HomeMy WebLinkAbout2013-05-20 PACKET 07.1.Cottage
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khere Pride a , Prosperity Meet
TO: Planning Commission
FROM: Emily Schmitz, Code Enforcement Officer
DATE: May 15, 2013
RE: Off - Street Parking Requirements Review
Background
There has been a recent interest in understanding off - street parking requirements outlined in the
City code in relation to peer communities and how /if they differ in amount of off - street parking
spaces required for certain land uses.
Discussion
Attached is a spreadsheet outlining the minimum number of parking space that other commun-
ities require and the methodology of determining parking standards. Research shows that
Cottage Grove's parking requirements rank on average with 25 of its regularly compared peer
communities.
Cottage Grove requirements for off - street parking at a restaurant facility are calculated based on
capacity design seating (1 parking space for each 3 seats) or by gross floor area (1 parking
space for each 60 square feet of gross floor area or in cases where a liquor license is obtained
by the establishment, 1 parking space for each 50 square feet of gross floor area). The required
parking must be the greater of the two, design capacity or gross floor area, and is usually the
latter.
For example, the required parking for a 6,550 square foot building with a 352 seating capacity,
using the above requirements, is 118 required spaces based on capacity design seating and
110 required spaces using gross floor area with no liquor license. If the establishment has a
liquor license, the required parking is 131 spaces.
Our peer communities use the same variables, design capacity and gross floor area, when cal-
culating their required parking. The difference in spaces required tends to come from the use of
a smaller multiplier. For example, the amount of seats per one parking stall range from two
seats per parking space to four seats per parking space, creating a range of 176 to 88 required
parking spaces.
Variables used also range in amount of square feet per parking stall; this tends to be from 80
square feet to 50 square feet of floor space per parking stall. This creates a range, in cities
evaluated, of 66 to176 parking spaces required. The average number of required spaces of our
peer communities, including Cottage Grove, is 125.
Employee parking is also used as a variable to calculate required parking by four cities eva-
luated, necessitating additional parking for the number of employees on a maximum shift, re-
Planning Commission
Off - Street Parking Requirements Review
May 15, 2013
Page 2 of 2
quiring one space per each two employees, or requiring parking for employees in general.
These communities range in total required parking from 176 to 118, plus the addition of
employee parking.
Our requirements for a retailer are one space per 200 square feet of gross floor area. The ex-
ample of a 50,000 square foot retailer (shown on the attached spread sheet) would require 250
parking spaces in Cottage Grove. Our peer communities all use this same variable, gross floor
area, in the calculation of their required parking, which ranges from 154 to 334 required spaces
with an average of 245 spaces. Those on the low end require one parking space per each 250
to 325 square feet while those on the high end require one space per each 150 to 175 square
feet.
It appears that our required spaces fall under the mean of other communities in both retail and
dining establishments. Staff is not aware of parking deficits in retail areas in cases where re-
tailers currently meet ordinance requirements. In some instances, the retailers parking formulas
exceed City requirements. Staff supports joint parking scenarios for a portion of parking re-
quirements, which does need to be reviewed on a case -by -case basis.
Our requirements for senior housing include one and one half parking spaces required for each
unit. When using the example of senior housing with 150 units, our required parking would be
225 spaces. Our peer communities require an average of 129 spaces. Communities use a vari-
able range of one -half parking space per unit to one and a half parking spaces required per unit.
Data shows our parking requirements to be above the average of our peer communities. Staff is
not aware of any issues in regard to parking excess for senior housing developments.
Some communities also require employee parking at senior housing, such as one space for
each employee on the peak shift or one space for each two employees and one for each staff
doctor, which will fluctuate amount of parking required. Multiple communities also require all or a
portion of the parking be covered.
Our required parking falls within the average of our peer communities, although reduction can
be considered. For example, by increasing the number of seats per parking space required for
dining establishments, the total required parking for the facility would decrease, or decreasing
the required parking stalls per unit in senior housing. It should be taken into consideration that
requiring less parking for establishments creates less impervious surfaces, less storm water run-
off, and a more environmentally friendly site.
Recommendation
Review and comment on updating or changing off - street parking requirements or is further
research needed of off - street parking, shared parking, and /or employee parking.
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