87-839 WHITE - C�TV CLERK 1
PINK - FINANCE COIlI1Cll f
C1INARV - DEPAR7MENT GITY OF SAINT� YAUL File NO. ���
BLLIE - FAAYOR
•� . Ordin�nce Ordinance (�0. ��
Presented By .
Referred To Committee: Date
Out of Committee By Date
An Ordinance amending Chapters 60 and 62
of the Saint Paul Legislative Code per-
taining to Zoning Regulations.
THE COUNCIL OF THE CITY OF SAINT PAUL DOES ORDAIN:
Section l .
That section 60.206 of the Saint Paul Legislative Code, consti-
tuting definitions, be and is hereby amended so as to add the
following thereto:
Floor area, gross leasable (for the purposes of computing
shared parking under Sec. 62. 103, Subd. 5) . The total
floor area of a building or structure designed for the
tenants ' occupancy and exclusive use , including basements ,
mezzanines , and upper floors , expressed in square feet
and measured from the outside face of the exterior walls
and from the center line of common walls or joint
parti�cions. All that area for which tenants pay rent,
including sales and integral stock areas , but excluding
stairwells , elevator shafts , mechanical rooms , space
related to the operation and maintenance of the building,
and lobbies and bathrooms located for common or public
use rather than for tenant or internal use.
Section 2.
That section 62. 103 , subd. 5, clause 3 , of the Saint Paul
Legislative Code , be and is hereby amended to read as follows:
(3) Except as provided in clause 7 below, �'two or
more buildings or uses may collectively pro-
vide the required off-street parking, in which
COUNCILMEN Requested by Department of:
Yeas Nays
Drew
Nicosia [n Favor —
Rettman
Scheibel Against BY
Sonnen
Tedesco
Wilson
Adopted by Council: Date Form Approved by i y Attorney
Certified Passed by Council Secretary BY
By
Approved by Mayor: Date Approved by Ma for Submiss on to Council
By By
� � � �il� ,�'�� �-��'�
�•7�r 7 0
case the required number of parking spaces shall
not be less than the sum of the requirements of
the individual uses computed separately.
5ection 3 .
That section 62. 103 , subd. 5, of the Saint Paul Legislative
Code be and is hereby amended so as to add the following new
Clause 7 thereto:
(7) When any land or building is used for two or more dis-
tinguishable uses, or when owners or managers of a
group of buildings in a contiguous area wish to provide
parking cooperatively through a shared parking agree-
ment, the Planning Commission may approve a shared
off-street parking facility permit. The number of
off-street spaces required to serve the combination
of all uses shall be determined in accordance with
this section. The uses to which this section may
be applied are : office, retail , restaurant, cinema,
residential , and/or hotel . The methodology used
to determine the minimum number of shared off-street
spaces shall be the Department of Planning and Economic
Development' s current shared parking computer program,
which is based on the Urban Land Institute ' s (ULI )
Model Shared Parking Program. All mixed use develop-
ments using this section shall meet the standards
and requirements of the PED shared parking program
subject to site plan approval as hereinafter set
forth and except as otherwise amended herein. The
following conditions shall apply to any shared parking
facility for mixed uses:
a. all requirements and conditions imposed upon the
shared parking facility shall be recorded on the
abstracts or certificates of title of the land upon
which the facility is located and on the titles
and lease agreements of the uses sharing the
facility and shall serve as notice to all subsequent
purchasers of the existence of the shared parking
facility and all requirements associated therewith.
b. Each use in the mixed use development shall be with-
in five hundred (500) feet of the shared parking
facility, measured from the nearest point of
the building in which the use is located to the
nearest point of the shared parking facility.
2.
�,
, �'� �l7 �'�j
. . _ _ .
�7�7��
c. Parking spaces reserved on a 24-hour basis cannot be .
shared and may not be included in the minimum s�ace
. requirements for the shared parkina facility.
' d, All uses and buildings comprising the mixed use de-
velopment whether new or existing, must be included
in determining the parking requirement under
this sect?on.
e. A11 applications and plans for shared parking facili-
ties shal,l be submitted for site plan review
in accordance with S�ction 62.108 of this code.
All proposed uses for the mixed use development,
together with all parking spaces and access drives ,
shall be clearly designated on the site �ian.
Landscaped areas shall also be desic�natea, and
pr�posed tree �nd shrubbery p�antings shall be
described. The Commission may attach. such ad-
ditior.al conditions to approval of the site p?an
as are reasonable and necessary to prevent ar_y
� adverse �mpact u�on nearby s�reets or properti��.
f. Spaces designated for the handicapped shall be pro-
� vided in �ccordance with the provisions of Chapter
55 of the Minnesota State Building Code, Facilities
for the Handicapped.
� Af�er a shared parking faci?ity has been approved,
ariy subsequent change , addition or deletion in the
original mixed land uses, or chan�e i.n i.ntensi}y
of such uses requiring more than 5 additional
spaces shall require permit review and approval
by the Planrir_� Go:r:r�ission. No Gpec-ial ��n�;t- °.a:
use or occupancy permit for the new or cYianged
uses shall be issued without such appz^oval frori
the Planning Commission unless additional off-str�e�r
parking spaces are provided in accordanc� with
Section 62.103, Subd. 6 of this code. The appli.-
cant, its successors and assigns , shall certify
on demand in writing to �he Planning Administrator
3.
� �
j��, � ��r ,`�'':���
t,_
J 7y��
and Zoning Administrator that the mixed use develop-
ment and shared parking facility continue to
comply with the provisions of this section, the
conditions of site plan approval and any covenants ,
agreements or bonds executed in conjunction there-
with, that no substantial physical or operational
changes have been made to the mixed use development
or shared parking facility; and that no intensifi-
cation of uses has occurred.
h. The month of the year that results in the greatest
demand will be used to determine the minimum
number of parking spaces required. The Planning
Commission may modify the standard assumptions
(percent auto usage, patrons outside hotel , captive
market retail , non-captive market - nonretail ,
and non-captive market residential ) if the appli-
cant provides proof of one or more of the following:
i . the location within 500 feet of the mixed
use development of other parkin facilities
whose peak periods of use do not conflict with
those of the proposed mixed use development
or which have excess parking spaces;
ii . for office uses, a ride sharing program, when
the applicant submits evidence that it will
organize and coordinate a viable ride sharing
program. The applicant may be required
to submit covenants or other appropriate
instruments , in recordable form, to ensure
that the applicant and its successors and
assigns will continue to implement the
ride sharing program. Performance bonds
may also be required where appropriate ;
or
iii . Reservation by the applicant by way of covenant
or other instrument in recordable orm of land
or space within 500 feet of the mixed use
development, sufficient to provide additional
parking spaces equivalent to the number
of spaces being reduced for a period of
not less than five years.
4.
WH17E - CITV CLERK
PINK - FINANCE COURCII /J
CANARV - D,EPARTMENT GITY OF SAINT PAUL f�
e�ve -�nnrort F1Ie N�. U / �����
Ordin�cnce Ordinance N 0. i'��Yl�
Presented By
Referred To Committee: Date
Out of Committee By Date
Section 4.
This ordinance shall take effect and be in force thirty
days from and after its passage , approval and publication.
5.
COUNCILMEN Requested by Department of:
Yeas Nays
Drew
N;�os;a [n Favor —
Rettman
Scheibel (D' Against BY
Sonnen �
�
Wilson
Adopted by Council: Date JU�' — � ��7 Form Approve b City Attorney
Certified Passe o il ecr a BY
By
Approved by yor: a e — � �� �6 7 Approved y ayor for Subm ssion to Council
By ' BY
PtlB�asHED J U� �. � 1987
II
4 � _ �i��1�0lm(��._ DE PARTMENT N� _ O s 3 5 s
� ���,��. �_)�.��,� , CONTACT �
a�q.�_ ` PHONE
— DATE ��� Q Q
ASSIGN NUMBER FOR RQUTING ORDER Cli All Locations for Si ature :
�Z Department Director�G • ; 3 Direc r of Management/Mayor
Finance and Management Services Director � � ' Clerk
T, Budget Director
� City Attorney
WHAT WILL BE ACHIEV�D BY TAKING ACTION OP1 THE ATTACHED MATERIALS? (Purpose/
Rationale) :
�.�V��,u! � A�oP'n�l- o F st�-�� ���Er xo�i i�l�`y I.�Xr- A-�r��IT
_
w��� P�ea���. �s�u� A�,.���u� � ��������r ��.c�c.rr�2e��c...
Ar�-A 4 G1�G 5T: ��4uL. . APR p 1 1981
. � M�tro�s oRF� �
f�OST/BENEFIT, BUDGETARY AND PERSONNEL LMPACTS ANTICIPATED:
���-� PA��I�r F�%I�A.t rrs c.vlc.�, �g. C-� ��1 � �A�1��2.. ,
�r,uitA�. '�. �tr� �� �u,Ecvs A�lD SP�.r�.. �N�rnot� t�S� .
P� ��s. ��.It� �rn�,� SrA� Je�q�:c,�; ��s �v�c.c, � �.c�s�
FINANCI�lG SOURCE AND BUDGET ACTIVITY NUPBER CHARGED OR CREDITED: (Mayor's signa-
ture not .re-
Total Apwdnt af'Transaction; '� • � • quired if under.
� �a1 aio,000)
Fu�ding �ource: �`0�.1 _
Activity Number: • �
ATTACHI�NTS (List and Number Al1 Attachments) :
L Sfb�-D �-���1� l��Y �F�►!1�1uf=�1�1T' �l`S �eP►'Ea)
z• �+�o ��a��l�, P�a�� �,c�E �� c���r�
3. Pt����GGr ��u ut�s�o� P.�Soc.u,rro�
q.. �'DDF�1� m �c�r .
5 . �i2+�k'� � 7�s A�l/7'�-, ��G1,t+�1 M�1ld� Tn Gtt'Y C.oc��iCl+�.
DEPARTMENT REVIEW CITY AT"fORNEY REYIEW �
Yes No Council Resolution Required? ' Resolution Required? Yes No
Yes No Insurance Required? Insura�ce Sufficient?� Yes No
Yes No Insurance Attached:
` � (SEE •REVERSE SIDE FOR INSTR�1C7�bNS) � � ,
Revised 12/84
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�t''*�. GITY OF SAINT PAUL �7c�711
e�` o �� • � OFFICE OF THE MAYOR
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+es• 347 CITY HALL —
SAINT PAUL, MINNESOTA 55102 �
GEORGE LATIMER (612) 298-4323 � �f ,� �
MAYOR �.(� f
April 6, 1987
President Victor Tedesco
Members of the City Council
City Hall
Saint Paul, Minnesota 55102
Dear Council President Tedesco and City Council Members:
I am transmitting for your review and approval a Zoning Code Text Amendment on
Shared Parking. This proposed amendment has been developed by Planning
Division staff. The Planning Commission has reviewed the amendment, held a
public hearing on February 13, 1987, and has recommended the amendment for
approval.
The text amendment is based on a year-long study by the Urban Land Institute.
This study concluded that, based on the data gathered at 16 locations
throughout the United States, the number of parking spaces required for a
mixed use development could be reduced from the total required for each use
individually. The data gathered was used to produce demand factors that PED
staff have converted into a computer program. The program uses gross demand
figures and then adjusts them based on time of day and month of year. The
amount of transit use and number of multi-purpose trips are also factored into
the tables.
The goal of the text amendment is to make the most efficient use of commercial
land in Saint Paul. Many of our older commercial areas are in need of
redevelopment, but there is often little vacant land to provide adequate
parking. Use of this text amendment in redevelopment areas will ensure that
additional parking is provided while not oversizing the parking ramp or lot.
The amendment does not replace existing standards in the Zoning Code, nor does
it cover all kinds of uses. It applies to mixes of commercial, office,
restaurant, hotel, cinema, and residential uses only. Other uses in a
redeveloped area would abide by the existing Zoning Code parking requirements.
I urge your support of this zoning text amendment because I believe that it
will enable the continued redevelopment of commercial areas in Saint Paul
while also protecting residential areas from encroachment by spillover parking
from growing commercial uses. For more information on this text amendment,
please call Patricia James at extension 3393.
Sincerely
�
eo ge ti er
M or
�46
. • ��� ���'
SHARED PARKING TEXT AMENDMENT
DECEMBER, 1986
Approved by Saint Paul Planning Commission, March 13, 1987
Saint Paul Department of Planning and Economic Development
Division of Planning
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SHARED PARKING TEXT AMENDMENT
Background
Saint Paul was largely developed before parking requirements were added to the
zoning code. Most of the city's commercial areas thus have large legally
nonconforming parking shortfalls. This lack of available off-street parking can be
a handicap to redevelopment.
In 1982 and 1983 the Urban Land Institute (ULI) and Barton-Aschman Associates
conducted a study of shared parking demand. The study concluded that because of
the variable demand of retail, office, restaurant, cinema, hotel, and residential uses,
the same parking space could accommodate more than one use. The data compiled
during the course of this study were used to develop a computer model that
estimates parking demand for mixed use developments. The Department of
Planning and Economic Development has used the ULI's model as a basis for a
shared parking computer program.
Key Features of the Text Amendment
1. Authority to grant shared of.f-street parking facility permits is given to the
Planning Commission to be handled in a manner similar to special condition
use permits and site plan reviews.
2. The requirements of the shared parking permit must be recorded on the land
titles or abstracts of the land being used for parking and the land for which
the parking is intended.
3. The distance from the parking facility to the building it is intended to serve is
increased from 300 feet to 500 feet.
4. Any reserved spaces must be in addition to the minimum required under the
amendment.
5. Buildings or groups of buildings cannot deduct their legal nonconforming
parking deficits from the minimum number of spaces determined by the
computer model.
6. Shared parking facilities must go through site plan review.
7. The holders of a shared off-street parking facility permit must resubmit their
plans if changes that require more than 5 additional spaces are made.
8. The Planning Commission will adopt by resolution standard assumptions for
the proportion of employees and customers who drive to the development, the
percentage of non-guests who use the hotel facilities, the percent of retail
customers who are at the development for reasons other than shopping, the
percentage of people who come to the development for other reasons and do
not shop, and the number of residents.
DIVISION OF PLANNING •DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT�CITY OF SAINT PAUL
CITY HALL ANNEX• 25 WEST FOURTH STREET, SAINT PAUL,MINNESOTA,55102•TELEPHONE 612•292-1577
Example
A mixed use development of residential, retail, office, and restaurant uses is
proposed:
Residential units 100 dwelling units
Gross floor area 120,000 sq. ft.
Gross leasable area 116,000 sq. ft. Usable floor area 92,000 sy. ft.
Retail 50,000 sq. ft. Retail 40,320
Office 40,000 sq. ft. Office 31,680
Restaurant 26,000 sq. ft. Restaurant 20,000 •
(Bar/Rest. 16,000
patron area)
Gross Parking Peak Hour -
Parking Requirements: Zoning/Licensing De�nand - ULI Shared Parking
Retail: 269 spaces 171 spaces (Mon. -
' Fri.)
Office: 158 108
Restaurant 200 422
(Bar/Rest. 355)
Residential 150 150
Total 777 (932) 980 732
Based on zoning and licensing code requirements, the development would require 777
parking spaces if the restaurant has no liquor license and 932 spaces if there is a liquor
license. The shared parking formula results in a peak hour demand of 732 parking spaces
at 7:00 p.m., even though the total of all individual peaks is 980 spaces. The main reason
for this is that the office use demands very little parking at this time (7 spaces), and retail
demand is also lower than its peak.
NOTICE OF PUBLIC HEARING
The Saint Paul City Planning Commission has initiated proceedings rela�ive to the
amendment'of Chapter 60 of the Satnt Paul Legislative Code, Zoning, regarding shared
parking. The text of the proposed ordinance is on file in the Zoning Section of the
Planning Division, 11th floor, City Hall Annex, 25 W. Fourth Street, and may be reviewed
there. Copies are also avajlable for distribution.
The Planning Commission has fixed the 13th day of February, 1987, at 9:00 a.m. on the
13th floor of the City Hall Annex, 25 W. Fourth Street, for a public hearing to consider
objections and recommendations relntive to this amendment.
David Lanegran, Chairman
Saint Paul City Planning Commission '
. � ����°�9
SHARED PARKING TEXT AMENDMENT
Introduction
Saint Paul was largely developed before the first residential parking requirements were
added to the Zoning Code in 1954. Parking for institutional and commercial uses was not
requ'ired until 1975. Most of the city's commercial areas thus have large legally
nonconforming parking shortfalls. As commercial areas age, the lack of available off-
street parking can be a handicap to redevelopment. The current zoning code requires that
off-street parking be within 300 feet of the building it is intended to serve. In addition,
commercial uses cannot share parking unless the number of parking spaces provided equals
the total required for all uses or the hours of operation of the uses do not overlap.
In 1982 and 1983, the Urban Land Institute (ULI) and Barton-Aschman Associates
conducted a study of shared parking demand. ULI members had noticed that mixed use
developments required fewer parking spaces than the same uses in freestanding locations.
The study confirmed these observations. Barton-Aschman studied parking demand for
various uses at 16 locations throughout the United States. Parking demand for individual
uses in freestanding suburban locations was measured to detGrmine maximum demand.
Demand was measured for different times of the day, days of the week, and seasons of the
year. Parking demand for mixed use developments comprising combinations of retail,
office, restaurant, cinema, hotel, and residential uses was then also measured. The study
concluded that because of the variable demand of different uses, the same parking space
could accommodate more than one use. The data compiled during the course of this stud��
were used to develop a computer model that estimates parking demand for mixed use
developments.
The Department of Planning and Economic Development has used the ULI's model as a
basis for a shared parking computer program. Incorporating this model into the parking
requirements of the zoning code would provide an alternative that can make redevelopment
of the city's commercial areas more attractive. While the amendment would not be
applicable to all developments, it will cover the most common mixed uses. It would assure
that adequate off-street parking would be provided, and would make more efficient use of
each parking space, resulting in lower redevelopment costs and less intrusion of commercial
parking into neighborhood residential areas. The model could also be used by
neighborhood business groups that wanted to provide adequate off-street parking for their
area through centrally located facilities.
The parking standards in the proposed amendment are less restrictive than the existing
zoning code regulations in that they require less parking than the total for new
construction of each use and in that the distance from the parking facility to the use is
increased to 500 feet. The amendment is more restrictive than the existing code in that it
requires that the shared parking requirements and conditions be recorded on the land titles
and that legally nonconforming parking shortfalls cannot be used in combination with the
shared parking model to further reduce the number of required spaces.
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Proposed Amendments
Language to be deleted is da�ed-t�r�ot�gl};new language is underlined.
Amendment to Section 60.206 F
Floo�• area. Qross leasable (for the ottrnoses o!computinQ shared DarkinQ under Sec. 62.103
Subd. 5). The tot�l tloor aren of a buildinQ or structure desiQned tor the tenants' occ:soancv
nf:d excl:�sive use. irrcltidirrQ basements. mezzanines a�td uDDer floors exDressed in saitare teet
and measured Irom the outside (ace ot the exterior walls and irom the center line of common
tivalls or ioirtt oartitiorts. All that area for which tenants nav rent, includirtQ sales and inte;ral
stock are�s. btit exclt�diftQ stairwells. elei�ator sha fts. mechanical rooms sDace related to the
opei•atiort and maintenance of the bisildi�r,e, and lobbies and bathrooms located for common o►•
public use rather thart for tenant or i�iternal use.
This new definition is necessary because the computer model uses gross leasable area to
determine parking demand, while the zoning code uses usable floor area, and the licensing
code uses patron area. All of these measures differ in ways significant enough to require
separate definitions. Under this definition, existing storage area would be included; as
would bathrooms that are internal to the use, such as those in a restaurant intended for the
use of patrons and employees. If the restaurant were part of a larger building for which
there were central bathrooms, halls and lobbies,these central areas would not be included.
The important factor is whether or not the occupant can remodel the floor area to convcrt
existing storage space, halls, etc. into income producing space.
Amendments to Section 62.103 Subd. 5
(3) Exceot as nrovided i�r oaraQrnnh (7) below, two or ntore buildirtgs or uses may
collectively provide the reqttired oJj-street parking, in which case the reqi.�ired nu»iher oJ
parkirtg spaces shall not be less than the sum of the requirements of the individital itses
comptited separately.
This amendment is necessary to provide a way to incorporate the new shared
parking formula for those uses it covers, while retaining the existing language for
all other uses.
� u'hen anv land or bt�ildinQ is used for two or »tore distinQUishable uses, or when otivners
or mana,eers of a Qroun ot buildinQS in a contiQUOUS area wish to Drovide narkin,e
c000erativelv throuQh a shared narkinQ nQree»ient. tl2e Plarini�:Q Commission mav
appro��e a shared off-street D�rkinQ tacilitv permit. The nc�mber ot off-street sDaces
reauired to seri�e the combination ot all uses s/Tall fie determined irt accordance �vitlT tliis
section. The uses to which this section mav be aonlied are: of(ice, retail, restaurarrt.
cinenrcz, residential, and/or hotel. TJ2e methodoloQV used to determine the minimum
number of shared off street snaces shall be the Denartment of Planni�tg and Economic
Develooment's current shared narkinQ comottter nroQram, which is based on the Urbara
Land Institute's (ULI) Model Shnred ParkinQ ProQram. All mi.red use develonmerrts
usir:Q this section shall meet the standards ar:d reatiirements of the PED shared narki�t�
proQram. sub iect to site nlan anoroval as hereina fter set torth and exceDt as otherwise
amerrded herein. The followinQ conditions shall aDDlv to n�tv shared parkinQ facilitv lor�
mixed uses:
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a. all reauirements and conditions imoosed t�DOr: the shared oarking facilitv sha!! be
recorded on the abstracts or certificates ot title of the land uDOn which the taciliti�
is located and on the titles and lease aQreements of the uses sharin� the taciliti�
and shal! serve as notice to all subseaitent o«rchasers o f the existerrce o t the shared
parkinQ tacilitv and all reqt�irements associated therewith.
b. Ench :sse irr the mixed use develoDment shall be within fire hundred (500) teet ot
the shared narkinQ (acilitv, measured trom the nearest noint ot the buildrn.e in
which the use is located to the nearest Doint of the shared DarkinQ facilitv.
c. ParkinQ soaces reserved on a 24-hour basis cannot be shared and mav nnt be
rncluded in the minimum sDace reauirements for the shared parkinQ facilitv.
d. All tsses a�td buildrnQS comDrisinQ the mixed use derelonment, whether new or
existinQ, must be included irt determininQ the narkinQ reactirement t�nder thi.s
sectior:.
e. All anolications and nlans tor shared Darkin,e facilities shall be s�ihmitted for .site
plan review in accordance with Section 62.108 of this code. All oronosed uses fo►•
the mixed use develonment. toQether with all narkinQ spaces and access dri��es.
shal! be clearlv desiQnated on the site Dlan. Landscaoed areas shall also be
desiQ�inted, artd vr000sed tree a►:d shrtsbberv olarttinQS shall be described. Tl�e
Commission mav attach such additional cortditior:s to aDnroval ot tl�e site nla�r as
are reaso�tnble cznd necessarv to Drevent anv adverse imoact tsoon nearbl� street.s or�
properties.
L. Spaces desiQnated for the handicaDped shall be Drovided in accordance with the
provisions of Chanter SS ot the Minnesota State BuildinQ Code. Facilities for the
HandreaDOed.
g, Atter a shared oarkinQ facilitv has been aoDroved. anv s:sbseaisent chanQe.
addition or deletion in the orrQinal mixed land tises. or chanQe in intensitv o( siscl2
uses reatcirin� more than 5 additional sDaces shall reat�ire permit review and
approval bv the P1a�ininQ Commission No special condition use or occunancv
permit !or the nerv or chanQed :tses shall be issued witho:tt s:ich aDnroval (rom the
P1a�t�tinQ Commission unless additional otf street oarkinQ snaces czre oroi�ided in
accordance with Section 62.103 Subd. 6 ot this code. The annlicant, its stsccessors
and �ssiQns, shall certifv on demand rn writin� to the PlannrnQ Administrator and
ZoninQ Administrc�tor that the mixed isse develon»ient and slTared DarkirtQ taciliti�
continue to comolv with the Droti�isions of this section, the conditions of site olan
aporoval and anv covenants, aQreeme�tts or bonds executed in con it�nction
therewith: that no substantial Dhvsical or ooerntional chan�es have been made to
the mixed t�se develoDment or shared DarkiraQ facilitv: arid that no i�ttensi ficatior:
of uses has occurred.
h. The month of the vear that results in the Qreatest demand will be tcsed to determi�re
the minimtsm number of narkinQ spnces reat�ired. The PlanninQ Commission mav
ntoditv the standard assuntntions (nercent auto :�saQe, D�trons oi�tside hotel.
captive ntarket retail, non-caDtive market - nonretail, and non-cantive market
residential) if the aDDlicant provides nroof of one or more of the followin�:
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i. the location within S00 feet of the mixed use develooment o(other
�arkin� facilities whose neak Deriods of use do not contlict with those o(
the nronosed mixed :�se develooment or which have excess DarkinQ soace.s:
ir'. for ottice isses. a ride sharinx nroQram, when the aoDlicant subn:its
evidence that it will orQanize and coordinnte a viable ride sharin,e
nroQram. The aoplicnnt mav be reac�ired to si�bmit covenants or other
aDnrovriate instruments. in recordable torm, to ensure that the aDnlicant
and its successors and assiQns will continue to imDlement the ride sharirr�
proQram. Performance bonds mav also be reauired tivhere annronriate: o�•
iii. Reservation bv the nnnlicant bv wav ot covenant or other instr:iment ir:
recordable torm o( land or sDace within 500 feet of the mixed t�se
development, sutlicient to vrovide additional narkinQ snaces eauivalent to
the number of sDaces beinQ reduced /or a neriod of not less than (ive
ev ars•
Authority to grant shared off-street parking facility permits is given to the Planning
Commission to be handled in a manner similar to special condition use permits and site
plan review. The Planning Commission may wish to delegate this authority to staff unless
modifications are requested. The ordinance specifies the uses to which this section may be
applied and references the PED computer program and Urban Land Institute research on
which the standards are based. These standards are included in the appendix to this report,
and will by adopted by Planning Commission resolution upon adoption of this ordinance.
The parking standards include gross demand per square foot of gross leasable floor area
(GLA) and a number of adjustment factors, or assumptions. For example, the basic
standard for office use is 3 parking spaces per 1,000 square feet of GLA. The adjustment
factor that can affect this base standard is the percent of employees who drive. To use the
computer program, the total square footage, number of dwelling units, number of seats,
and/or number of rooms is entered. Assumptions covering the percent auto usage, percent
of captive retail market, non-captive non-retail use, and non-captive residential market are
entered. The month when peak demand will occur is also chosen. The computer then takes
these data and figures demand for the various uses between 6 a.m. and 12 midnight for
weekdays and Saturdays. The peak hour demand is thus determined and is listed in a
summary section. The program can also be used to show the existing supply of parking and
the surplus or deficit caused by the proposed development. In addition to these standards,
the proposed ordinance lists other conditions that must be met before the shared off-street
parking facility permit will be approved.
a. The requirements of the shared parking permit must be recorded on the land titles
or abstracts of both the land being used for parking and the land for which the
parking is intended. This will inform potential purchasers of any of the parcels
that the use either has a claim to the off-street parking or that the land is reserved
for parking by other uses. There has been a problem in the past of businesses
leasing off-street parking and then finding that their leases are not renewed because
the land owner wants to develop the property or sell it to someone else. This
condition will make it more difficult for that to happen.
4
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b. The distance from the parking facility to the building it is intended to serve is
increased from 300 feet to 500 feet. This extra distance should make it easier for a
single parking facility to serve a larger area and make more efficient use of land.
It will also encourage better design of neighborhood commercial areas by reducing
the need for the "sawtooth" look of building - parking lot - building - parking lot.
c. The reason that the shared parking model works is that each space serves multiple
uses. If spaces are reserved for particular individuals or groups, they cannot serve
this multi-purpose function. For this reason, any reserved spaces provided must be
in addition to the minimum required under the shared parking standards.
d. Since most of Saint Paul's commercial areas, institutions, and many multiple family
buildings have legally nonconforming parking shortfalls, on-street parking
congestion is a problem in many areas. The purpose of the shared parking text
amendment is to ensure that redeveloped areas provide sufficient off-street parking
to relieve on-street congestion. Therefore, buildings or groups of buildings cannot
deduct their legal nonconforming parking deficits from the minimum number of
spaces determined by the computer model. For example, an existing commercial
building 50' x 100' may have two retail storefronts on the street level (5000 sq. ft.)
and offices on the second level (5000 sy. ft.). Under the current zoning code, if
built today, this building would require 47 parking spaces (assumes that 20% of the
gross floor area is not usable). It currently provides 10. It has a legal
nonconforming shortfall of 37 spaces. When the building is redeveloped, the
developer could not use this shared parking formula and then deduct 37 spaces from
the required amount. The full number of spaces as determined by the shared
parking formula would have to be provided. An alternative would be to use the
existing sections of the zoning code that cover expansions of usable floor area and
changes in use of existing buildings. This proposed amendment does not replace
these sections, but is an alternative to them.
e. Shared parking facilities must go through site plan review like other development
projects. This section makes it clear that the uses to be served as well as the parking
facility must be shown on the site plan, and that the Planning Commission or
planning staff where delegated can attach reasonable conditions to the approval.
f. The standards for providing handicapped spaces in a shared off-street parking
facility are the same as for other off-street parking facilities.
g. The shared off-street parking facility is by its nature sensitive to the mix of uses it
serves. If the tenant mix changes, the number of off-street parking spaces required
of the development may also change. This section requires that the holders of a
shared off-street parking facility permit resubmit their plans if changes are
contemplated that require more than 5 additional spaces. It also authorizes either
the Zoning Administrator or Planning Administrator or both to require that the
responsible party certify in writing that the tenant mix and floor area have not
changed to require more parking spaces in case there is ever a question about
whether there is still sufficient parking.
5
. . �,�= �����
h. There are a number of factors besides floor area that affect parking demand. These
include the proportion of employees and customers who get to the mixed use
development by car (percent auto usage), the percentage of people who use the hotel
facilities but are not guests, the percentage of retail customers who are employees or
are at the mixed use development for another reason besides shopping (captive
market retail), the number of people who come to the development for reasons other
than shopping (non-captive market, non-retail), and the number of residents who do
not necessarily work or shop at the development (non-captive market, residential).
In addition, different uses in a mixed use development have their peak seasons at
different months of the year. Retail uses, for example peak in December, while
restaurants are busiest during the months of June and July. It is important that
these variables be set to accurately reflect the conditions at the development. For
this reason, the Planning Commission should adopt by resolution standard
assumptions for these variables that generally hold true citywide. Developments
that will have significantly different characteristics would make their case to have
these assumptions altered before the Planning Commission. The following standard
assumptions are recommended:
Patrons Guests
Employees (Restaurant) (Hotel) Cinema
Percent Auto 95% 95% 95% 95%
Usage
Patrons Outside 50%
Hotel
Captive Market 0%
Noncaptive
Market -
Non-retail: 95%
Noncaptive
Market
Residential: 100%
The percent auto usage is listed at 95% rather than 100% to take into account the
availability of transit service to most areas of the city. The ULI report
recommended a possible lowering of this value if there were bus or other transit
service within 2,000 feet of the development. Most of Saint Paul is within one
quarter mile, or 1,320 feet of a bus route. The peak demand for residential use has
also been changed to reflect the zoning code standard of 1.5 cars per dwelling unit.
This reflects the growing number of households in Saint Paul with more than one
car. The other values are taken from the information provided in the ULI report.
Tables showing the standards developed by the Urban Land Institute and Barton-
Aschman Associates and upon which this computer program is based are included in
the appendix to this report.
Modifications of the standards in paragraphs a through g can be made by the Planning
Commission in accordance with Section 64.300 Subdivision 4. Variances of the required
amount of parking can be approved by the Board of Zoning Appeals in accordance with
Section 64.203. Variances of required parking as determined by this formula should be
relatively rare, since the standards already allow for transit use and lower peak demand
rates than the existing code.
6
. - �=���� 5
A sample c�se may help to show more clearly how this amendment would work and how it
would compare to the existing standards in the zoning and licensing codes.
A mixed use development of residential, retail, office, and restaurant uses is proposed:
Residential units 100 dwelling units
Gross floor area 120,000 sq. ft.
Gross leasable area: 116,000 sq. ft. Usable floor area: 92,000 sq. ft.
Retail 50,000 Retail 40,320
Office 40,000 Office 31,680
Restaurant 26,000 Restaurant 20,000
(Bar/Rest. 16,000 patron area)
Gross Parking Peak Hour -
Parking Requirements: Zoning/Licensing Demand - ULI Shared Parking
Retail: 269 spaces 171 spaces (Mon. -
Fri.)
Of f ice: 158 108
Restaurant 200 422
(Bar/Rest. 355)
Residential I50 150
Total 777 (932) 980 732
Based on zoning and licensing code requirements, the development would require 777
parking spaces if the restaurant has no liquor license and 932 spaces if there is a liquor
license. The shared parking formula results in a peak hour demand of 732 parking spaces
at 7:00 p.m., even though the total of all individual peaks is 980 spaces. The main reason
for this is that the office use demands very little parking at this time (7 spaces), and retail
demand is also lower than its peak. The worksheet that shows how parking demand for
these various uses changes throughout the day is included at the end of this report.
7
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APPENDIX
Table 1 Shared Peak Parking Demand Rates
Table 2 Monthly Parking Variation as a Percent of
Peak Month
Table 3 Hourly Accumulation as a Percentage of
Peak Demand
9
. - �--���-��
• TABLE 1 -SHARED PEAR PARKING DEHAND RATES
<----- ADNSTlgNT FACTORS ----><--------- ASSIJt�TI0N5 -------->
PEAR PERCEN? AVERAGE PERCENT PERCENT AVERAGE PERCENT
DEMAND AUTO VEHICLE NON-CAPTIVE AUTO VESICLE NON-CAP'fIVS
LAND US8 UNITS RATE USAGE OCCUPANCY MARRET USAGE OCCUPANCY MARRES
OFFICE
M-P 1000 SQPT GLA 3.00 1.00 1.00 1.00 100X 1.20 100X
SA2 1000 SQPi GLA 0.50 1.00 1.00 1.00 100X 1.20 100X
RETAIL
M-F 1000 SQFi GLA 3.80 1.00 1.00 1.00 100X 1.80 100X
SA2 < 400i GLA 1000 SQP'! GLA ♦.00 1.00 1.00 1.00 100I 1.80 100x
SAT > 600R GLA 1000 SQPi GLA 5.00 1.00 1.00 1.00 100X 1.80 100I
RESTAURANi
H-F 1000 SQFY GLA 20.00 1.00 1.00 1.00 100x 2.00 100x
SA2 1000 SQF? GLA 20.00 1.00 1.00 1.00 100x 2.00 100X
CINENA
N-P SEAT 0.25 1.00 1.00 1.00 100X 2.00 IOOX
SAT SEA2 0.30 1.00 1.00 1.00 100X 2.00 100X
RESIDENTIAL
!t-F (NON CBD) DWELLING UNIS 1.50 1.00 1.00 1.00 100x 1.50 100X
SA2 (NON CBD) DiJELLING UNIi 1.50 1.00 1.00 1.00 100Z 1.50 100X
CBD DNEI.LING UNIY 1.50 1.00 1.00 1.00 100Z 1.50 100i
HOTEL
GUESTROOM
!I-P ROOM 1.25 1.00 1.00 1.00 100X 1.40 100X
SAY ROOM 1.25 1.00 1.00 1.00 100X 1.40 100I
RESTAURANT/LOUNGE
M-F 1000 SQFY GLA 10.00 1.00 1.00 1.00 100X 2.00 100I
SA? 1000 SQFT GLA 10.00 1.00 1.00 1.00 100X 2.00 100X
CONFERENCE ROOM SEAT 0.50 1.00 1.00 1.00 IOOX 2.00 100X
CONVENSIOIi AREA 1000 SQF2 GI.A 30.00 1.00 1.00 1.00 100X 2.00 100X
TABLE 2 - MON?ffi.Y PARKING VARIATION AS A PERCENT OP PEAR MONTH <------------------ HOTEL ------------------->
ROOMS ROOMS RESTAUR./LOUNGE
MONTH OPFIC& RETAIL RESTAUR. CINEMA RESIDENlIA M-F SAT N-F SAT CONF. COlN.
------------------------------------------------------------------------------------------------------------------°-----
CODE 1 3 6 8 10 13 1♦ 15 I6 17 18
-------------------------------------------------------------------------------------------------------------------------
JANUARY 100X 65X SOX 90X 100X 90X 65X 90X 65X 100X 20X
FEBRUARY 100X 65X 75X 70X 100I 90X 70X ' 90X 70X 100x 40I
MARCH 100X 70X 90x SOZ IOOX 95X 80X 95X 80x 100x 80X
APRIL 100X 70x 90Z 70X 100X 95X 85X 95X 85x 100i 80I
MAY 100X 70X 95X 70X 100x 95X 85X 95X 85X 100X 100x
JUNE 100X 75X 100x 100i 100Z 100i 90X 100X 90X 100X 100x
JiJLY 100x 75X 100I 100X 100Z 100X 100X 100X 100X 100X SOI
AUGUST 100x 75X 85Z 70X IOOX 100X 100X 100x 100x 100i SOX
SEPTII�BER 100x 75X 80X 80X 100X 95X 90X 95x 90x 100X 70X
OCTOBER 100x 75X 80x 70i 100X 95X 90Z 95X 90X 100X 70x
NOVEI�BER 100Z 80X 80x SOX 100Z 85Z 80X 85X BOZ 100x ♦OX
DECEl�EA 100Z 100X 90Z SOX 100x 85X 65X 85Z 65x 100; 20i
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R�6 CITY Op i
o � CITY OF SAINT PAUL
,, ��������°,�, , DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT
`�o ���� �� � �v' DIVISION OF PLANNING
•
25 West Fourth Street,Saint Paul,Minnesota 55102
�B6•
612-292-1577
GEORGE LATIMER
MAYOR
MEMORANDUM
DATE: March 31, 1987
TO: City Council Members
FROM: Patricia James ,,,�
RE: Shared Parking and Liquor License Parking
The Division of Building Code Enforcement has noted that the existing liquor license code
requires off-street parking using patron area as a basis, and that this standard would
supersede the shared parking amendmenYs formula. The shared parking standard is
actually stricter than the licensing regulations because it includes employee area and
storage area as well as patron area and it requires 50 spaces per square foot of gross
leasable area as compared to the license code's 45 spaces per square foot of patron area.
Thus, a bar/restaurant with 26,000 square feet of gross leasable area would have a gross
demand of 422 parking spaces under the shared parking formula. Subtracting 6,000 square
feet for kitchen and employee area, the license code would require 355 spaces.
For the shared parking model to work best, the restaurant floor area should Ue included in
the parking formula. The Planning Commission recommends that the license code be
amended to permit the shared parking permit to supersede the liquor license parking
requirement. The following proposed language has been reviewed by the City Attorney's
Office:
Section 409.8 (11) "There shall be provided in all zoning districts, other than B-4 and B-5
districts, off-street parking spaces for all on-sale premises as provided herein or, if the on-
sale nremises is aart of a shared narking agreement, as arovided in Section 62.103 Subd. 5
(7) of this code.
Section 410.04, Subd. 7. Parking. "There shall be provided in all zoning districts, other than
B-4 or B-5 districts, off-street parking spaces for all on-sale premises as provided herein or,
if the on-sale aremises is aart of a shared aarkin� a�reement, as orovided in Section 62.103
Subd. 5 (7) of this code."
� �.. ������
city of saint paul
planr�g comr�ssion resolution
file number 87-23
(�te March 13, 1987
WHEREAS, the Planning Commission of the City of Saint Paul as authorized under
Minnesota Statutes Section 462.357(5) and Section 64.400 of the Saint Paul Legislative Code
has initiated a 40-acre study for the purpose of amending the text of the Zoning Code
pertaining to shared parking; and
WHEREAS, the Zoning Committee and the Planning Commission reviewed the proposed
amendments and set a public hearing date; and
WHEREAS, the Planning Commission held a public hearing on the proposed amendments at
its February 13, 1987, meeting; and
WHEREAS, the Planning Commission has determined:
I. That the number of real estate descriptions affected by the amendments renders the
obtaining of written consent impractical;
2. That a survey of an area in excess of 40 acres has been made; �
3. That a determination has been made that the amendments to the Zoning Code
proposed are related to the overall needs of the community, to existing land use, and
to plans for future land use; and
4. That pursuant to Minnesota Statutes proper notice of the hearing was given in the
Saint Paul Pioneer Press and Dispatch on January 23, 30, and February 6, 1987;
NOW, THEREFORE, BE IT RESOLVED, that the Planing Commission recommends
approval of the Zoning Code amendments attached hereto in the 40-acre study pertaining
to shared parking and directs the Planning Administrator to forward the study and this
resolution to the Mayor and City Council for their review and action.
m0�,d V�/ Morton
1
��d � Levv
in fav�or T��ous
against—
����3�
.
. ,.
ADDENDA TO SHARED PARKING TEXT AMENDMENT REPORT
March 30, 1987
A question has been raised as to exactly what uses the shared parking text
amendment covers. The language in the amendment specifies retail, restaurant,
office, cinema, hotel, and residential uses. Generally speaking, those
commercial uses not generally included in a mixed use, or shopping center
development, would NOT be included under the text amendment. These include:
- Industrial uses
- Institutional uses
- Auto laundry
- Bowling alley
- Dance halls, pool halls, etc.
- Auto service station
- Coin operated laundry and dry cleaners
- Miniature golf courses
- Mortuaries
- Motor vehicle sales
- Theatres and auditoriums other than cinema
- Medical and similar professional offices
Banks, beauty parlors, barber shops, and other similar service establishments
can be included as retail uses.
As a further example of how the shared parking formula would work, the
following table shows the commercial uses in Bandana Square, the gross
leasable floor area or other size measurement for each use, the amount of
parking available, and what would be required by the shared parking formula.
USE SIZE (floor AVAILABLE SHARED PARKING
rooms, etc.) PARKING (NET PEAK)
Retail 65,400 sq. ft. 159
703
Restaurant 32,600 502
Office 88,000 204 226
Hotel 145 479
Rooms 110
Meeting rooms 900 sq. ft.
Peak Hour Demand 1180
Medical Office 295 NA
Examining rooms 137
Waiting area 3,648 sq. ft. Zoning Code
requires 173
TOTAL 1,347 1,353
1
f �
1
. r(�--'�'7���
CITY OF S.�INT PA.UL �?Y�v
' � � OFFZC� OF TH� CITY COIINCIL
.....::.
, .N�.�- ` t . .
J Dafe ; May 18, 1987
COMMtTTEE REPORT
TO = Sctint PQU I City Council
F R 0 M : C o n�m it t e e O h City Development and Transportation
�
C H A I R William L. wilson
1. Letter of the Mayor transmitting a Zoning°Code Text
Aa�ienc3ri�ent on Shared Parking (Committee recom�aends
aRla�rov�l)
2. Youth Initiative Task Force Presentation
(No action needed by committee)
3. Ordinance amending Chapter 33, Section 33.04, Subd. 8
(9) of the Legislative Code pertaining to building
permits for the installation and repair of sprinkler
systems (Committee recommends appraval as amended)
4. Parking pzoblems in the Snelling-Midway parkway area as
reported by Nick Schneider (Committee recommends
removal from Committee List)
CITY HALL SEVEN'TH FLOOR SAINT PAUL,MINNESO'TA 55102
•�.+�
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, NOTIG'IS OF PU�LI�HEA�iN' �. - , �
.Notiae:is hereb�r given that a pu� - ,
' Coanci�orr�the 2,��asv ef.�"tine: i�8'!•�t.�i00� • e�aint Paub 1�i#�y��
Gh�ii�:bers,,Cify Hall� ouse, �u , i�n ota to eonsider propos�,d I
am�adments to the Saint Paul Zon��,g,Qrdinance, ters 6Q64 of.:the Saint
' Pau1 Legislative Code as they relate to 7,oni}ig T qm���e,.oa Shared _
Parking.At said timeaitd�Slaae Lhe Cou�cil will hear!all Persoi�nelgtfare to tl�is _
ProPosaY.•:
Dated June il.�987. � � i
ALaERT B. OLSON,�it�Cle�rk
. ; (June i3, I887) _;
• _ .. � ��� .. _
.1st ' Lv -//,.�� L--�� 2nd t� / �_ f�
3rd I -o?��� � Adopted -`
�-�r-K�
Yeas Nays'7�� -5�'�
DREW �t�C
- c�= �� -
NICOSIA � 7�l�'�
RETTMAN
SCHEIBEL
SONNEN �
WILSON �
MR. PRESIDENT TEDESCO