing the upstairs.
Benefits to parking system: Higher profitability of parking ramp (2 blocks away),
and future paid parking system (swiped meters?). Clients will direct their guests
directly to the ramp with wedding invitations and parking directions with our
guidance coming into town on Myrtle, not HWY 36. This eliminates the "hunting"
for parking spaces that causes frustration.
Precedent: With the Loft at Studio J, we agreed that The Loft should not pay any
more than the max that any other business pays downtown (12 spots I believe?)
Reasoning: as a "weekend-only" event venue, the load on the parking system is no
greater than a restaurant that is open 7 days a week.
Illustration:
]X Event Venue (Years 1 and 2):
(4 events/month & average of 125 cars per event (250 guests))= 500 cars/month
]X Event Venue (Years 3+ once upstairs space is completed):
(7 events/month & average of 175 cars per event (350 guests))= 1225 cars/month
Restaurant (medium-sized):
(100 guests per day (50 cars/day= 350 carsjweek or 1400 cars/month))
Note: At The Loft at Studio J, we offer a shuttle service for client that have parking
concerns, and only about 2% of clients are concerned enough to hire this shuttle.
Proposed Construction:
Phase 1 (120 and 122 South Main-downstairs):
Increased floor structure and other commercial A2 occupancy code improvements
including HVAC, fire separation, prep kitchen, service bar, stage, bathrooms,
accessibility alterations, lobby, and soundproofing.
Phase 2 (124 South Main-upstairs):
HVAC, bathrooms, open old windows facing Main Street (TIF funds hopefully),
commercial elevator, new opening in west wall and kitchen (will need HPC
approval), and new stairs.
September 17, 2014
Dear planning and parking commissions of Stillwater,
It is our intent (Judd Sather and Studio J) to upgrade 120, 122, and 124 South Main
Street to an A2 occupancy for an event venue. 120 and 122 used to be Country
Charm Antiques and 124 is the upstairs of half of that bay and the other half is above
the T -Shirt Factory. We are seeking a special use permit and parking variance for
this project.
We would be revitalizing a first and second floor space with new HVAC, floor and
wall coverings, commercial elevator, and kitchen within 4 years. We also plan on
opening the bricked-over windows on the second floor-possibly with TIF funds if
available. There is one apartment that is upstairs of the space that would be
affected by noise that we are including in the deal of the event venue.
I just reached terms with the landlord, so detailed drawings will be available shortly
but attached is a sketch. Phase 1 of the project would all be internal tenant
improvements if the rear egress is OK'd by the building inspector. Structural
engineering, fire, and city inspectors have all met about the space so we are ready ot
move forward with the project with an opening date of February 1 pending
financing.
Thank you for your consideration of our project!
Judd Sather
Owner, Studio J and Judd Sather Photography
The Loft at Studio J
judd@studiojphoto.com
651-342-1476
PLAN~
~MA~~
/J-ti t-'(t~trVI ~.
?lP =4f APPLICATION FORM Case No :
~ ?(}?,-0 lrl {J(JJt?
COMMUNITY DEVELOPMENT DEPARTMENT
CITY OF STILLWATER
216 NORTH FOURTH STREET
STILLWATER MN 55082
Date Filed :
Base Fee:
Technology Fee: $25.00
Receipt No.:
ACTION REQUESTED
)o Special/Conditional Use Permit 'x: Variance {pli!,.--k~"<-j)
___ Resubdivision
___ Subdivision*
___ Comprehensive Plan Amendment*
___ Zoning Amendment*
___ Planning Unit Development*
___ Certificate of Compliance
___ Lot Line Adjustment
*An escrow fee is also required to offset the costs of attorney and engineering fees . The fees for requested action are attached
to this application .
The applicant is responsible for the completeness and accuracy of all forms and supporting material submitted in connection
with any appl ication . All supporting material (i e., photos , sketches , etc .) submitted with appl ication becomes the property of the
City of Stillwater. Only one copy of supporting materials are required. However, any documents larger than 11 x 17
must be submitted in paper and in pdf format. Review the Checklist to the Planning Administration Application Form
for the complete list of required items that must be submitted. Anv incomplete application or supporting material wi/1
cause your application to be re;ected by the Citv. Required -Applications will be rejected without a legal
description. A legal description is found on the deed to the property. Attach as an exhibit if necessary.
After Planning Commission approvals, there is a 10-day appeal period. Once the 10-day appeal period has ended, the
applicant will receive a zoning use permit which must be signed and submitted to the City to obtain the required
building permits.
PROPERTY IDENTIFICATION
Address of Project fJO J IJJ.. 1 Jd.l{ Na~ r;/ r;(MrJ/.... Assessor's Parcel No . __ ---:=-::--:---:-:------
L 1 _ ..,_1 1 ~ (GEO ,Codp) ( 1 r
Complete Property Legal Description* Oil') JIVIY'Ce '] ut-tot hA.tr c,.c f}b 8t" or-,' ,he. /~ ur
(*Required-Applications will be rejected without a I ega description) Tax descriptions and property descrip ons fro
5
m1 ; ~{J
the county are not acceptable. cr 1 ( T
Zoning District Description of Project._....:J=--X __ _.!:F__,~c...;::__V!_f-__ IA_e_vt_V{.c_€. _____________ _
"I hereby state the foregoing statements and all data, information and evidence submitted herewith in all respects, to the best of
my knowledge and belief, to be true and correct. I further certify I will comply with the permit if it is granted and used."
Required If other than property owner
t!. 1-'" ~ wJ-:~ of P• r;" e r Representative ( 1 ~.t&.d s ·g_ the r Property Owner
Mailing Address f1 u fl-1 ~f Mailing Address ~ 14 f1etll1 ~rJ S:o..J
City-State-Z ip -------------
Telephone No . --------------
Email
Signature ----:-::-:------:----:--::-:-------
(Signature is required)
City -State -Z ip S ..J-~ !/ vw. r M N S1-o&;)
Te lephone No . 6~ { -) Lf d.-/ '-1/ .b
Email · ·u-tdd ~ &-&J,'o; ph~> Jo. c.OYV! v I
S :\PLANNINGIADMINISTRATION\FORMS \PLANNING APPLICATION 2013 .DOCX June 13 , 2013
[
[
[
[[
[
[
Lot 12
Lot 11
Lot 10
Lot 8b
Lot 8a
Lot 9
Lot 7
Lot 6
Lot 13
Lot 14
Parking
Ramp
Lot 15
Lot 5
Lot 4
Lot 3
Lot 2
Lot 1
Lot 16
Lot 17
Lot 18
Lot 19
Lot 20
M u l b e r r y S t r e e t
N
.
T
h
i
r
d
S
t
r
e
e
t
S
.
T
h
i
r
d
S
t
r
e
e
t
N
.
S
e
c
o
n
d
S
t
r
e
e
t
S
.
S
e
c
o
n
d
S
t
r
e
e
t
M y r t l e S t r e e t
C o m m e r c i a l A v e N
.
M
a
i
n
S
t
r
e
e
t
N
.
W
a
t
e
r
S
t
r
e
e
t
S
.
W
a
t
e
r
S
t
r
e
e
t
C h e s t n u t S t r e e t
S
.
M
a
i
n
S
t
r
e
e
t
S
a
m
B
l
o
o
m
e
r
W
a
y
O l i v e S t r e e t
N e l s o n A l l e y
N e l s o n S t r e e t
N e l s o n S t r e e t
S
.
F
o
u
r
t
h
S
t
r
e
e
t
P i n e S t r e e t
L
o
w
e
l
l
P
a
r
k
L
o
w
e
l
l
P
a
r
k
L
o
w
e
l
l
P
a
r
k
L i f t B ri d g e
T e d d y B e a r P a r k
P i one e r P ar k 1VCMJD1BSLJOH
%PXOUPXO4UJMMXBUFS
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
On-street handicapped parking
Free parking
Pay parking
Free parking
after office hours
Parking ONLY for
co-op customers
Map produced by
Stillwater Parking Commission
6/26/14
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
Lot 1 (hourly) -- 106 spaces
Lot 2 (hourly) -- 84 spaces
Lot 3 (3 hr) -- 35 spaces
Lot 4 (4 hr) -- 29 spaces
Lot 5 (4 hr) -- 7 spaces
Lot 6 (3 hr) -- 16 spaces
Lot 7 (3 hr) -- 16 spaces
Lot 8a ("private") - 52 spaces
Lot 8b (4 hr) -- 87 spaces
Lot 9 (4 hr) -- 30 spaces
Lot 10 (24) -- 49 spaces
Lot 11 (24 hr) -- 45 spaces
Lot 12 (24 hr) -- 85 spaces
Lot 13 (3 hr) -- 28 spaces
Lot 14 (24 hr) -- 15 spaces
Lot 15 (4 hr) -- 20 spaces
Lot 16 (4 hr) -- 47 spaces
Lot 17 (4 hr) -- 103 spaces
Lot 18 -- 53 spaces
Lot 19 -- 83 spaces
Lot 20 (24 hr) -- 22 spaces
Ramp (hourly) - 248 spaces
Total = 1,260 spaces
TO: Downtown Parking Commission
FROM: Bill Turnblad, Community Development Director
DATE: October 6, 2014
RE: Summer Tuesdays request for invoice reduction
REQUEST
Corey Buettner, Summer Tuesdays, submitted a request to reduce the fee charged for Summer Tuesdays’
parking lot reservations this year.
BACKGROUND
Due to flooding in North Lowell Park during four of the Summer Tuesday event dates, 26 spaces in Lot 2
needed to be used as an alternate location for some of the activities.
The invoiced fee for the 26 spaces on those four dates was $936. Corey is requesting that the fee be
reduced to $624. His argument is that the sign in Lot 2 says the fee for parking 12 hours is $3. Since his
group reserved the spaces for 24 hours, he believes he should only have to pay for two 12 hour shifts at $3
each. In other words, $6 per day rather than $9 per day.
COMMENTS
When the Parking Commission and City Council established the parking reservation rates, the fee for the
pay lots (Lot 1 and Lot 2) was set by multiplying the cost to park in the lots by threefold. The assumption
was that there is an average turnover in the pay lots of three times a day. Therefore, a space in Lot 1
would earn the City $15 per day ($5 x 3) and a space in Lot 2 would earn $9 per day ($3 x 3).
While it is true that an individual who pays $3 to park in Lot 2 is allowed to stay in that spot for 12 for
that price, the space in reality turns over about three times in a day. So the space would earn an average
of $9 per day, not an average of $6.
ALTERNATIVES
The Parking Commission can recommend either, that:
1. The City Council approve the fee reduction from $936 to $624; or
2. The Council deny the fee reduction.
bt