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7. HRSR 01-03-2005ITEM ~~ 7. of wer MEMORANDUM TO: Housing and Redevelopment Authority FROM: Heidi Steinmetz, Assistant Director of Economic Development DATE: January 3, 2005 SUBJECT: Update on Refined Concept Option for Downtown North of Hwy 10 Attachment • Refined Concept Option Map, Option 5 • Elk River City Code, Section 30-903, Minimum Number of Parking Spaces Background The HRA began work to develop the attached concept option for downtown north of Hwy 10 in June of 2004. At last month's HRA meeting, the consensus was that the HRA is not interested in circulating a Request for Proposals for the area but would like to use the concept option as a guiding document for redevelopment proposals and inquiries from the private sector. In addition, the HRA asked for the following information regarding the area: • Clarification on the condition of the utilities located in the alley behind Jackson Avenue (between Jackson and Irving Avenues) • Update on the status of the Arrow Building Center site • Parking requirements for the west side of Irving Avenue Issue Condition of Utilities Last month, Bryan Adams, Municipal Utilities Manager, provided information to the HRA regarding the condition of the utilities along Jackson Avenue, north of Hwy 10. Mr. Adams indicated that the area contains large water mains and a major overhead electrical feeder and suggested that enhancements be made if redevelopment occurs. Regarding the condition of the utilities located in the alley between Jackson and Irving Avenues, Mr. Adams indicated to staff that there is a single phase overhead line that would be put underground if redevelopment occurs. In addition, Mr. Adams stated that there have been issues with the water quality on 6`"and 7`" Streets between Gates and Irving Avenues. Update on Refined Concept Option fox Downtown North of Hwy 10 January 3, 2005 HIZA Meeting Page 2 of 2 He indicated that both 6`h and 7``' Streets will be redone in conjunction with the Street Rehabilitation Program in 2007. Status of Arrow Building Center Site Staff recently spoke with the president of Arrow Building Center, David Majeski, regarding the status of the Arrow Building Center site. Mr. Majeski indicated that the property is for sale and that he has received two inquiries for retail/housing projects. He is not interested in leasing the property. Parking Requirements for West Side of Irving Avenue The concept option indicates both mixed use and single family rehabilitation west of Irving Avenue. As indicated in the attached Section 30-903, Minimum Number of Parking Spaces, of Chapter 30 of the City Code, the following is a summary of what would be required for parking in the area: • multi-family dwellings require 2.5 parking spaces per unit • single-family dwellings require one enclosed parking space plus two off-street spaces • office buildings require one parking space for each 300 square feet of floor area • retail stores require one parking space for each 200 square feet of floor area Staff discussed the issue with the Director of Planning, Michele McPherson, and she indicated that in all likelihood, the mixed use area would require a combination of underground and surface parking. The underground parking would serve both retail/office and residential tenants while surface parking would be required since parking is not allowed on Jackson Avenue. If on-street parking were allowed on Jackson Avenue, it could serve as customer parking. Any redevelopment proposal would require careful analysis to ensure adequate area for parking. Next Step Unless otherwise directed by the HRA, staff will utilize the concept option when responding to redevelopment proposals and inquiries from the private sector. In addition, staff will continue to monitor the area and update the HRA as needed. § 30-897 ELK RIVER CODE (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 emer- gency vehicles. (Code 1982, § 900.24(6)) Sec. 30-898. Location of parking areas. Required on-site parking space shall be pro- vided on the same lot as the principal building or use. (Code 1982, § 900.24(7)) Sec. 30-899. Exception for premises having demonstrated parking area. Uses of property which do not require the total number of parking stalls as set forth in this subdivision may reduce the number of parking stalls initially 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 subdivision. This demonstrated parking area shall installed upon request by the city. (Code 1982, § 900.24(8)) Sec. 30-900. Paving, drainage and mainte- nance of parking areas. (a) Paving and drainage required. Ail off- street parking areas and access drives shall be paved with one of the following: (1) Asphalt; (2) Concrete; (3) Concrete or similar pavers; or (4) Class V compacted to maintain a dustfree surface. (b) Maintenance. The operator of the principal building or use shall maintain parking and load- ing areas, access drives and yard areas in a neat and serviceable condition. (c) Exemptions from paving requirement. The city may exempt the following from the require- ment for a paved off-street parking area: (1) Agricultural uses. (2) Where installing a paved off-street park ing area presents a hardship due to the uniqueness of the business or other con- ditions. (Code 1982, § 900.24(9)) Sec. 30-901. Curbing. (a) All driving areas and parking areas shall be bounded by B612 concrete curb and gutter. (b) The city may grant an exemption from the curbing requirement: (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; (2) Where the city has approved future ex- pansion of the parking lot; or (3) Where installing concrete curb and gutter presents a hardship due to the unique- ness of the business or other conditions. (c) Curbing shall be required around islands in pavement. (d) Curb cuts and ramps for the handicapped shall be installed as required by the Minnesota State Building Code. (Code 1982, § 900.24(10)) Sec. 30-902. Lighting. 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 one footcandle. (Code 1982, § 900.24(11)) Sec. 30-903. Minimum number of parking spaces. On-site parking areas of sufficient size to pro- vide parking for patrons, customers, suppliers, visitors and employees shall be provided on the CD30:106 LAND DEVELOPMENT REGULATIONS § 30-903 premises of each use. The minimum number of b. Office building: one parking space required on-site parking spaces for the following for each 300 square feet of floor area. uses shall be as follows: (1) Assembly/churches. a. Assembly or exhibition hall, audito- rium, theater or sports arena: one parking space for each three seats, based upon design capacity. b. Church or funeral parlor: one park- ing space for each three seats, based on the design capacity of the main seating area. (2) Dwellings. a. Multiple-family dwelling, including attached townhouses over two units and townhomes: 21/z parking spaces per dwelling unit, one space of which must be completely enclosed. b. Nursing home: one space for every four patients or residents, based on the maximum capacity of the build- ing, plus one space per employee on the major shift, plus one space per vehicle owned by the building man- agement. c. Senior citizen housing: one parking space per unit, plus one space for each employee who is not a resident of the building. d. Single-family dwelling: one enclosed parking space plus two off-street spaces. No garage shall be converted into living space unless other accept- able on-site parking space is pro- vided. e. Two-family dwelling: two spaces per dwelling unit. (3) Hospitals. one parking space for each two hospital beds, plus one space for each employee on the major shift. (4) Offices. a. Bank: one space per 200 square feet of floor area, plus room to stack five vehicles per drive-through lane. c. Medical or dental clinic: one parking space for each 200 square feet of floor area. (5) Public buildings. a. Municipal or county administration building: one parking space for each 300 square feet of floor area. b. Community center: adequate park- ing shall be provided based on the uses contained within the commu- nity center and as required in this subdivision. c. Public library, museum, art gallery, post office or other public service building: one parking space for every 300 square feet of floor area. (6) Recreation. a. General standards: one parking space per four expected patrons at capac- ity. b. Archery or golf driving range: one parking space per tee or target, plus one parking space per employee on the largest work shift. c. Athletic club or fitness center: one parking space for each 200 square feet of floor area. d. Bowling alley: five parking spaces for each bowling lane. e. Golf course, golf clubhouse or coun- try club: 30 spaces per each nine holes plus one parking space for each 500 square feet of floor area in the principal structure. £ Miniature golf 111a parking spaces per hole, plus one space per em- ployee on the largest work shift. g. Private swimming facility: one park- ing space per 75 square feet of gross water area, plus one parking space per employee on the largest shift. CD30:107 § 30-903 ELK RIVER CODE h. Public swimming pool: 20 parking spaces, plus one space for each 500 square feet of floor area in the prin- cipal structure. Skating rink, ice or roller: one park- ing space per 300 square feet of gross floor area, plus one parking space per employee on the largest work shift. Tennis, racquetball, or handball court: four parking spaces per court, plus one parking space per employee on the largest work shift. (7) Research. Research, experimental or test- ing station: one parking space for each employee on the major shift or one park- ing space for each 500 square feet of floor area within the building, whichever is greater. (8) Restaurantslbars. a. Class II restaurant: one parking space for each 40 square feet of indoor or outdoor customer area, but not less than six spaces, plus room to stack a minimum of five vehicles per drive- through lane. b. Class I restaurant: one parking space for each 100 square feet of indoor or outdoor customer area, or one park- ing space for each four seats plus five additional spaces, whichever is greater. Nightclub, tavern or bar: one park- ing space for every 50 square feet of floor area. (9) Saleslservice. Automobile repair service station: one parking space for each 300 square feet of floor area. Auto sales, trailer sales, marine and boat sales, implement sales, garden supply store, or building materials sales: one parking space for each 500 square feet of floor area. Open sales or rental lots shall also provide one CD30:108 parking space for each 5,000 square feet of land which is to be used for sales and display area. c. Convenience store: at least one park- ing space per 200 square feet of floor area, but not less than six spaces. d. Furniture store, appliance store, wholesale, and furniture and appli- ance repairs: one parking space for each 500 square feet of floor area up to 6,000 square feet, and then one space for each additional 800 square feet of floor area, but not less than six spaces. e. Retail store: one parking space for each 200 square feet of floor area. f Supermarket or discount house: at least one parking space for each 200 square feet of floor area. g. Veterinarian clinic: one parking space for every 250 square feet of floor area. (10) Schools. a. Day care, nursery or preschool: one parking space per teacher or em- ployee, plus one space per 12 indi- viduals receiving care. b. Public elementary school or junior high school or similar private school: two parking spaces for each class- room. Senior high school: one parking space for each classroom plus one parking space for each three students, based upon design capacity. (llj Warehouse/manufacturing. a. Storage or warehouse establishments: one parking space for each two em- ployees on the major shift or one parking space for each 2,000 square feet of floor area, whichever is greater, plus one space for each company motor vehicle when customarily kept on the premises. These requirements shall not apply to ministorage build- ings. LAND DEVELOPMENT REGULATIONS b. Manufacturing, fabricating, general industrial: six stalls plus one off- street parking space for each 500 square feet of floor area. c. Ministorage or self-storage facilities: one parking stall for each 400 square feet of office space or four stalls, whichever is greater. (Code 1982, ~ 900.24(12)) Sec. 30-904. Handicapped accessible park- ing. Handicapped accessible stall requirements are determined as provided by state law or rule. (Code 1982, § 900.24(13)) Sec. 30-905. Location, design and construc- tion of loading facilities and overhead doors. (a) Loading facilities required; location. All required loading or unloading into or out of rail- road cars or trucks in excess of three-fourths ton capacity shall be conducted at facilities specifi- cally designed or designated for that purpose. These facilities shall be located upon the lot of the principal use for which they are required. (b) Access to spaces. Each required off-street loading berth and overhead doors shall be so designed as to avoid interference with other ve- hicular, pedestrian or rail access or use of public streets, alleys, or other public transport systems. These areas should include maneuvering area that does not interfere with parking stalls and designated drive aisles. (c) Surfacing, drainage and landscaping; main- tenance. All off-street loading facilities, including loading berths and maneuvering areas, shall be surfaced with one of the following: (1) Asphalt; (2) Concrete; (3) Concrete or other pavers; or (4) Class V compacted to maintain a dustfree surface; and shall be well drained and landscaped and shall be maintained in good condition. § 30-906 (d) Screening. All loading berths and overhead doors shall be screened from view from the public right-of--way, public facility or residential district or use. The screening shall be accomplished by a solid wall not less than six feet in height and shall be so designed as to be architecturally harmoni- ous 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 year. (e) Design. Loading areas and overhead doors should be designed to reflect harmonious compat- ibility with the principal structure. Architectural techniques are encouraged to reduce the visual impacts there may be on adjacent properties or roadways. (Code 1982, § 900.24(14)) Sec. 30-906. Vehicular and pedestrian circu- lation. (a) Generally. All commercial buildings or struc- tures and their accessory uses shall be accessible to and from nearby public streets and sidewalks by driveways and walkways properly drained and paved with: (1) Asphalt; (2) Concrete; (3) Concrete or similar pavers; or (4) Class V (or equivalent) compacted to main- tain adustfree surface. Vehicular traffic generated by commercial uses shall be channeled and controlled in a manner that will avoid congestion on the public streets, traffic hazards, and excessive traffic through res- idential areas, particularly truck traffic. The ad- equacy of any proposed traffic circulation system to accomplish these objectives shall be deter- mined by the city engineer, who may require such additional measures for traffic control as he may deem necessary, including but not limited to the following: directional signalization, channeliza- tion, standby turn lanes, illumination, and stor- age area and distribution facilities within the commercial site to prevent backup of vehicles on public streets. Supp. No. 3 CD30:109