HomeMy WebLinkAbout10C - Zoning Odinance Requirements Related to Parking
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MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
CITY COUNCIL AGENDA REPORT
AUGUST 4, 2008
10C
DANETTE WALTHERS-MOORE, COMMUNITY DEVELOPMENT AND
NATURAL RESOURCES DIRECTOR
CONSIDER APPROVAL OF AN ORDINANCE AMENDING SECTION
1107.306 OF THE ZONING ORDINANCE TO REDUCE THE
REQUIREMENTS RELATED TO PROOF OF PARKING
Introduction
The purpose of this report is to consider an amendment to Section 1107.306 of
the Zoning Ordinance. The proposed amendment would decrease the
minimum requirements for proof of parking.
Historv
Since the adoption of the City of Prior Lake 2030 Comprehensive Plan, City
staff, the Planning Commission, and the City Attorney have been reviewing
and updating the Zoning Code to make it consistent with the 2030
Comprehensive Plan, while also making it more user-friendly.
On June 23, 2008 the Planning Commission held a public hearing to review
Section 1107.306 of the Zoning Ordinance related to proof of parking. No
public testimony was received at the hearing. City staff explained that the
purpose of proof of parking was to allow commercial and industrial uses the
ability to defer putting in paved and striped parking spaces where the use may
not justify the number of spaces typical of the industry standard. Proof of
parking areas require a designated future parking area, while in the meantime
allowing the area to remain as open green space, thus decreasing impervious
surfaces, and initial costs to the developer.
Currently, Section 1107.306 reads as follows:
For any parking lot for 100 vehicles or more, the property owner or tenant is
only required to pave and stripe 90% of the required parking spaces if the
following conditions are met:
(1) A parking plan drawn to scale for the property is submitted to
the Zoning Administrator and the plan indicates the site
complies with the total parking requirements stated above and
with the parking lot design and standards contained in
subsection 1107.204.
(2) The portion of the site which is not paved and is capable of
containing the amount of parking equal to the difference
between the total amount of required parking and the amount of
parking required to be paved [known as the proof of parking
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area] is suitably landscaped and curbed to meet the
requirements of subsections 1107.204.
(3) The proof of parking area is clearly delineated on the parking
plan for the site.
(4) The paved portion of the parking area shall comply with
subsections 1107.204(5).
(5) The proof of parking area is not used to satisfy any other
landscaping requirement of this Ordinance, is not located in any
other area on the site which is required by the City Codes to be
used for other purposes, and is not located in an area occupied
by a building.
The property owner is responsible for informing any subsequent
owner of the property of the parking status of the property.
The City may, in its sole discretion, require that the Proof of
Parking area be paved and striped in such a way that it meets
the requirements of subsections 1107.204(2) and 1107.204(5)
to provide the total number of required parking spaces on the
site.
The Planning Commission concurred with City staff and recommended the
Proof of Parking regulations be revised to allow for decreased requirements
and increased flexibility where appropriate.
Current Circumstances
City staff and the Planning Commission have nearly completed the full review
of the Zoning Code revisions and intend to forward the recommended
modifications to the Council for consideration at their September 2nd meeting.
In the meantime, staff has been working with a possible future business owner
on developing a vacant industrial site in the City. The proposed business
would benefit from the proposed modifications to the proof of parking portion
of the Zoning Code. In the hopes of being proactive in relation to the needs of
the business community, as well as customer friendly, staff recommends that
the proof of parking portion of the zoning modifications be considered
separately to expedite it and allow the future business owner to proceed for a
building permit before fall.
After consulting with other communities, the American Planning Association
standards, and business owners in relation to regulating parking, staff
recommends modifying Section 1107.306 in the following way:
F-~r c:ny parking lot for 100 vehicles s:- ::nora, the property owner or tenc:n~ is
only required t~ ;:ave--aR3 g~ripe eO% ~f tho requires l3ark.ffig :p2ses if the
following conditi=ng f:r~ r.1eF. Proof of Parkino. For anv oarkina lot for 20
vehicles or more. the orooertv owner or tenant is on Iv reauired to oave and strio~
30% of the reauired oarkina soaces if the followina conditions are met:
(1) The orooertv owner or tenant must orovide documentation
demonstratina how a soecialized use iustifies deviation from
industrv standards related to oarkina.
(2) A parking plan drawn to scale for the property is submitted to
the Zoning Administrator and the plan indicates the site will
comply with the total parking requirements stated above and
with the parking lot design and standards contained in
subsection 1107.204.
(3) The portion of the site which is not paved and is capable of
containing the amount of parking equal to the difference
between the total amount of required parking and the amount of
parking required to be paved [known as the proof of parking
area] is suitably landscaped and curbed to meet the
requirements of subsections 1107.204.
(4) The proof of parking area is clearly delineated on the parking
plan for the site.
(5) The paved portion of the parking area shall comply with
subsections 1107.204(5).
(6) The proof of parking area is not used to satisfy any other
landscaping or impervious surface requirement of this
Ordinance, is not located in any other area on the site which is
required by the City Codes to be used for other purposes, and
is not located in an area occupied by a building.
The property owner is responsible for informing any subsequent
owner of the property of the parking status of the property.
The City may, in its sole discretion, require that the Proof of
Parking area be paved and striped in such a way that it meets
the requirements of subsections 1107.204(2) and 1107.204(5)
to provide the total number of required parking spaces on the
site.
ISSUES:
Section 1108.600 of the Zoning Ordinance states that recommendations of the
Planning Commission and final determinations of the City Council shall be
supported by findings addressing the relationship of the proposed amendment
to the following policies:
1. There is a public need for the amendment.
There is a public need for the amendment to allow for parking
modifications in specialized cases. Besides being responsive to the needs
of the business community, if approved, the modified Code would allow for
decreased impervious surfaces and increased open green space.
2. The amendment will accomplish one or more of the purposes of this
Ordinance, the Comprehensive Plan, or other adopted plans or
policies of the City.
Goals and objectives of the 2030 Comprehensive Plan include:
. Promote sound land use.
Purposes of the Zoning Ordinance include:
. Enhance the aesthetic character and appearance of the City (would allow
for increased open green space).
. Conserve natural resources and environmental assets of the community
(would be supported by decreased impervious surfaces).
3. The adoption of the amendment is consistent with State and/or
Federal requirements.
This amendment is consistent with federal and state laws.
FINANCIAL
IMPACT:
The adoption of this amendment will help facilitate development of a currently
vacant industrial site in the City, thus increasing the City tax base.
ALTERNATIVES:
The City Council has the following alternatives:
1. Adopt an ordinance amending the text of the Zoning Ordinance as
proposed or with changes specified by the City Council.
2. Deny the amendment to the ordinance.
3. Defer consideration of this item and provide staff with specific direction.
The Planning Commission and staff recommend Alternative #1.
RECOMMENDED
MOTION:
Motion and second to adopt an ordinance amending Sections 1107.306 of the
Prior Lake City Code.
Reviewed by:
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AN ORDINANCE AMENDING SECTION 1107.306 OF THE PRIOR LAKE CITY CODE
The City Council of the City of Prior Lake does hereby ordain that:
1. Section 1107.306 will be deleted and replaced with the following:
Proof of Parking. For any parking lot for 20 vehicles or more, the property owner or tenant is only
required to pave and stripe 30% of the required parking spaces if the following conditions are met:
(1) The property owner or tenant must provide documentation demonstrating how a
specialized use justifies deviation from industry standards related to parking.
(2) A parking plan drawn to scale for the property is submitted to the Zoning
Administrator and the plan indicates the site will comply with the total parking
requirements stated above and with the parking lot design and standards
contained in subsection 1107.204.
(3) The portion of the site which is not paved and is capable of containing the
amount of parking equal to the difference between the total amount of required
parking and the amount of parking required to be paved [known as the proof of
parking area] is suitably landscaped and curbed to meet the requirements of
subsections 1107.204.
(4) The proof of parking area is clearly delineated on the parking plan for the site.
(5) The paved portion of the parking area shall comply with subsections
1107.204(5).
(6) The proof of parking area is not used to satisfy any other landscaping or
impervious surface requirement of this Ordinance, is not located in any other
area on the site which is required by the City Codes to be used for other
purposes, and is not located in an area occupied by a building.
The property owner is responsible for informing any subsequent owner of the
property of the parking status of the property.
The City may, in its sole discretion, require that the Proof of Parking area be
paved and striped in such a way that it meets the requirements of subsections
1107.204(2) and 1107.204(5) to provide the total number of required parking
spaces on the site.
This ordinance shall become effective from and after its passage and publication.
Passed by the City Council of the City of Prior Lake this 4th day of August, 2008.
ATTEST:
City Manager
Mayor
Published in the Prior Lake American on the 9th day- of August, 2008.
www.cityofpriorlaKe.com
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