Planning Commission Work Session February 19, 2015

Background Town Council initiated Resolution No to consider a reduction in the number of parking spaces required when noncontributing structures are demolished and replaced with new structures in the B- 1 portion of the H-1 Overlay District. Public hearing held December 4, 2014 Commission tabled awaiting Council action on a comprehensive parking plan Back because Commission must give recommendation by March 13 (100 Days)

Specific Provision TLZO Sec D Demolition and Redevelopment: any building demolished and replaced in the B-1 District must provide the full number of parking spaces. Example: 10,000 s.f. building with retail use requires 50 parking spaces but within 500’ of public parking facility, no parking required. However, if demolished, 50 new spaces are required.

Effect of Existing Regulations Current language does not distinguish between demolition of contributing (historically and/or architecturally significant) and non-contributing (historically and architecturally insignificant) buildings. No parking credit is given when a building is demolished, whether or not that building is classed as “contributing” or “noncontributing”.

Proposed Language D. Demolition and Redevelopment Contributing Buildings: Where redevelopment of property in the B-1 District involves demolition of an existing buildings designated as contributing to the Old and Historic District in the Historic District Survey Files to create new building sites, then off-site parking spaces required by Sec must be provided in full for the new building. Non-Contributing Buildings: Where redevelopment of property in the B-1 District involves demolition of an existing building designated as noncontributing in the Historic District Survey Files, and that building is within 500 feet of a municipal parking facility, then a credit will be given for off-site parking spaces required by Sec based on the existing building square footage and the previous use.

What has transpired since PC PH? January 21, public input session: Should the Town continue to charge for parking in the Town Garage? Should the Town remove the parking meters from the street? Approx. 20 citizens attended and provided feedback on these and other parking-related concerns. January 27, 2015 Council held public hearing & increased pay in-lieu fee from $3000 to $6, per space based on change in CPI since 1987

What has transpired since PC PH? February 9, 2015 – Council discussed results of public input session and parking generally. February 10, 2015 – Council voted to initiate code amendments that would increase garage parking rates, keep meters on the street, and increase meter rates. Public Hearing scheduled February 24, Council passed resolution to establish “Downtown Parking Task Force” to consider comprehensive parking strategy to deal with future parking needs in downtown area, including possible fee increases for the parking garage & street meters. Will make recommendations to Council.

Impact of Proposed Amendment How many spaces are we talking about? 40 commercial buildings/portions of buildings Top 20 commercial buildings: 550 spaces Largest: 18,500 s.f. (67 spaces); 13,000 s.f. (52 spaces) Top 5 account for 250 spaces All but one of the 20 provide some or all of required parking spaces Fiscal Impact? 550 spaces x $6,270 = $3,448,500 in potential fees (if all 20 sites redevelop)

Planning Commission Options Recommend approval Recommend denial Recommend that Council consider tabling the amendment until a comprehensive parking plan has been created and then remand the amendment to the Commission for further consideration.

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Existing Regulations TLZO Sec Modified Requirements in the Downtown H-1 Overlay District provides parking allowances for buildings located within 500 feet of a municipal parking facility. An existing nonresidential building located within 500 feet of a municipal parking facility is not required to provide any parking. Example: 10,000 s.f. building with retail use requires 50 parking spaces. If within 500’ of public parking facility, no parking required.

Why? Most buildings in downtown core never had on-site parking. Public and private facilities traditionally supply the parking. Higher density is traditional in this area. Want to discourage destruction of buildings (contributing and noncontributing) to supply parking downtown.

Analysis Cost of redeveloping noncontributing buildings in downtown core is more expensive than developing in greenfield areas. Project challenges: keeping public streets open finding construction staging space noise issues during building periods Avoiding damage to adjacent buildings value of land and generally small lots make it impractical to supply on-site parking

Impact of Proposed Amendment In the B-1 District buildings designated as noncontributing would retain the parking allowance for the existing building. If new building is over 10,000 s.f., then new parking must be provided for that additional square footage, either on-site, off-site or through the “payment-in- lieu” option. Existing on-ground parking situation not changed by the amendment which would maintain the status quo. Lose potential for payment in-lieu for spaces. Makes it more financially viable to construct new buildings subject to latest H-1 Design Guidelines.

Proposed Language D. Demolition and Redevelopment Contributing Buildings: Where redevelopment of property in the B-1 District involves demolition of an existing buildings designated as contributing to the Old and Historic District in the Historic District Survey Files to create new building sites, then off-site parking spaces required by Sec must be provided in full for the new building. Non-Contributing Buildings: Where redevelopment of property in the B-1 District involves demolition of an existing building designated as noncontributing in the Historic District Survey Files, and that building is within 500 feet of a municipal parking facility, then a credit will be given for off-site parking spaces required by Sec based on the existing building square footage and the previous use.