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Correspondence - 4165 Shoreline Drive - 1/12/2023 0 a la Carte //creative group January 12, 2023 To: Mike Anderson, City Administrator City of Spring Park 4349 Warren Ave Spring Park, MN 55384 Via Email: manderson@ci.spring-park.mn.us Dear Mr.Anderson: Attached please find the 2-page summary that I circulated at the Planning Commission Public Hearing regarding The Yacht Club Conditional Uses, Wednesday,January 11, 2023. Please include the summary"in the record" and circulate it to the Members of the Planning Commission and City Council, along with this letter. My comments and concerns re-address many of the issues the former City Planning Consultant,Alan Brixius, most recently outlined on December 5, 2022 for the December 14, 2022 meeting. However, most of these concerns were raised and detailed at great length for the City Planning Commission by Alan Brixius and Mark Kozikowski of Minnetonka Edgewater Apartments for Planning Commission meetings held June 15, 2022 and July 13, 2022 as well as the Planning Commission Work Session held on July 6, 2022. Notably,the online packet for the July 13, 2022 Planning Commission meeting also included most of the zoning ordinances and city codes, as well as the Planning Commissions request for counts from the applicant for parking totals including employee counts for all additional proposed uses, hotel, restaurant, office space, boat slip parking, etc. While reviewing the online meeting e-packet for the January 11, 2023 Planning Commission meeting I noted the parking stalls and drive aisles still did not meet city code nor did the recently submitted modifications or requested documents. After reviewing the City of Spring Park codes and ordinances, I discovered several other proposed items that do not meet the required city codes and ordinances and appear to have been overlooked. In addition, I realized the information contained in the meeting packet was incomplete. For example,the referenced spreadsheet with parking calculations was not included,the updated/revised parking plan was not included, and the latest version only had partial measurements for parking stalls and drive aisles. Upon request, I received the referenced spreadsheet via email from City Administrator, Mike Anderson,the morning of the Planning Commission meeting. In a timely fashion, I addressed these concerns at the public hearing but was unexpectedly only allotted a total of 3 minutes when we were previously allotted 3 minutes per proposed conditional use(9 minutes total). I had anticipated the need for more time and planned to assume the time of my co-worker which would have provided 18 minutes. Double the time I was able to assume from others in attendance at the "Public Hearing." In lieu of this abbreviated time, I am including the "long version" of my summary as well. I believe it will be very helpful to the Planning Commission and City Council because the city codes and ordinances are included and supporting information is underlined. 4165 Shoreline Drive,Suite 220::Spring Park,MN 55384 p:952.471.9304 tf:1.877.471.7600 f:952-471-9359 e:info@alacartedesign.net www.alacartcreativegroup.com 0 a la Carte //creative group Although not inclusive, below are key items that need to be resolved to comply with required City of Spring Park ordinances and city codes: • Spreadsheet calculations are not accurate and do not follow city requirements o Calculated by each use and each calculation rounded to the nearest whole number • Parking stall counts submitted, including compact stalls, are not accurate and requirements not met o All existing uses and proposed uses must be taken into account • Parking plan needs to be redone, including dimensions,for stalls and drive aisles to meet required design standards and city code • 2 separate off-street loading areas need to be designated and are required to meet city code o Per the applicant's plans the building is 24,615 sq ft • Accessory retail commercial uses on site plan needs conditional use permit application If Members of the Planning Commission or the City Council have any questions or interest in discussing this matter further,they are welcome to contact me directly at 612.616.1490 or via email at alisa@alacartecreativegroup.com. Respectfully, Alisa C. Butler Chief Executive Officer//Spring Park Resident cc: Mark Thieroff, Siegel Brill 4165 Shoreline Drive,Suite 220::Spring Park,MN 55384 p:952.471.9304 tf:1.877.471.7600 f:952-471-9359 e:info@alacartedesign.net www.alacartcreativegroup.com January 11, 2023 - Planning Commission Public Hearing,Alisa Butler SUMMARY NUMBERS FOR PARKING—Submitted vs. More Realistic Reference Sec. 42-428. -Conditional uses. Hotel Rooms: 30 Hotel Employees: 6+(stated by applicant: 2—3 housekeeping,overnight security,2 front desk,general manager,and an engineer/maintenance person). Restaurant Guests: 50 Kitchen Staff: 9 Conference Room: 2 Marina: 7 (this should be at least 21 if a slip is being leased,also July 41h 2022,51 cars in the lot) Restaurant Staff: 18(1 server for 6 tables=8,2 hosts,2 bar,2 bus, 1 expeditor,2 runners, 1 manager) NOTE:selected restaurant partner stated 20—23 staff needed at peak Dock Attendant: 1 Shop(retail) 1 Office 1 7(Spring Park Dentistry until 2028)= 1361 sq ft Office 2 8(Tonka Capital Partners until 2025)=1531 sq ft Office 3 2 (O'Connor&Co.)=379 sq ft SUBTOTAL: 141 Neighboring City Ordinance Comparable(s) Parking requirements for neighboring cities: - Mound: 1 parking spot for every 3 boat slips—note: Mound has on-street, large ramp, etc. - Orono: 6 parking spots for every 10 boat slips - Wayzata: 7 parking spots for every 10 boat slips - Tonka Bay: 1 parking spot for every 2 boat slips - Shorewood: 1 parking spot for each boat slip - Excelsior: 1 parking spot for every 2 slips Parking for Hotels—what is the capacity for each room? Parking requirements for neighboring cities with hotels: - Excelsior: 1 parking spot for each unit, plus one for every 10 rooms=33 parking spots - Wayzata: 1 for each lodging unit, plus spaces equal to 25%capacity of any club or lodge 37.5 parking spots DRIVE AISLES& Parking Stall Deficiencies(per plans&the City Planner comments) Reference Sec.42-6Z -Off-street parking regulations. ALL ONE-WAY DRIVE AISLES ARE REQUIRED TO BE 18'6"to 24' long(for 90'—60'stalls) - West aisle: 13' and 14' and 17' 7" ---> 18' 6" required - South and east aisle: 14.2' ---> 18' 6" required - North aisle (Shoreline Dr): 16.5' ---> 18' 6" required ALL PARKING STALLS WIDTHS, EXCEPT COMPACT ARE REQUIRED TO BE 8'9" West(northernmost) 60' stalls: 8' 6" --->8' 9" required - North 60"stalls: 7.5' --->8' 9" required ALL PARKING STALLS LENGTHS, EXCEPT COMPACT ARE REQUIRED TO BE 18' - South stalls (lake facing): 15' ---> 18' required (approx. 9 stalls) Note: There are 3 obstructing light poles impacting the use of 4 parking stalls. Per city code, only 20%can be designated for compact parking(minimum of 7'w x 151) - 116 proposed parking spots x .20= 23 spots allowed, plan proposes 14, BUT 22 on the north lot line and 9 on south lot line facing the lake appear to be all compact=45 compact stalls Loading Area—Reference Section 42-68(off-street loading) 2 designated loading areas are required for a 24,615 sq ft building Alleviate or prevent congestion of the public right-of-way and so to promote the safety and general welfare of the public, by establishing minimum requirements for off-street loading and unloading from motor vehicles in accordance with the utilization of various parcels of land or structures. -Loading areas shall not conflict with pedestrian movement. -Any space allocated as a required loading area or access drive shall not be included as part of the space requirements to meet the off-street parking area. Size. Loading berths(areas)shall not be less than 50 feet in length, 12 feet in width, and 15 feet in height exclusive of aisle and maneuvering space. -Number of loading spaces required. The number of required off-street loading areas shall be as follows: (g) street loading required.Any structure substantially altered for a use which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles shall provide off- street loading space as required for a new structure. (Ord. No. 62, §3(Subd. H), 9-13-1993) Delivery Location—where is the required designated loading area? Based on the truck delivery route access,far more than one parking spot will be inaccessible because the loading zone will take up the entire drive aisle which does not meet the required width and creates a major safety concern. Fire Department Access Concerned with drive aisles that are substantially narrower that do not meet code - Lower-level restaurant access? Capacity(calculations based on submitted plan square footage and the Minnesota Department of Public Safety, State Fire Marshal Division) Location Approx. Sq Feet Sq Ft Per Person #of Persons Indoor Restaurant 1377 15 91.8=92 Indoor Bar 649 7 92.7=93 Outdoor Restaurant 1344 15 89.6=90 Outdoor Ledge Area 432 7 61.7 =62 ESTIMATED CAPACITY: 337 people NOTE: If 4 people drove together in the same car that would equate to 84.25 vehicles Miscellaneous Notes&Concerns Based on Plans Submitted - How do Yacht Club Slip Tenants access the dock? - Designated parking for takeout/to-go orders is not indicated - Dock structure appropriate for higher traffic commercial marina and transient use per the LMCD - Meets LMCD 3-1.09 new license and "readily available parking spaces" requirements per boat slip. - Per LMCD Transient slips cannot dock overnight(LMCD Subd. 112) - Increased volume of boat traffic next door to the Hennepin County Sherriff Station Water Patrol. - Boat Trailer Contract and Provider City Approval (Lester Prairie) - DNR Concerns: shoreland impact, removal of trees,grading,drainage, sand for beach - Kitchen Size, Refrigeration, Prep Area, Break Room??? -Outdoor dining appears on the submitted plans to be accessible from the lake and western stairs, not only via the principal building. - Locations of tables are indicated, but the types of tables are not, nor are the refuse receptacles,wait stations. -The proposed beach area shown with lounge chairs is not realistic during normal lake levels. Beach area during normal lake levels is minimized to approximately 2 feet. -Outdoor Winter Activities(safety concerns) - Insurance Coverage for Liabilities—outdoor winter activities, charters, etc. January 11, 2023- Planning Commission Public Hearing, Alisa Butler, Supporting Details, Ordinances & Codes Parking Numbers Per Kelly Olsen (as presented December 14,2022) Hotel Rooms: 30 Hotel Employees: 4 Restaurant Guests: 50 Kitchen Staff: 9 Conference Room: 2 Marina: 7(for 21 leased slips, 11 transient) SUBTOTAL: 102 Parking Numbers Per Kelly Olsen (by the spring) Offices: 14 Hotel Rooms: 24 Hotel Employees: 4 Kitchen Staff: 9 Restaurant Guests: 50 Conference Room: 2 Marina: 7(for 21 leased slips, 11 transient) SUBTOTAL: 110 REAL NUMBERS FOR PARKING Hotel Rooms: 30 Hotel Employees: 6+ (as stated by applicant: 2—3 housekeeping staff, overnight security guard, 2 front desk attendants, a general manager, and an engineer/maintenance person). Restaurant Guests: 50 Kitchen Staff: 9 Conference Room: 2 Marina: 7(this should be at least 21 if a slip is being leased,also 4th of July had S1 cars in the parking lot Restaurant Staff: 18 (1 server for every 6 tables=8, 2 hostesses, 2 bar, 2 bus, 1 food expeditor, 2 food runners, 1 manager) NOTE: selected restaurant partner stated 20—23 staff needed at peak Dock Attendant: 1 Shop (retail) 1 Office 1 7 (Spring Park Dentistry until 2028) Office 2 8 (Tonka Capital Partners until 2025) Office 3 2 (O'Connor&Co.) SUBTOTAL: 141 C-4 ZONING CONDITIONAL USES Sec. 42-428. -Conditional uses. The following are conditional uses in a C-4 district and require a conditional use permit based upon procedures set forth in and regulated by article IV, division 2. 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Minimum clear passage zone for pedestrians at the perimeter of the facility shall be at least five feet without interference from parked motor vehicles, bollards, trees, tree gates, curbs, stairways, trash receptacles,streetlights, parking meters, or the like. 3. Overstory canopy of trees, umbrellas or other structures extending into the pedestrian clear passage zone or pedestrian aisle shall have a minimum clearance of seven feet above sidewalk. h. The outdoor area is surfaced with concrete, bituminous or decorative pavers or may consist of a deck with wood or other flooring material that provides a clean, attractive, and functional surface. i.A minimum width of 36 inches shall be provided within aisles of the outdoor area. j. Refuse containers are provided for self-service outdoor dining areas.Such containers shall be placed in a manner which does not disrupt pedestrian circulation and must be designed to prevent spillage and blowing litter. k. Property owners shall pick up litter within 100 feet of the patio area. 1. Live outdoor music performances shall only be permitted after obtaining a special event permit and shall meet the requirements of Spring Park City Code. (Ord. No. 62, §18(Subd. D), 9-13-1993;Ord. No. 22-04, § 1, 7-18-2022) PARKING: Off-Street Parking Regulations Spring Park - "Promote the safety and general welfare of the public." - "Factors to be considered in such determinations shall include(without limitation)size of building, type of use, number of employees, expected volume and turnover of customer traffic and expected frequency of delivery of service vehicles." - "Reasonable public access" - "The site used for meeting the off-site parking requirements of this chapter shall be under the some ownership or lease as the principal use being served or under public ownership." Parking Plan Submitted&Current Parking(for clarification) Kelly's Plan Submitted: 119 spots, now 116 (reduced number by 3 instead of 5 Alan's recommendation) Current Parking Lot: 103 spots Long Term Lease Tenants &Other Uses: Parking spots are to be calculated by each use and calculations are to be rounded to the nearest whole number. Parking should be calculated on rentable square footage. Each tenant's lease and monthly rent is calculated on rentable square footage. Tenant Square Footage #of Parking Spots Tonka Capital 1531 8 Spring Park Dentistry 1361 7 O'Connor&Company 379 2 TOTAL: 17 (Note: NOT 13.6 as reported) Is the space designated as "Shop" on the plans a retail store? (K)(8)Retail store and service establishment. At least one off-street parking space for each 200 square feet of floor area. Other considerations: - Valet Parking—the valets would require at least one spot - Parking Attendant for monitoring parking—the attendant would require at least one spot Comparable City Ordinances Comments regarding"if Spring Park adopted a mix-use parking ordinance"and comparing the City of Spring Park to Excelsior and Wayzata are not apples to apples comparisons. Both Excelsior and Wayzata have on-street parking, multiple municipal lots, multiple parking ramps, etc.Spring Park has none. Excelsior even has on-street metered parking. Wayzata has permitted beach parking located adjacent to the Boat Works building. Mound is not even a close comparison because it does not have any marinas or waterfront restaurants with boat slips. Parking for Boat Slips Spring Park (Ord. No. 09-03,4-20-2009) 11-20(b) "One off-street parking space located on the property(in addition to the off-street parking space required for the property by section 42-68 of the zoning ordinance)must be provided for every three boat slips at dock(s)serving the property. The permit applicant must provide a site plan drawn to scale showing the location of all off-street parking spaces required by both this subsection (b)and section 42-68 of the zoning ordinance. The provision of the required parking spoce(s)is subject to inspection and confirmation by city staff prior to issuance of a permit. Permit applicants for properties which do not meet the off-street parking requirements of section 42-68 of the current Spring Park Zoning Ordinance (and have legal nonconforming parking lots)must show city staff by clear and convincing evidence that the parking area serving the property is sufficient to provide off-street parking for all building residents and guests if the permit is issued. Parking requirements for neighboring cities: - Mound: 1 parking spot for every 3 boat slips—note: Mound has on-street parking, a large parking ramp, many municipal parking lots, etc. - Orono: 6 parking spots for every 10 boat slips - Wayzata: 7 parking spots for every 10 boat slips - Tonka Bay: 1 parking spot for every 2 boat slips - Shorewood: 1 parking spot for each boat slip - Excelsior: 1 parking spot for every 2 slips Parking for Hotels Parking requirements for neighboring cities with hotels: Excelsior: 1 parking spot for each unit, plus one for every 10 rooms o This would equate to 33 parking spots - Wayzata: 1 for each lodging unit, plus spaces equal to 25%capacity of any club or lodge o This would equate to 37.5 parking spots DRIVE AISLES&Parking Stalls According to the plans submitted and the City Planner narrative, drive aisles and stall widths and lengths have deficiencies per the following: - ALL ONE-WAY DRIVE AISLES ARE REQUIRED TO BE 18'6"to 24' long(for 90'—60'stalls) - West aisle: 13' and 14' and 17' 7" ---> 18' 6" required - South and east aisle: 14.2' ---> 18' 6" required North aisle (Shoreline Dr): 16.5' ---> 18' 6" required - ALL PARKING STALLS WIDTHS, EXCEPT COMPACT ARE REQUIRED TO BE 8'9" - West(northernmost) 600 stalls: 8' 6" --->8'9" required North 600 stalls: 7.5' --->8'9" required - ALL PARKING STALLS LENGTHS, EXCEPT COMPACT ARE REQUIRED TO BE 18' - South stalls (lake facing): 15' ---> 18' required (approx. 9 stalls) Note: Several stalls do not have measurement per requirement There are three obstructing light poles impacting the use of 4 parking stalls. Only 20%, per the city code, can be designated for compact parking(minimum of 7'w x 15'L) - 116 proposed parking spots x .20= 23 spots - Kelly's plan proposed 14, BUT the 22 remaining on the north lot line and 9 on south lot line facing the lake appear to be all compact=45 compact stalls Grandfathered parking spots are NOT conducive to other uses outside of office use. This is a supreme hazard and very dangerous. On three occasions in the last two weeks, you could not even drive through the drive aisles. Not only is this a hazard to any guest, but fire and rescue would have no access in an emergency. At least 50%of the parking stalls for the past week are no longer accessible,only minimal drive aisles because of snowfall and poor plowing/snow removal. Designated parking for takeout/to-go orders is not indicated. Parking for boat slip tenants should be designated and clearly marked with signage. Parking lot surfacing and drainage review and approval by Minnehaha Creek Watershed District&City Engineer Ancillary/accessory off-Street parking per the City Code must be a reasonable distance away and owned by the same property owner. Snow/Seasonal Factors and enormous impact on parking—over half of the parking spots are currently snow bound and inaccessible for vehicle parking or even pedestrians. Snow removal to an offsite location would need to be required. Sec. 42-67. -Off-street parking regulations. (a)Purpose. The purpose of the off-street parking regulations is to alleviate or prevent congestion of the public right-of-way and to promote the safety and general welfare of the public, by establishing minimum requirements for off-street parking of motor vehicles in accordance with the utilization of various parcels of land or structures. (b)Application of off-street parking regulations. The regulations and requirements set forth herein shall apply to all off-street parking facilities in all of the zoning districts of the city. (c)Exemptions. The off-street parking regulations shall not be applicable to the commercial establishments located as of November 20, 1984, on Spring Street, as the city specifically finds that the parking available to the public on Spring Street is sufficient in ratio,size, surfacing and accouterments so as to eliminate the need for compliance by said commercial establishments with this section. 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The number of required off-street loading areas shall be as follows: (1) Commercial and manufacturing buildings and uses. For each building, one loading area and one(1)additional area for each 20,000 square feet or fraction thereof. (2)Multiple family dwelling. Where such building has ten or more dwelling units, one loading area per structure. (g)Off-street loading required. Any structure substantially altered for a use which requires the receipt or distribution of materials or merchandise by trucks or similar vehicles shall provide off- street loading space as required for a new structure. (Ord. No. 62, §3(Subd. H), 9-13-1993) DeliverV Location—where is the required designated loading area? Based on the truck delivery route access,far more than one parking spot will be inaccessible because the loading zone will take up the entire drive aisle which does not meet the required width and creates a major safety concern. Fire Department Access - Site Review Report, - Concerned with drive aisles that are substantially narrower that do not meet code - Lower-level restaurant access? Capacity(calculations based on submitted plan square footage and the Minnesota Department of Public Safety, State Fire Marshal Division) Location Approx. Sq Feet Sq Ft Per Person #of Persons Indoor Restaurant 1377 15 91.8=92 Indoor Bar 649 7 92.7=93 Outdoor Restaurant 1344 15 89.6=90 Outdoor Ledge Area 432 7 61.7=62 ESTIMATED CAPACITY: 337 people NOTE: If 4 people drove together in the same car that would equate to 84.25 vehicles Miscellaneous Notes&Concerns Based on Plans Submitted How do Yacht Club Slip Tenants access the dock? Dock structure appropriate for higher traffic commercial marina and transient use per the LMCD Meets LMCD"readily available parking spaces" requirements per boat slip. Increased volume of boat traffic especially next door to the Hennepin County Sherriff Station Water Patrol. Per the LMCD 3-1.09. Conversion of Use.A new license shall be required to convert a commercial use identified in this Article to another commercial use or any other use identified in this Code that requires a license for the particular type of structure. The required license shall be based on the use to which the facility is being converted and, if required, a special density license shall be obtained under Section 6- 2.13. A conversion of use requiring a new license includes, but is not limited to, the addition or removal of transient facilities or service facilities. Per the LMCD Subd. 112. Transient Facilities. "Transient facilities"means those facilities or parts of facilities that are licensed for the temporary docking of watercraft but not including the docking of watercraft overnight. Overnight hotel guests' boats cannot be docked in transient slips. Boat Trailer Contract and Provider City Approval (Lester Prairie) DNR Concerns: shoreland impact, removal of trees,grading, drainage, sand for beach Kitchen Size, Refrigeration, Prep Area, Break Room??? Outdoor dining appears on the submitted plans to be accessible from the lake and western stairs, not only via the principal building. Locations of tables are indicated, but the types of tables are not, nor are the refuse receptacles, wait stations. The proposed beach area shown with lounge chairs is not realistic during normal lake levels. Beach area during normal lake levels is minimized to approximately 2 feet. Outdoor Winter Activities(safety concerns) Insurance Coverage for Liabilities—outdoor winter activities, charters, etc. Plunge Pool setback of 50 feet is required and 10 feet is proposed. NOW REMOVED AND NO LONGER INCLUDED IN PROPOSAL.