7.8. SR 03-06-1995~'~~ ~ ` ITEM 7.8 *'~
(
'ty of ~~ MEMORANDUM
R1 ~~~ TO: Mayor & City Council
lk •
1 FROM: Steven B. Ach, City Planner~~
DATE: March 6, 1995
SUBJECT: Ordinance Amendment by the City of
Elk River Case No. OA 94-04
Issue
The City of Elk River is requesting to amend Section 900.24 of the Zoning
Ordinance relating to parking and loading requirements.
Anal. is
At the February 27, City Council meeting, it was requested that staff
examine the parking requirements for high schools and present that in the
proposed code amendment. Attached is a brief analysis of parking
• requirements of other communities as they relate to high schools. Based on
this analysis, our current parking requirements are not that far out of line.
However, recognizing the conditions at the Senior High, the requirements
were slightly upgraded. The parking requirements for senior high schools
were modified as follows:
-one (1) parking space for each classroom plus one (1) parking space for
each three (3) -#"i~e {b}~t~e~t~based upon design capacity.
Recommendation
It is recommended the City Council approve Ordinance 95-_, amending
Section 900.24 of the Zoning Ordinance relating parking and loading
requirements.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
.~r ~
~~
ity of ~~
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River
MEMORANDUM
TO: Steve Ach, City Planner
FROM: Troy Langer, Planning Intern
DATE: March 2, 1995
SUBJECT: Parking Requirements for Elk River Area High School
•
R~UEST
Per the request of the Elk River City Council, here are the results of the proposed
amendments compared to the existing parking requirements:
Current standards
Existing Parking
420 parking stalls
560 parking stalls
•
Proposed standards 643 parking stalls
INTRODUCTION
Because of the recent attention with the ice arena addition near the high school, parking
has been addressed as a concern. With the potential for that type of development in and
around the high school area, it was determined that the current standards for parking
needed to be addressed. These standards either need to be updated or they need to be more
accurately enforced to relieve any future parking problems. The current parking situation
has, in the past, created problems, particularly during events that create a large volume of
traffic. For example, during a football game, it has been estimated that three-thousand
(3,000) individuals have been in attendance. Parking during these events can become a
problem. With the proposed addition to the ice arena, there is the potential for additional
problems in the future.
In an attempt to alleviate the potential problems, this memo discusses how the current Elk
River parking requirements for the senior high school compare and contrast to other
communities.
ANALYSIS
Two communities, Stillwater and Hastings, were selected to compare and contrast parking
requirements with the current Elk River parking requirements. The two communities were
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
selected primarily because of similar characteristics in population statistics and similar
characteristics in the school district enrollments.
Elk River, Stillwater, and Hastings school districts all contain similar enrollment and
encompass a comparable rural population that attend the senior high school. Because of
similar enrollments, rural populations, and staff sizes, it was the opinion of staff that these
three school districts would be likely to experience many of the same parking issues.
The school districts of the Elk River Area Schools, Stillwater Area Schools, and Hastings
Area Schools were asked the following questions:
1) What is the current enrollment of the senior high school?
2) What is the design capacity of the current senior high school?
3) How many, full-time equivalent, staff members are currently employed at the senior
high school?
4) How many, full-time equivalent, staff members are currently employed at the senior
high school during the largest shift?
5) How many classrooms are currently located within the senior high school?
Here are the results of the survey:
Elk River Stillwater Hastings
# of students 1,440 1,850 1,700
Design capacity 1,600 2,400 1,650
of high school
# of staff 125 162 120
# of staff in
high school during 120 157 115
largest shift
# of classrooms 100 80
After identifying that similar characteristics occur within the three school districts, the
cities of Elk River, Stillwater, and Hastings were contacted to identify the current parking
requirements for the senior high schools.
Along with the cities of Elk River, Stillwater, and Hastings, four (4) other communities were
included with the survey to allow a greater diversity in the results. These communities
were primarily selected because the necessary information already existed within the city
files.
2
The cities of Elk River, Stillwater, Hastings, Oak Park Heights, Burnsville, Woodbury, and
Minnetonka were asked the following question:
1) What are the current parking requirements for a senior high school?
* The Stillwater Senior High School is located in the City of Oak Park Heights.
Here are the parking requirements from the selected communities within the survey:
ELK RIVER
One (1) parking stall for each classroom + one (1) parking stall for each five (5) students, based
upon design capacity.
STILLWATER
Three (3) parking stalls for each classroom + one (1) parking stall for each four (4) students, based
upon design capacity.
HASTINGS
One (1) parking stall for each classroom + one (1) parking stall for each six (6) students, based
upon design capacity.
OAK PARK HEIGHTS
One (1) parking stall for each three (3) classrooms + one (1) parking stall for each seven (7)
students, based upon design capacity.
BURNSVILLE
One (1) parking stall for each staff member during the largest shift + one (1) parking stall for each
five (5) students, based upon design capacity.
WOODBURY
One (1) parking stall for each full-time employee + one (1) parking stall for each four (4 )
students, based upon design capacity.
MINNETONKA
One (1) parking stall for each classroom + one (1) parking stall for each ten (10) students, based
upon design capacity.
After analyzing the other city standards for parking, those standards were applied to the
current high school in Elk River. The primary reason for the completion of this survey was
to identify differences between the standards within the survey and compare the current
standards for the City of Elk River.
Here are the parking requirements for the Elk River High School based upon the other
cities standards:
3
City Standards Parking_Requirements
Elk River standard 420
Stillwater standard 700
Hastings standard 367
Oak Park Heights standard 262
Burnsville standard 440
Woodbury standard 525
Minnetonka standard 260
COMMENTS
Several of the ordinances from other communities base their parking requirements on
items such as employees or employees during the largest shift. These requirements become
difficult to enforce because school districts may employ additional employees or employees
may terminate from time to time. The number of employees may fluctuate depending upon
other characteristics. If the current ordinance were to be amended, it is my opinion to
avoid using criteria based upon items that may change from year to year.
There was also some consideration that would allow for visitor parking. It was determined
that this figure should be included above and beyond the other calculation.
The current parking areas located near the high school are poorly striped, if even striped in
some areas, and do not contain concrete curb and gutter. Because of this condition, it is
difficult to calculate an accurate number of existing parking stalls in and around the high
school area. Additional parking can be provided in and around the high school area, but
some ball fields may be lost as a result. Regardless of the results of this memo, there are
parking issues that need to be resolved to improve the current situation.
According to the Police Chief, the City of Elk River is unable to enforce parking signage on
the school property because it is considered private property. Therefore, cars parked in
areas not designated for general parking can not be ticked or towed by the city or at the
request of the city. After completing a windshield survey of the parking area on a typical
school day, it was observed that vehicles were being parked on grass areas and within drive
aisles.
RECOMMENDATION
It is recommended that all existing and future parking and drive areas be paved with a
bituminous surface and bound with B612 concrete curb and gutter.
It is also recommended that the current parking requirements be amended to require
additional parking based upon the design capacity of students and to allow additional
visitor parking. The proposed ordinance amendment would read:
One (1) parking stall for each classroom plus one (1) parking stall for each three (3)
students, based upon design capacity, plus ten (10) parking stalls for visitors.
4
CITY OF ELK RIVER
PARKING AND LOADING REQUIREMENTS
February 27, 1995
•
900.24 -PARKING AND LOADING REGULATIONS
All parking hereafter constructed or maintained shall conform with the provisions
of this section and any other ordinances or regulations of the City.
1. Minimum Size Regulations. Each parking space and drive aisle shall
comply with City standards set forth in adopted site design requirements for
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minimum size u„a as , ,E ~z~T~-.~ as
set forth in the table below. All loading spaces shall be sufficient to meet the
requirements of each use and shall provide adequate space for storage and
maneuvering of the vehicles they are designed to serve.
Standard Vehicle
Stall Width
Parking Angle Including Striping Stall Length Aisle Width
90 Degrees 9 Feet 20 Feet 24 Feet
60 Degrees 9 Feet 23 Feet 15 Feet
45 Dearees 9 Feet 27 Feet 1 F et
Vehicles for Handicapped
Stall Width
Parking Angle Including Striping Stall Length Aisle Width
90 Dearees 13 Feet 20 Feet 24 Feet
60 Dearees 13 Feet 23 Feet 15 Feet
45 Degrees 13 Feet 27 Feet 12 Feet
The stall length can be reduced by the amount of the curb over-hang up to a
maximum of two (2) feet.
2. Reduction and Use of Parking and Loading Space. On-site parking
facilities existing on the effective date of this ordinance shall not be reduced in
size to an amount less than that authorized under this ordinance for a similar
new building or use except following express authorization of the Council
pursuant to the provisions ^f Cvv~®.m„& ~u3.~2 for obtaining a conditional use
ep rmit. Required parking or loading space shall not be used for storage of goods
or for storage of vehicles that are inoperable or for sale or rent.
(a) Any off-street parking space in connection with existing buildings or
structures. on the effective date of this ordinance. shall not be removed.
enlarged or altered, except in conformance with the reauirements of this
ordinance.
Page 11
3. Computing Requirements. In computing the number of such parking
spaces required, the following rules shall govern:
a. Floor space shall mean the gross floor area of the specific use.
b. Where fractional spaces result, the parking spaces required shall
be construed to be the next largest whole number.
c. The parking space requirement for a use not specifically mentioned
herein shall be the same as required for use of a similar nature..u.~
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d. Pursuant to the provisions of VVVI~VI~ ~uu.T~, for obtaining a
conditional use permit, the Council may reduce the number of ff-stree
parking spaces required hereby following the establishment of a public off-
street parking area which serves the applicable use.
4. Yar s. On-site parking and loading facilities shall not be subject to the
front yard, side yard ems, and rear yard regulations for the district in
which parking is located, except that:
a. In multifamily, commercial, and industrial districts, no parking
~rarea, drive aisle or loading space shall be located within ten (10) feet of
any property lines except that zero lot lined developments may have
parkins that abuts the zero lot lined propertv boundaries. ~ -
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Further, non-single family residential uses
located in single family residential or agricultural conservation districts
shall also be subject to these requirements.
b. In a C-3 Highway Commercial District, I-1 Light Industrial District,
and I-2 Medium Industrial District, no parking or loading space shall be
located within thirty (30) feet of any property line that abuts any residential
or agricultural conservation district unless separated by right-of-way.
•
5. Buffer Fences and Planting Screens. On-site parking ^~ areas
near or abutting residential districts shall be screened by a buffer fence of
adequate design or a planting buffer screen; plans of such screen or
fence shall be submitted for approval as a part of the required site-ems
plan, and such fence or landscaping shall be installed as a part of the
initial construction.
6. Access.
Page 2~
a. Parking ~ spaces shall have proper access from a public
right-of-way.
b. The number and width of access drives shall be so located as to
minimize traffic congestion and abnormal traffic hazard.
c. Vehicular access to business or industrial uses across property in
any residential district shall be prohibited.
d The number and tape of access drives onto arterial or collector
streets may be controlled and limited in the interest of public safety and
efficient traffic flow.
e Access drives to principal structures which traverse wooded, steep
or open fields, shall be constructed and maintained to a width and base
material sufficient to support access by emergency vehicles.
7. Location of parking Facilities and Combined Facilities, {..YI;u ;';vvt yr r~4N;c
Required on-site parking space shall be provided on the same
lot as the principal building or use, except that combined or joint parking
facilities may be provided for two (2) or more buildings or uses in
commercial districts and in industrial districts, provided that the total
number of spaces is not less than the sum of the requirements for each
building or use. The proposed joint parking space shall be within four
hundred (400) feet of the entrance of the use it will serve. A properly
drawn legal instrument, approved by the City, executed by the parties
concerned, for joint use of the off-street parking facilities shall be filed with
the County Recorder's office.
•
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•
8. Demonstrated Parking
Uses of pro e~ty which do not require the total number of parking_stalls as
setforth in this ordinance may reduce the number of parking stalls initiallX
constructed However, it must be demonstrated on the approved site plan
that the required number of stalls can be constructed on-site to meet the
requirements set forth in this ordinance. This demonstrated parking area
shall be installed upon request by the City.
9.8. Construction and Maintenance.
a. I E i VVE 1 E11 iO.rl VIUE ~.,~ Eu 301~uv~; ;cE u;~~o F~„v, All off-street a~g areas
and access drives shall be paved with adust-free, all-weather surface
with proper surface drainage, as required by the City Engineer.
b. The operator of the principal building or use shall maintain parking
. and loading areas, access drives and yard areas in a neat and
serviceable condition.
c.
The City may exempt a paved off-street parking area for the
following:
1. Agricultural uses
2. Where installing a paved off-street parking area presents a
hardship due to the uniqueness of the business or other conditions.
10. Curbing
a. All driving areas and parking areas which are accessory to multiple
family, commercial, business park. or high use institutional develo mp ents~
shall be bounded by a B612 concrete curb and gutter. "High use
institutional development" shall include hospitals. schools. public
buildings. and other similar use
b. All driving areas and parking areas which are accessory to
industrial or low use institutional developments shall contain a B6-12
concrete curb and gutter on the portions of such areas which front on a
public right-of-way extending back to the building wall. Concrete curb and
gutter or curb only may be required on the perimeter of any other driving
t~-arra q~
a.+~ v
. or parking areas where necessary for drainage or traffic control. "Low use
institutional developments" shall include churches~parks~private clubs
and other similar uses.
c. The City may exempt curbing_
1. Where the parking lot directly abuts a sidewalk which is
sufficiently higher than the grade of the parking lot to substitute for
the curbing requirements; or
2. Where the City has approved future expansion of the
ap rking lot.
3. Where installing concrete curb and gutter presents a
hardship due to the uniqueness of the business or other conditions.
d. Curbing shall be required around islands in pavement.
e. Curb cuts and ramps for the handicapped shall be installed as
required by Minnesota State Building Code.
• ~ 11.E-- Liahtin~ Lighting shall be directed away from the public right-of-way and
nearby or adjacent residential or agricultural conservation districts.
Parking lots shall be lighted to a minimum level of t";cc ;d) one (1) foot
candle.
12.AV. Required Number of On-site Parking S ap ces. On-site parking areas of
sufficient size to provide parking for patrons, customers, suppliers, visitors
and employees shall be provided on the premises of each use. The
minimum number of required on-site parking spaces for the following uses
shall be as follows:
a. Assembly/Churches
i. Assembly or exhibition hall, auditorium, theater or sports arena.
One (1) parking space for each fe~{~) three (..)3 seats, based upon
design capacity.
ii. Churches and Funeral Parlors. One (1) parking space for each
three X31 seats, based on the design capacity of the main
seating area.
c~uye 5-~8
b. Dwellinas
i. Mobile home parks. ~ ^ Cvc~;;.; t ~~~.LV, According to
standards set forth in section entitled "Mobile Home Park
Requirements."
ii. Motel or hotel. Five (5) spaces plus one (1) parking space for
each rental room or suite.
iii. Multiple-family dwelling_ Two and one-half (2 1/2) parking
spaces per dwelling unit, one (1) space of which must be
completely enclosed.
iv. Nursing Home. One (1) space for every four (4) patients or
residents based on the maximum capacity of the building, plus one
(1) space per employee on the major shift, plus one (1) space per
vehicle owned by the building management.
v. Senior Citizen Housing.: One (1) parking space per unit, plus
one (1) space for each employee who is not a resident of the
building.
vi. Single-family dwelling., One (1) enclosed parking space >l lus
two (~ off-street spaces. No garage shall be converted into living
space unless other acceptable on-site parking space is provided.
vii. Two-family dwelling. Two spaces per dwelling unit.
c. Hospitals. One (1) parking space for each two (2) hospital beds,
plus one (1) space for each employee on the major shift.
d. Offices.
i. Banks. One (1) space per two hundred (200) square feet of
floor area, plus room to stack five (5) vehicles per drive-through
lane.
ii. Office Buildings. One (1) parking space for each ~^° °~ "° °^~';;.w
,T.,., three hundred (300) square feet of floor area.
ii+. °~^~~^~~^°^~' ~'~'^~v, Medical and Dental Clinics
~. ~cEU: One parking space for each two hundred--x:~y t~uv~
(200) square feet of floor area.
e. Public Buildings.
I~'age 6-~
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i. Municipal Administration Buildings. One (1) parking space
for each three hundred (300) square feet of floor area.
ii. Community Center. Adequate parking shall. be provided
based on the uses contained within the community center and
required in this ordinance.
iii. Public Library, Museum. Art Galleries, Post Office and Other
Public Service Buildings. One (~ parking space for every three
hundred (300) square feet of floor area.
Recreation.
I. General Standards. One (1) parking space per four (4) expected
• patrons at capacity.
ii. Archery or golf driving range. One (1) parking space per tee or
target, plus one (1) parking space per employee on the largest
work shift.
iii. Athletic club or fitness center. One parking space for each two
hundred (200) square feet of floor area.
iv. Bowling allele Five (5) parking spaces for each bowling lane.
v. Golf course. golf clubhouse and country club. Thirty (30)
spaces per each nine (9) holes plus one (1) parking space for each
five hundred (500) square feet of floor area in the principal
structure.
vi. Miniature Golf. One and one-half (1 1/2) parking spaces per
hole, plus one (1) space per employee on the largest work shift.
vii. Private swimming facility. One (1) parking space per seventy-
five (75) square feet of gross water area, plus one parking space
per employee on the largest shift.
Page 7-~
viii. Public swimming pool. Twenty (20) parking spaces, plus one
(1) space for each five hundred (500) square feet of floor area in
the principal structure.
ix. Skating rink, ice or roller. One (1) parking space per three
hundred (300) square feet of gross floor area, plus one (1) parking
space per employee on the largest work shift.
x. Tennis. racquetball, handball courts. Four (4) parking spaces
per court, plus one (1) parking space per employee on the largest
work shift.
g. Research.
i. Research. experimental or testing stations. One (1) parking
space for each employee on the major shift or one (1) parking
space for each five hundred (500) square feet of floor area within
the building, whichever is greater.
h. Restaurants/bars.
• i. Class II Restaurant. ~ ~. One parking space for
each fort 40 t~:$ty~i.•L 1~5; square feet of indoor or outdoor
customer area, but not less than six (6) spaces, plus room to stack
a minimum of five (5) vehicles per drive-through lane.
ii. Class (Restaurants. -R~tau~°-OaTG, {~'~~" ~u~:.r~;. v;
One (1) parking space for each one hundred (100)
~i~e-(=~€r}square feet of indoor or outdoor customer area, or one (1)
parking space for each four (4) seats plus five (5) additional
spaces, whichever is greater.
iii. Night Club. Tavern or Bar. One (1) parking space for every
fifty l50) square feet of floor area.
Sales/Service.
i. Automobile service station and Repair. One (1) parking space
for each three hundred X300) square feet of floor area. }-
ii. Auto sales trailer sales, marine and boat sales, implement
sales~aarden supply store, buildina materials sales,
l'ut'e 8~
• One (1) parking space for each five hundred (500) square feet of
floor area. Open sales or rental lots shall also provide one parking
space for each five thousand (5,000) square feet of land which is to
be used for sales and display area.
iii. Convenience store. At least one (1) parking space per two
hundred (200) square feet of floor area, but not less than six (6)
spaces.
iv. Furniture store. appliance store. wholesale. and furniture and
appliance repairs. One (1) parking space for each five hundred
(500) square feet of floor area, up to six thousand (6,000) square
feet and then one (1) space for each additional eight hundred (800)
square feet of floor area, but not less than six (6) spaces.
feet of floor area.
v~o r~ c ~
vii. Supermarkets. discount houses. At lease one (1) parking
space for each two hundred (200) square feet of floor area.
viii. Veterinarian Clinics. One U parking space for every two
hundred-fifty (250) square feet of floor area.
Schools.
i. Daycare. nursery and preschools. One (1) parking space per
teacher or employee, plus one (1) space per twelve (12) individuals
receiving care.
ii. Public elementark, junior high school or similar private school.
Two (2) parking spaces for each classroom.
•
Page 9~
• iii. Senior high school. One (1) parking space for each classroom
plus one (1) parking space for each three 3 five ~v; ~,fWU~.; lfc,
based upon design capacity.
k. Warehouse/Manufacturina.
i. Storage or warehouse establishments. One (1) parking space
for each two (2) employees on the major shift or one (1) parking
space for each two thousand (2,000) square feet of floor area,
whichever is greater, plus one (1) space for each company motor
vehicle when customarily kept on the premises. These
requirements shall not apply to mini-storage buildings.
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ii. Manufacturing: Fabricating; General Industrial. Six (6) stalls
plus one off-street parking space for each 500 square feet of floor
area.
iii. Mini or Self Storage Facilities. One U parking stall for each
four hundred (400) square feet of office space or four (4) stalls,
whichever is greater.
13. Handicap Accessible Parking_
a To determine the handicapped accessible stall requirements first
determine the total number of stalls in your lot. Then use Table A
to determine the breakdown required of standard and "Van
Accessible" stalls.
TABLE A
•
Total Parkina Spaces
1 to 25
26 to 50
51 to 75
7 to 100
101 to 150
151 to 200
201 to 300
301 to 400
401 to 500
501 and over
Accessible Parking
1
2
3
4
5
6
7
8
9
2% of Total
"Van Accessible" Spaces
1
1
1
1
1
1
1
1
1
1 in every 8
Pag° 10~-A
•
14. Off Street Loading and Overhead Doors
a. Location -All required loading or unloading into or out of railroad
cars or trucks in excess of 3/4 ton capacity shall be conducted at facilities
~ecifically designed or designated for that purpose. These facilities shall
be located upon the lot of the rincipal use for which they are required.
b. Access -Each required off-street loading berth and overhead doors
shall be so designed as to avoid interference with other vehicular,
pedestrian or rail access or use of public streets. all Wis. or other public
transport systems. These areas should include maneuvering area that
does not interfere with parking stalls and designated drive aisles.
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c. Surfacing -All off-street loading facilities. including loading berths
and maneuvering areas, shall be surfaced with a hard, all-weather, dust-
free, durable surfacing material and shall be well drained and landscaped
and shall be maintained in good condition.
d. Landscaping and Screening -All loading berths and overhead
doors shall be screened from view from the property across the street
frontage and/or from the zoning district boundary when the adjacent
property or property across the street frontage or side street frontage is
zoned or used for residential purposes. Said screening shall be
accomplished by a solid wall not less than six (6) feet in height and shall
be so designed as to be architecturally harmonious with the principal
structure. Screen plantings and earth berming may be substituted for the
prescribed wall; however, such plantings must be of such type as to
provide maximum screening during all months of the Xear.
e. Design. Loading areas and overhead doors should be designed to
reflect harmonious compatibility with the rn incipal structure Architectural
techniques are encouraged to reduce the visual impacts there may be on
adjacent aroperties or roadways.
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