HomeMy WebLinkAbout2019/09/18 - ADMIN - Agenda Packets - Planning Commission - Study SessionAGENDA
PLANNING COMMISSION
COUNCIL CHAMBERS
6:00 P.M.
SEPTEMBER 18, 2019
STUDY SESSION
1.Parking approach for the Historic Walker Lake District
2.Ground floor street-facing transparency requirements
If you cannot attend the meeting, please call the Community Development Office, 952.924.2575.
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call 952.928.2840 at least 96 hours in advance of meeting.
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Meeting: Planning Commission
Meeting Date: September 18, 2019
Study Session Item: #1
1. Parking approach for the Historic Walker Lake District
Recommended
Action:
Discuss the proposed parking section for the Historic Walker
Lake District.
Request: Discuss the proposed parking section for the Historic Walker Lake District.
Background: The Historic Walker Lake: District Revitalization Plan was completed and
approved by the city in May 2019. The plan addressed a number of items (uses, building form,
and public realm improvements) including an analysis of the district’s parking supply. The plan’s
parking analysis demonstrated a fairly significant amount of parking is available based on
existing land uses and parking utilization. To help manage this excess supply and other study
findings, the plan recommended the establishment of an overlay district for the Historic Walker
Lake area.
Since the adoption of the Historic Walker Lake: District Revitalization Plan, city staff have
analyzed how best to implement the conclusions of the plan. It became clear that implementing
an overlay district that adequately addressed parking, uses, building form, and public realm
improvements while still relating to underlying, base districts would become very complicated
and difficult to implement. Instead, the unique features and needs of the Historic Walker Lake
neighborhood make the establishment of its own individual zoning district a much better
alternative.
The Historic Walker Lake Zoning District will focus on the themes highlighted in the plan:
parking, uses, building form, and public realm improvements. Today’s discussion involves
parking for the district. The purpose in developing this parking section is to achieve the
following goals:
• Allow existing buildings to change and intensify uses over time without having to
address off-street parking requirements. This approach helps maximize the existing
parking supply, while reducing the demand to build additional spaces.
• Establish parking minimum and maximum requirements that would be applied to new
buildings or the expansion of an existing building within the district. This assumes
today’s parking supply is not available to accommodate large scale redevelopment
projects. Parking minimums and maximums will help ensure parking is not being
overbuilt, while promoting compact development, higher-intensity uses, and a stronger
pedestrian realm.
• Use existing city parking processes while considering best practices t o guide developers
or property owners when they want to deviate away from the district’s parking
minimums and maximums.
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Planning Commission – Study Session Meeting of September 18, 2019
Subject: Parking approach for the Historic Walker Lake District
Existing city process/approach to parking: Currently, off-street parking standards are within
city code Sec. 36-361:
•Requires an administrative parking lot permit, unless parking review is done as part of
another planning application (conditional use permit, planned unit development,
variance, etc.).
•Table 36-361(a) lists minimum off-street parking spaces required by use.
•Reductions from the standards in Table 36-361(a) are listed in Sec. 36-361(d):
o Transit service – 10% reduction in required spaces if within ¼ mile of transit stop
(not applicable to multi-family residential)
o On-street parking – if on-street facilities are being built as part of the
development, may replace one-to-one
o Travel demand management (TDM) – if transit service and on-street parking are
not available, up to 5% reduction through a TDM Plan
•Additional options:
o Shared parking [Sec. 36-361(g)]
o Off-site parking [Sec. 36-361(i)]
Approach to the parking section: In general, the district’s parking section will include several
new elements in the zoning code. Those elements for discussion are highlighted below.
1.Purpose: The purpose of establishing parking standards within the district will be
defined. In general, the purpose is to establish off-street parking minimum and
maximum requirements for new buildings or the expansion of an existing building
within the district; new uses within existing buildings will be exempt.
2.Establish boundary: A boundary will be established, which defines the area where the
regulations are applied on the zoning map.
3.Parking requirements: The parking section will incorporate the recommended parking
minimums and maximums included in the Historic Walker Lake: District Revitalization
Plan (see Attachment A). It is important to recognize the parking requirements will only
be applied to new buildings or when an existing building is being expanded.
Parking minimums and maximums help set realistic parking expectations for
developments when they occur. The parking minimums and maximums for this district
(see Attachment A) were developed based on best practices and tailored to fit within
this area. Minor adjustments to these requirements will be made at a later time. City
staff anticipates minor adjustment to the restaurant and brewery/food hall land uses.
The proposed parking maximums for these land uses appear to be too high.
The district will also specify that required parking may not be removed, built over, or
used for other uses (outdoor display, patio areas, etc.), unless replaced elsewhere on
site.
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Planning Commission – Study Session Meeting of September 18, 2019
Subject: Parking approach for the Historic Walker Lake District
4.Existing requirements: New development within the district will still be subject to the
requirements within Sec. 36-361; with the exception that the new parking minimums
and maximums table will replace Table 36-361(a) for new buildings and expansions
within the building.
5.Process: New buildings or redevelopment projects within the district will be subject to
the parking minimum and maximum requirements. The city will process these
applications in the same way they do for other parking regulations. The city may also
want to consider additional requirements or best practices that apply specifically to the
district to encourage the applicant to explore options that reduce the need for building
additional parking or apply strategies that offset the negative externalities of new
parking lots. These options for consideration include:
a.Performance standards: The applicant may be encouraged to include additional
performance standards when exceeding the maximum parking requirements,
such as:
i.Additional screening and landscape/stormwater requirements
ii.Maximum contiguous area of paving/impervious surface
iii.Location of parking in relation to building, none permitted between front
of building and public street
iv.Delineated ADA accessible walkways
v.Rideshare hub inclusion
vi.Minimize curb-cuts
vii.Prohibit demolition of existing structures to make space for parking
b.Expanded TDM plan: The applicant may be encouraged to provide a more robust
TDM plan that include strategies that reduce the development’s parking
demand. This can result in innovative solutions that are tailored to the specific
needs for the area. Potential travel demand management strategies may include:
i.Providing transit pass discounts
ii.Installing bike storage, changing rooms, or showers, bike repair services
iii.Developing educational materials that promote transit use and non -
motorized modes of transportation to and from the site
iv.Promoting car share and rideshare programs
v.Supporting flexible work hours and remote work space
vi.Charging a market rate for off-street spaces (no free parking)
vii.Valet parking
viii.Car free incentives for residential uses
c.Shared parking agreement: Shared parking is a concept of utilizing parking
facilities jointly among different businesses or uses in an area that takes
advantage of different peak parking characteristics. For example, restaurants
typically see a high parking demand during the evening hours and on the
weekends, versus office space demand which is heavy during normal business
hours on the weekday. An applicant may choose to enter into these agreements
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Planning Commission – Study Session Meeting of September 18, 2019
Subject: Parking approach for the Historic Walker Lake District
to meet their parking requirements. A parking study is typically provided as part
of the development review process to demonstrate the existing parking facilities
utilization. Utilization counts serve as a quantitative measure in documenting
existing parking conditions and the available parking supply during different
periods of the day (e.g., morning, afternoon, and evening).
Discussion
Drafting the parking section for the Historic Walker Lake Zoning District will require input on the
following items.
1.Specific off-street parking requirements
The parking section will include parking minimum and maximum requirements. As
noted, these parking requirements will only be subject to new buildings or the
expansion of an existing building; new uses within existing buildings will be exempt.
Does the planning commission support moving forward with the parking minimum
and maximum standards as proposed?
2.Additional Standards or Requirements
The parking section may be a good place to encourage additional standards beyond
those for the general parking ordinance, such as more robust TDM or performance
standards.
Do we want to encourage applicants to apply additional measures for mitigating the
parking demand generated by development?
Attachment: Historic Walker Lake: District Revitalization Plan (Page 84) - Parking Minimums
and Maximums
Prepared by: Lance Bernard, Planning Consultant with HKGi
Reviewed by: Sean Walther, Planning and Zoning Supervisor
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May 2019HISTORIC WALKER LAKE: DISTRICT REVITALIZATION PLAN
Current Land Use Category Current Number of Parking Spaces Required In Code Proposed Required Off-Street Minimum Proposed Required Off-Street Maximum
Residential
Multi-family
1 space/bedroom. 10% of the required parking as guest parking. Multi-family
residential developments shall not be eligible for a transit or Planned Unit Development
reduction in required parking.
1 space/dwelling unit 2 spaces/dwelling unit
Elderly Housing 1 space/dwelling unit, except where verifiable information indicates a reduced long-
term parking demand.1 space/dwelling unit 2 spaces/dwelling unit
Human Care Uses
Adult day care 2 spaces/each five program participants licensed by state.1 space/employee on largest shift OR 1 space/500 sq. ft. of GFA, which
ever is largest
1 space/employee on largest shift OR 1 space/200 sq. ft. of GFA, which
ever is largest
Group day care, nursery school 1 space/each 2 employees, +1space /each 10 program participants based on total
participant capacity of the facility.
1 space/employee on largest shift OR 1 space per 500 sq. ft. of GFA,
which ever is largest
1 space/employee on largest shift OR 1 space per 200 sq. ft. of GFA,
which ever is largest
Group homes 2 spaces/five beds.1 space/4 beds 1 space per 2 beds
Medical or dental office <2,500 sq. ft. floor area, 1 space/each 250 sq. ft. floor area.
>2,500 sq. ft. floor area, 1 space/each 200 sq. ft. floor area.1 space/500 sq. ft. FA in excess of 4,000 sq. ft. (min. 4 spaces)1 space/200 sq. ft. FA
Nursing home 5, +1 space/five beds.1 space/employee on largest shift +1 space/6 beds 1 space/employee on largest shift plus 1 space/ 3 beds
Institutional Uses
Community center Parking requirement shall be based upon uses within the building.Parking requirement based on uses within the building.Parking requirement based on uses within the building.
Libraries, museums, art 1 space/300 sq. ft. floor area in principal structure.1 space/450 sq. ft. floor area in principal structure.1 space/ each 300 sq. ft. floor area in principal structure.
High school and post- secondary schools 1 space/4 students based on building capacity, +1 space/two classrooms.
1 space/classroom + 1 space per 5 students of legal driving age based
on the maximum number of students attending classes at any one
time
2 spaces/ classroom + 1 space per 3 students of legal driving age
based on the maximum number of students attending classes at any
one (1) time
Commercial Uses
Bank 1 space/each 250 sq. ft. floor area 1 space/250 sq. ft. floor area 1 space/200 sq. ft. floor area
Catering 1 space/500 sq. ft. floor area.1 space/500 sq. ft. floor area.1space/500 sq. ft. floor area.
Coffee shop 1 space/each 200 sq. ft. floor area.1 space/200 sq. ft. floor area.1 space/100 sq. ft. floor area.
Food service or bakeries 1 space/ 25 sq. ft. customer floor area.1 space/300 sq. ft. floor area.1 space /150 sq. ft. floor area.
Hotel 1.5 spaces/dwelling unit, guestroom, or hotel room.1 space/3 guest rooms + parking equal to 10% of the capacity of
persons for an affiliated use on site (i.e., dining or meeting rooms)
1 space/guest room + parking equal to 30% of the capacity of persons
for an affiliated use on site (i.e., dining or meeting rooms)
Offices or medical and dental labs
< 50,000 sq. ft. floor area: 1 space/250 sq. ft. floor area. 50,000 sq. ft.-200,000 sq. ft.
floor area: 1 space/275 sq. ft. floor area.
200,000 sq. ft. floor area -400,000 sq. ft. floor area: 1 space/300 sq. ft. floor area.
>400,000 sq. ft. floor area: 1 space/325 sq. ft. floor area.
1 space/500 sq. ft. FA in excess of 4,000 sq. ft.1 space/250 sq. ft. FA
Bowling alley 1 space/bowling lane.1 space/250 sq. ft. FA 1 space/100 sq. ft. FA
Pool hall or video arcade 1 space/25 sq. ft. customer area.1 space/250 sq. ft. FA 1 space/100 sq. ft. FA
Sport/health club, studio, pool 1 space/200 sq. ft. non-court area. 2 spaces/ tennis/racquetball court.
1 space/50 sq. ft. deck area for a swimming pool.1 space/500 sq. ft. FA in excess of 4,000 sq. ft. (minimum of 4 spaces)1 space/ 200 sq. ft. FA
Theatre, auditorium, assembly halls 1 space/4 seats. A single seat on a bench is equal to 28”.1 space/4 attendees 1.5 spaces/4 attendees
Restaurants - fast casual 1 space/60 sq. ft. floor area.1 space/300 sq. ft. FA 1 space/75 sq. ft. of FA
Restaurants - standard sit down 1 space/60 sq. ft. floor area.1 space/300 sq. ft. FA 1 space/75 sq. ft. of FA
Brewery/Food Hall n/a 1 space/150 sq. ft. FA 1 space/75 sq. ft. FA
Retail store, grocery, and service establishment where
> 25% gross floor area is customer area Minimum: 1 space/250 sq. ft. floor area. Maximum: 1 space/150 sq. ft. floor area.1 space/400 sq. ft. floor area.1 space/400 sq. ft. FA
Retail where < 25% gross floor area is customer area 1 space/100 sq. ft. of customer service area.1 space/250 sq. ft. floor area. 1 space/150 sq. ft. FA
Studios 1 space/400 sq. ft. floor area.1 space per 400 sq. ft. FA 1 sapce per 200 sq. ft. FA
Industrial Uses
Manufacturing, fabrication, or processing F5 space + 1/500 sq. ft. floor area.
1 space/ employee on largest shift or 1 space/1,200 sq. ft. FA
whichever is greater +1 space/vehicle normally stored or parked on the
site
1 space/500 sq. ft. FA +1 space/ vehicle normally stored or parked on
the site
Showrooms 1 space/500 sq. ft. floor area.1 space/500 sq. ft.1 space/200 sq. ft.
Warehouse 1 space/1,500 sq. ft. floor area.1 space/2 employees on largest shift or 1 space/ 1,500 sq. ft. FA
whichever is greater 1 space/500 sq. ft. FA
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Meeting: Planning Commission
Meeting Date: September 18, 2019
Study Session Item: #2
2.Zoning guidelines for ground floor street facing transparency requirements
Case No.: 18-70-ZA
Recommended
Action:
Discuss the proposed ordinance for ground floor street facing
transparency requirements.
Request: Discuss the proposed ordinance for ground floor street facing transparency
requirements and provide feedback to staff for suggested ordinance changes.
Background: In summer 2018, city council directed staff and the planning commission to
consider zoning standards for ground floor window transparency to increase vibrancy along the
city’s commercial streets.
After several months of reviewing ground floor transparency re quirements, the planning
commission voted 6 to 0 to recommend denial of the ground floor transparency ordinance
draft. The vote was based on concerns about lack of flexibility both externally and internally for
retail and commercial spaces, and placing undue burden on businesses.
City council met with planning commissioners on April 8, 2019 to discuss the commission’s
recommendation of denial. During this study session, commissioners expressed their concerns,
and told council that they were close to coming up with an ordinance they could support. City
council then requested the planning commission further review the draft ordinance, and send
something back to city council they felt comfortable recommending. The minutes for the April
8, 2019 study session are available online and are attached to this report.
Planning commission met in July to discuss ground floor transparency. Support was voiced in
favor of the intent of the ordinance, but concerns were made regarding the specific amount of
transparency required and the amount of window coverage that would be allowed.
There were also some questions regarding transmittance standards. Transmittance is the
degree to which the glass is transparent/tinted verses opaque. The ordinance would allow a
transmittance factor between 60 to 100%. The following image depicts the differences in
transmittance.
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Planning Commission – Study Session Meeting of September 18, 2019
Subject: Ground floor street-facing transparency requirements
Staff has revised the draft ordinance to respond to feedback from the planning commission.
Much of the ordinance remains the same however the percentage of minimum ground floor
windows has been changed to be less restrictive. The language in Section 36 -366(b)(3)a.vi. has
not changed. If removed, applicants would be required to seek a variance if they are unable to
meet the requirements. If the applicant does not need recommendations by planning
commission and city council approval, the ordinance allows the Zoning Administrator to decide
if a proposed design meets the intent of the ordinance. If an applicant disagrees with the
Zoning Administrator’s decision, they can appeal the decision to the Board of Zoning Appeals.
The ordinance is drafted so the limitations on window paintings and signage that are included
in the ordinance would be applied to all businesses, existing and new in the C-1 and C-2
Districts, and retail, service, and restaurant uses in O and BP Districts. The remainder of the
ordinance will be applied when upgrades and renovations to buildings in the previously listed
districts occur. The regulations establishing a minimum percentage of transparency on the front
and side street facing facades does not apply to existing buildings. This requirement will be
enforced on all new buildings and buildings which expand the gross square footage of the
building by more than 50 percent.
Attachments: Ground floor transparency ordinance draft
City council study session minutes April 8, 2019
Prepared by: Jennifer Monson, Planner
Reviewed by: Sean Walther, Planning and Zoning Supervisor
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Planning Commission – Study Session Meeting of September 18, 2019
Subject: Ground floor street-facing transparency requirements
Section 36-4 Definitions
************
Ground Floor Transparency means the measurement of the percentage of a facade that has highly
transparent, low reflectance windows at the pedestrian level, measured between 2’ and 8’ above grade.
************
36-366 Architectural design
**
(b)Standards.
**
(3)Ground floor transparency.
a.The following façade design guidelines shall be applicable to all ground floor street-
facing facades in the C-1 and C-2 Districts, and retail, service, and restaurant uses in O
and BP Districts:
i.Window paintings and signage shall cover no more than 10 percent of the total
window and door area.
ii.Visibility into the space shall be maintained for a minimum depth of three (3)
feet. Display of merchandise is allowed within this three (3) feet.
iii.Interior storage areas, utility closets and trash areas shall not be visible from the
exterior of the building.
iv.No more than 10 percent of total window and door area shall be glass block,
mirrored, spandrel, frosted or other opaque glass, finishes or material including
window painting and signs. The remaining 90 percent of window and door area
shall be highly transparent, low reflectance windows with a minimum 60
percent transmittance factor and a reflectance factor of not greater than 0.25.
v.For all new buildings constructed after January 1, 2019, and existing buildings
which expand the gross square footage of the building by more than 50 percent,
the minimum ground floor transparency shall be 50 percent on the front façade,
and 20 percent on all other ground floor street facing facades.
vi.The city acknowledges a degree of flexibility may be necessary to adjust to
unique situations. Alternatives that provide an increase in pedestrian vibrancy
and street safety including but not limited to public art and pedestrian scale
amenities may be considered and may be approved by the Zoning
Administrator, unless the development application requires approval by City
Council, in which case the City Council shall approve the alternate transparency
plan.
(3)(4) Additions and accessory structures. The exterior wall surface materials, roof treatment,
colors, textures, major divisions, proportion, rhythm of openings, and general
architectural character, including horizontal or vertical emphasis, scale, stylistic features 11
Planning Commission – Study Session Meeting of September 18, 2019
Subject: Ground floor street-facing transparency requirements
of additions, exterior alterations, and new accessory buildings shall address and respect
the original architectural design and general appearance of the principal buildings on
the site and shall comply with the requirements of this section.
(4)(5) Screening.
a.The visual impact of rooftop equipment shall be minimized using one of the following
methods. Where rooftop equipment is located on buildings and is visible within 400
feet from property in an R district, only the items listed in subsections 1 and 2 shall be
used.
1.A parapet wall.
2.A fence the height of which extends at least one foot above the top of the rooftop
equipment and incorporates the architectural features of the building.
3.The rooftop equipment shall be painted to match the roof or the sky, whichever is
most effective.
b.Utility service structures (such as utility meters, utility lines, transformers, aboveground
tanks); refuse handling; loading docks; maintenance structures; and other ancillary
equipment must be inside a building or be entirely screened from off-site views utilizing
a privacy fence or wall that is at least six feet in height. A chain link fence with slats shall
not be accepted as screening.
c.All utility services shall be underground except as provided elsewhere in this chapter.
(5)(6) Parking ramps. All new parking ramps shall meet the following design standards:
a.Parking ramp facades that are visible from off the site shall display an integration of
building materials, building form, textures, architectural motif, and building colors with
the principal building.
b.No signs other than directional signs shall be permitted on parking ramp facades.
c.If the parking ramp is located within 20 feet of a street right-of-way or recreational trail,
the facade facing the street shall be subject to the same requirements for exterior
surface materials as for buildings.
(6)(7) Awnings and canopies.
a.Awnings and Canopies.
1.Construction. Awnings and canopies shall have noncombustible frames. If an
awning can be collapsed, retracted or folded, the design shall be such that the
awning does not block any required exit.
2.Projection. Awnings and canopies less than 25 feet in width may extend up to two
feet from the face of the nearest curb line measured horizontally.
3.Clearance. All portions of any awning and canopy shall provide at least eight feet of
clearance or any walkway and twelve feet of clearance over nay driveway or
roadway.
4.Supports. Canopy posts or other supports located within a public right-of-way or
easement shall be placed in a location approved by the city engineer.12
Planning Commission – Study Session Meeting of September 18, 2019
Subject: Ground floor street-facing transparency requirements
b.Permit required. A building permit shall be issued prior to the installation of any awning
or canopy. In addition to the building permit, an encroachment agreement shall be
issued by the city engineer prior to the installation of any awning or canopy that extends
into, upon or over any street or alley right-of-way, park or other public property. The
encroachment agreement shall include provisions that hold the owner of the awning or
canopy liable to the city for any damage which may result to any person or property by
reason of such encroachment or the removal of such encroachment. Additional
conditions may be imposed on encroachment permits to protect the health, safety or
welfare of the public or to protect nearby property owners from hardship or damage or
to protect other public interests as determined by the city engineer.
c.Submission requirements. The following information shall be submitted prior to the
installation of an awning or canopy.
1.Application form and fee. A separate fee shall be required for the building permit
and encroachment agreement.
2.Dimensioned and scaled site plan and building elevations.
3.Four sets of drawings for each awning or canopy proposed.
d.Projections to be safe. All such projections over public property shall be structurally
safe, shall be kept in a safe condition and state of repair consistent with the design
thereof and repaired when necessary in the opinion of the city engineer or building
official by and at the expense of the person having ownership or control of the building
from which they project.
e.Removal upon order. The owner of an awning or canopy, any part of which projects
into, upon, over or under any public property shall upon being ordered to do so by the
city engineer remove at once any part or all of such encroachment and shall restore the
right-of-way to a safe condition. Such removal and restoration of the right-of-way will
be at the sole expense of the property owner. The city may, upon failure of the property
owner to remove the encroachment as ordered, remove the encroachment, and the
reasonable costs of removing such encroachment incurred by the city shall be billed and
levied against the property as a special assessment.
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