Off-street parking requirements amendment7
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MEMORANDUM
TO: Planning Commission
FROM: Brad Nielsen
BATE: 19 April 2009
RE: Off-Street Parking Requirements
FILE NO. Zoning Code (1201.03)
When the City revamped its commercial zoning districts in 2007-08, it was noted that the
parking requirements associated with various land uses should be reviewed and updated. Iii
researching this subject, staff examined two areas of concern: 1) uses for which no parking
requirement has been identified; and 2) uses for which the parking requirement should be
updated. The sections of the Zoning Code that were examined were 1201.03 Subd. 5. (off-
street parking requirements) and Sections 1210 through 1223 (zoning districts). Our primary
resource in this effort was Parking Standards, Report Number 51-1511, a Plamling Advisory
Service report put out by the American Planning Association. As always, staff examined
what a number of other cities with contemporary zoning codes have included in their
regulations.
Uses/Parking
Residential. With the possible exception of senior housing, the parking requirements for
residential development is up to date. Residential uses are required to have two parking
spaces per unit. Senior housing of the type that has been developed in Shorewood
(independent/active) is also required to have two spaces per unit. Nursing homes are also
addressed in the Code. Both of these uses are considered up to date, however, the one area of
senior housing that is not addressed is assisted living. Since this is an area that will be
scheduled for further discussion, parking can be addressed in more detail at that time.
Nonresidential. Following are uses for which no specific parking requirement has been
identified. It is worth noting that the Code contains a provision for such cases, stating that
when there is some doubt regarding a specific use, the Planning Commission shall make a
determination on parking based on similar uses.
PRINTED ON RECYCLED PAPER
Mel -c: r
Re: Zol` Code- barking requirements
19 April ~u,09
1. Amusement places. While some communities simply treat this the same as
retail/service space, it is reasonable to use an occupancy standard, similar to churches
and theaters.
Staff recommendation: One space per three people of design capacity, based on the
State Building Code.
2. Bakery. Considered to be a retail/service activity.
Staff recommendation: One space per 200 square feet of net floor area.
3. Barber and beauty shops. Often treated as retail/service (1/200), there is a relationship
between the nurnber of chairs and parking.
Staff recommendation: Two and a half spaces per chair.
4. Catering establishments. When addressed, it typically shows up as retail/service.
Staff recommendation: One space per 200 square feet of net floor area.
5. Coffee houses. This use is covered by "drive-in establishment and convenience food".
Staff recommendation: One space per 15 square feet of gross floor area, but not less
than 1.5 spaces.
6. Commercial tutoring and learning centers: Sometimes treated like office space, a
reasonable relationship exists between the number of teachers and students.
Staff reconunendation: Two spaces per employee on the maximum shift.
7. Copy service/print shops. Most frequently addressed as retail/service.
Staff recommendation: One space per 200 square feet of net floor area.
8. Day spas. These are relatively new uses relative to zoning. Currently, they seem to be
handled as retail/service uses. However, each one needs to be examined for the types of
services rendered. For example, tanning, massage and beauty services are frequently
one on one activities.
Staff recommendation: One space per 200 square feet of net floor area or two spaces
per employee on the maximum shift, whichever is greater.
9. Delicatessen.
Staff recommendation: see "drive-in and convenience food"
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Memorandum
Re: Zoning Code Parking Requirements
19 April 2009
10. Dry cleaner.
Staff recommendation: Retail/service - one space per 200 square feet of net floor area.
11. Employment agencies.
Staff recommendation: Retail/service - one space per 200 square feet of net floor area.
12. Laundromat. A couple of cities use a ratio of parking to the number of machines, but
most frequently it is treated as retail/service.
Staff recommendation: One space per 200 square feet of net floor area.
13. Massage therapy. While some argument could be made for a ratio between tables and
parking, most frequently this is treated as retail/service.
Staff recommendation: One space per 200 square feet of net floor area.
14 Photography studio.
Staff recommendation: Retail/service - one space per 200 square feet of net floor area.
15. Recreation - personal fitness. There is a fairly wide range of requirements for this use.
Some cities base parking on occupancy and most have more stringent requirements than
retail/service.
Staff recommendation: Our Code lists "physical culture studio" at 10 spaces plus one
per 150 square feet of net floor area over. 2000. This is in line with staff's findings.
16. Tatuiing salons. Although an argument could be made for a relationship between the
number of beds and the number of parking spaces, most often this is treated as
retail/service.
Staff recommendation: Retail/service - one space per 200 square feet of net floor area.
17. Veterinary clinic. A ratio between the member of employees and parking spaces in not
uncommon, but can be a monitoring problem. A ratio between examination rooms and
parking is preferred.
Staff recommendation: Three parking spaces per examination room, plus one space per
400 square feet of additional net floor area.
18. Electronic media rental and sales (e.g. video rental). While some cities require
additional parking for this use, no doubt due to high customer turnover, most often it is
treated as retail/service. Changes in technology appear to have diminished the number
of these facilities.
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Memorandum
Re: Zoning Code barking Requirements
19 April 2009
Staff recommendation: Retail/service - one space per 200 square feet of net floor area.
Updates
There are certain uses listed in the current Zoning Code that have parking requirements that
may be outdated. One very obvious one is the category - elementary school. From the
review of the Minnewashta Elementary School conditional use permit, the current
requirement (one per 50 students) was found to be woefully inadequate. There are other uses
that deserve periodic monitoring. Following are uses that staff considers in need of attention.
Restaurant, cafe, tavern. At first look, our current Code appears too stringent. It has to
be noted, however, that it currently lumps restaurants and bars together. For a sit-down,
family restaurant without a bar area, it is considered too high by comparison to other
cities.
Staff recommendation: It is suggested that a distinction be made between restaurants
with and without bar areas. The current Code is considered adequate for restaurants
with bars. For those without bars, the following is suggested - a minimum of five
spaces, plus one space for each two seats of seating capacity.
2. Shopping center. At 5.5 spaces per 1000 square feet of gross leasable floor area,
Shorewood's Code is considered excessive by today's standards. It is recommended
that the standard be changed to five spaces per 1000 square feet of gross leasable space,
and that restaurants and fitness centers be calculated separately.
School, elementary and junior high. As noted, our current Code is quite inadequate
relative to this use.
Staff recommendation: Three spaces per classroom or one space per three seats of
assembly area, whichever is greater.
4. School, high school, private, day or church schools. With respect to high schools, the
Code is considered somewhat low at one per seven students. With more and more
students driving themselves to school, it is virtually impossible to require adequate
parking. Seldom do high schools not have on-street parking issues near the school.
Some thought should be given to separating day or church schools from the category. If
they are elementary schools, they should be grouped as such, whether private or not.
Staff recommendation: Two spaces per classroom, plus one space per five students,
based on design capacity, or one space per three seats of auditorium area.
It should be noted that in making its recommendations, staff has taken into consideration that
many uses fall into a retail/service category. As such, one space per 200 ends up being
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Memorandum z
Re: Zoning Code - Parking Requirements
i q ;12009
somewhat of a default requirement. It is also recognized that some uses, more often than not,
reside in shopping centers (e.g. tanning salons and beauty/barber shops). If agreeable to the
Planning Commission and City Council, the recommendations contained herein should be
amended into Shorewood's current Zoning Code. A public hearing to consider the revisions
has been scheduled for the first meeting in May.
Cc: Brian Heck
Mary Tietjen
Lamy Brown
James Landini
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