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Home My WebLink About2018-09-20 DTPC Packet DOWNTOWN PARKING COMMISSION AGENDA Thursday September 20, 2018 8:30 AM Conference Room 213, City Hall 1. CALL TO ORDER 2. APPROVAL OF AGENDA 3. APPROVAL OF AUGUST 16, 2018 MINUTES 4. NEW BUSINESS 4.01. Parking mitigation plan for Kaufenberg bakery/café 4. UPDATES 5.01. Mills on Main – commercial parking ramp 7. ADJOURNMENT DOWNTOWN PARKING COMMISSION MEETING MINUTES August 16, 2018 REGULAR MEETING 8:32 A.M. Chair Andersen called the meeting to order at 8:30 a.m. Present: Vice Chair Pelletier; Commissioners Hopfe, Johnson, McAllister, Glynn; Council Liaison Junker Absent: Commissioners Lettner and Anderson Staff: Community Development Director Turnblad, Police Chief Gannaway, Parking Enforcement Officer Pasket APPROVAL OF AGENDA Vice Chair Pelletier accepted the agenda as presented. APPROVAL OF MINUTES June 21, 2018 minutes were accepted as presented NEW BUSINESS New trash enclosure on South Water Street Turnblad introduced this item by summarizing and amending his staff report dated August 10, 2018. John Koch requested approval of a trash enclosure similar to the one built by the City behind Marx Restaurant. Koch would finance and build the structure, but it would be owned by the City. The enclosure would be displace two on-street parking spaces on Water Street outside of the south end of the Midtown Antiques Mall. The enclosure would provide for garbage, grease and recycling and would be used by the Alfresco Building, the Portside Building and the Midtown Antiques Mall building. Council Liaison Junker said that losing two public parking spaces is not good. But, dealing with the dumpster and restaurant grease issues is a high priority for the City. So, he supported the request. Commissioner Glynn moved to recommend that the City Council approve the request with two conditions: 1) The three building owners would enter into a use agreement with the City prior to starting any construction work; and 2) The design, location and construction methods must be approved by the City prior to starting any construction work. Downtown Parking Commission August 16, 2018 Page 2 of 2 The motion was seconded by Commissioner McAllister and passed unanimously. Fall Art Festival Turnblad summarized his report dated August 14, 2018. Robin Anthony, Executive Director of the Stillwater Area Chamber of Commerce, explained changes in the venue layout since the staff report was distributed. For the preferred layout, the Art Festival would like to use Lot 5 (all three days), Lot 9 (all three days), Lot 10 (all three days) and Mulberry Circle (not on Saturday). The total cost to reserve the 106 spaces for the varying number of days would be $508.50. In case of flooding, the layout would include Lots 4, 5, 9, 10, 11 and Mulberry Circle. These 150 spaces would have a reservation fee of $706.50. Vice Chair Pelletier moved to approve as changed, which was seconded by Commissioner Hopfe. The motion passed unanimously. Harvest Fest Turnblad summarized his report dated August 13, 2018. Corey Buetner, Summer Tuesdays Inc, explained changes in the venue layout since the staff report was distributed. For the preferred layout, Harvest Fest would like to use Lot 4 (5 spaces on Friday and 15 spaces on Saturday), Lot 5 (all 7 spaces for three days), Lot 9 (30 spaces for three days) and Mulberry Circle (all 21 spaces for three days). The total cost to reserve the spaces would be $385.50. Commissioner McAllister moved to approve as changed, which was seconded by Commissioner Glynn. The motion passed unanimously. Ice Castle Turnblad summarized his report dated August 9, 2018. The Ice Castle is proposed to be in the same location as last year. And as last year, the business would like to reserve Lot 5 from October 15 until weather allows removal of equipment. Cost of the 7 spaces will be $1.50 per day. Commissioner McAllister moved to approve as changed, which was seconded by Commissioner Glynn. The motion passed unanimously ADJOURNMENT The meeting was adjourned at 9:40 a.m. Respectfully Submitted, Bill Turnblad, acting secretary DOWNTOWN PARKING COMMISSION DATE: September 20, 2018 CASE NO.: 2018-44 APPLICANT: Justin and Jill Kaufenberg, property owners REQUEST: Parking mitigation plan for bakery and café to be located at 310 Main Street South REPORT BY: Alex Kohlhaas, Zoning Administrator/Assistant City Planner BACKGROUND The property owners are proposing to operate multiple uses within the building at 310 Main Street South including a commercial bakery (1,138 s.f.) and café/restaurant (1,146 s.f.) on the first floor and a shared office space (2,457 s.f.) on the second floor. This property was purchased by the current owners in early 2017 and has since undergone extensive renovations restoring many of the building’s original historic features. Special Use Permit #2018-44 for the bakery and café uses was approved by the Planning Commission on September 12, 2018, conditioned in part upon approval of a parking mitigation plan by the Downtown Planning Commission. Mon Petit Cheri (previously located in Minneapolis) has been selected as the first-floor tenant in this building, with expected hours of operation from 7 am to 4 pm daily. At the time of this report, no specific tenants have been selected for the second-floor office space. SPECIFIC REQUEST To mitigate additional parking spaces required to accommodate the change of use from gallery and office to bakery, café, and office, the applicants have requested approval of mitigation plan that would allow parking for nine (9) vehicles to occur in the public parking system. Photo Credit: Traditional Construction Services, 2018 Kaufenberg Page 2 PARKING REQUIREMENT ANALYSIS Given the space limitations on historic properties downtown, expanding businesses cannot typically provide sufficient 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”. Essentially the alternative provisions are either to lease nearby private spaces, or if sufficient space is available, to rely on the public parking system. A third alternative is also possible, which is to grant a variance to the parking requirement. The third alternative has not been approved by the City since the early 2000s. If the Parking Commission approves use of the public parking system, then a fee is charged per space to offset the City costs for providing those spaces. We refer to this as “parking mitigation”. Currently, the fee for parking mitigation is $10 per month per space. An expanding business, or a property that is changing uses, is responsible for providing on-site parking or parking mitigation for the increased parking demand generated by the expansion or change in use. The parking required for the existing and the proposed uses are presented in the table below, as required by City Code section 31-510. Table 1 – Parking Requirements for Existing and Proposed Uses Use Requirement Spaces Existing Gallery (3,942 s.f.) 1/500 s.f. 7.88 Office (1,138 s.f.) 1/300 s.f. 3.79 Total Credit 11.67 (12) spaces Proposed Bakery (1,138) 1/200 s.f. 5.69 Restaurant (1,146 s.f.) 1/120 s.f. 9.55 Office (2,457) 1/300 s.f. 8.19 Total Required 23.43 (24) spaces Twenty-four (24) parking spaces are required for the proposed uses on this property, while the existing uses require only twelve (12) parking spaces. The City has consistently applied the policy that only the increased demand for parking need be mitigated when an expansion or use change is proposed downtown. However, three (3) on-site parking spaces are available (one in a garage and two behind the building); therefore, there is a deficit of nine (9) parking spaces from the existing to the proposed uses. MITIGATION IMPACT UPON PUBLIC PARKING SYSTEM Often when there is a request to use the public system for parking mitigation, the Commission requests information on the cumulative number of mitigation spaces already approved. The purpose for the information is to determine what portion of the public system is already committed to expansions and grandfathered off-site residential parking. Table 2 shows just the approved mitigation spaces. Table 3 shows the combination of both approved mitigation spaces and 55 grandfathered off-site residential spaces. Kaufenberg Page 3 Table 2 – Mitigation Spaces in Use Spaces % of total public system1 Currently invoiced: off-season months 2312 12.9% Currently invoiced: warm season months 272 15.2% Current + approved, not yet operating: off-season 258 14.4% Current + approved, not yet operating: warm season 299 16.7% Table 3 – Mitigation and deficit residential parking Spaces % of total3 Currently invoiced: off-season months + deficit residential 2864 16.0% Currently invoiced: warm season months 327 18.3% Current + approved, not yet operating: off-season 313 17.5% Current + approved, not yet operating: warm season 354 19.8% If the nine spaces requested for the bakery, café/restaurant, and office uses at 310 Main Street South are added to the last row of Table 3, then 20.3% of the public parking system becomes committed and therefore potentially unavailable at any given time. ALTERNATIVES The Downtown Parking Commission has several available alternatives: A. Approve the request to use public parking to satisfy the required parking for the bakery, café/restaurant, and office space with the following conditions: 1. The parking mitigation fee will be invoiced quarterly by the City. 2. The fee is to be paid upon receipt of City invoice. Failure to pay fees within 30 days of invoice will be certified for collection with real estate taxes. The applicant waives any and all procedural and substantive objections to the parking mitigation fee in-lieu of on-site parking requirements, including but not limited to a claim that the City lacks authority to impose and collect the fees. The applicant agrees to reimburse the City for all costs incurred by the City in defense of enforcement of this provision. B. Determine that the public parking system has reached capacity and deny the request to use public parking to mitigate for the lack of on-site parking. RECOMMENDATION Staff believes that the 20% commitment level for mitigation and residential parking is nearing maximum capacity. However, the property’s location gives it good access to Municipal Lots 16 and 17 (see photo below), which have some capacity during peak patronage times for the bakery/cafe. In addition, the fact that the café is closed after 4 pm is also beneficial because it won’t compete with other restaurants for parking during evening and dinner hours. So, we 1 1,791 spaces, excluding the 51 publicly owned spaces in Lot 8a (“River Market” Lot) 2 Including 52 for JX Event Center, though the entire building is not yet leased out 3 Not including the 51 publicly owned spaces in Lot 8a (“River Market” Lot) 4 Including 52 for JX Event Center, though the entire building is not yet leased out Kaufenberg Page 4 believe another nine spaces will not put the public system over capacity and recommend Alternative A. attachments: Applicant materials