HomeMy WebLinkAbout2021-02-24 Planning Commission Regular Work Session PacketAgenda
Plan n ing Com m ission Work Se ssion
City of Edina, Minnesota
VIRTUAL MEETING
Wednesday, February 24, 2021
5:30 PM
I.Call To Order
II.Roll Call
III.Continue Discussion on the Parking Ordinance Amendment
IV.Adjournment
The City of Edina wants all res idents to be c om fortabl e bei ng part of the
publi c proc ess . If you need as s is tanc e i n the way of heari ng am pli #c ation, an
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72 ho urs in advance of the m eeting.
Date: F ebruary 24, 2021 Agenda Item #: I I I .
To:P lanning C o mmis s io n Work S es s io n Item Type:
O ther
F rom:C ary Teague, C o mmunity Development Directo r
Item Activity:
Subject:C ontinue Dis cus s io n o n the P arking O rdinanc e
Amend ment
Disc ussion, Info rmatio n
C ITY O F E D IN A
4801 West 50th Street
Edina, MN 55424
www.edinamn.gov
A C TI O N R EQ U ES TED :
N o action requested. C ontinue the discussion on a draft P arking O rdinance amendment.
I N TR O D U C TI O N :
S taff has made amendments to last months draft ordinance, based on feedback from the J anuary work session. A
summary of the changes are included in the staff memo. Additionally N elson N ygard has provided their responses
to our questions and provided recommendations to the draft ordinance. B oth are attached. S taff has provided
some initial response to the N elson N ygard documents on page 3 of the staff memo.
AT TAC HME N T S :
Description
Staff Memo
Draft Ordinance
Sugges ted Ordinance revis ions from Nels on Nygard
Nels on Nygard res pons e to ques tions as ked by the Planning Commis s ion
Other City Comparis on Table
Other City Comparis on Table - More Focus ed on Proposed Changes
City of Edina • 4801 W. 50th St. • Edina, MN 55424
City Hall • Phone 952-927-8861
Fax 952-826-0389 • www.CityofEdina.com
Date: February 24, 2021
To:
Planning Commission
From: Cary Teague, Community Development Director
Re:
Work Session Topic: Zoning Ordinance Amendment – Parking Regulations.
The Planning Commission is asked to discuss the items above at the February 24, 2021 work session.
Based on the feedback at last month’s work session, staff has reduced the parking regulations further
and added maximums to office, mixed development districts, planned commercial districts.
Additionally, the 10% reduction for parking stalls if located within a quarter mile of a transit stop has
been re-located to Section 36-1324, Reductions. (A summary of the changes made from the last draft
can be found on page 2 of this document.) Nelson Nygard has provided their responses to our
questions and provided recommendations to the draft ordinance. Both are attached. The information
provided is well done and can be considered. Staff has provided some initial response to the Nelson
Nygard documents on page 3 of this document.
The following provides some background on the draft ordinance and the changes recommended:
Section 1. General Reduction in parking requirement. Uses may be allowed further reductions if
located within a transit service area. Some of the more significant changes are as follows:
• Apartments – Reduced from 2 spaces per unit to 1.25 minimum and 1.75 maximum spaces
per unit. The requirement for 1.25 spaces is consistent with most recent requests for new
apartments within Edina.
• Medical or dental offices, clinics and animal hospitals – Reduced from one space per 200
square feet to one space per 300 square feet.
• Hospitals – Reduced from one space per bed to one space for each two patent beds.
• Restaurants – Changed from one-third the seating capacity to one space for each 100 square
feet of floor area.
• Offices, medical and dental – Requirements are amended from a formula calculation (generally
one space per 200 square feet) to one space per 300 square feet, with a maximum of one
space per 200 square feet.
• Mixed Development District – Uses are amended to be consistent with specific use
requirements. Residential reduced from 1.75 spaces per unit to 1.0 spaces per unit with a
maximum of 1.75 spaces per unit. Additional incentives are provided for shared use.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Section 2 – Planned Commercial Districts. This establishes separate regulations for the City’s
Commercial Nodes (44th and France, 70th and Cahill, Valley View and Wooddale, 50th and France,
Southdale and Grandview).
Section 3 – Parking Space Reductions. Reduction provisions are added for ridesharing,
environmental sustainability, and bike parking. A ten (10%) reduction is allowed if a use is located
within one quarter of a mile from a qualified transit stop; to qualify, the transit stop must be served
by regular transit service on all days of the week and adequate pedestrian access must be available
between the transit stop and the parcel.
Section 4. Additional Regulations. Additional regulations cover shared parking, proof-of-parking, and
prevent two abutting off-street parking facilities next to each other.
The following highlights the reductions made from the draft ordinance considered last Month:
Use
Current
Ordinance
1-27 Draft
Regulation
2-24 Draft
Regulation
Apartments
2.0 spaces per unit 1.25 spaces per unit
minimum
1.25 spaces per unit
minimum with a 1.75 space
per unit maximum
Nursing Home
One space per 4
patients or residents
One space per 4 patients or
residents
One space per 5 patients or
residents
Community Center
One space per 200
s.f.
One space per 200 s.f. One space per 250 s.f.
Medical, dental, clinic &
animal hospital
One space per 200
s.f.
One space per 250 s.f. One space per 300 s.f.
Restaurant
1 space per 3 seats One space per 1000 s.f. plus
one space per 150 s.f of
outdoor space
One space per 1000 s.f. no
requirement for outside
seating
Office Formula based on
size (generally one
space per 200 s.f.
One space per 250 s.f. One space per 300 s.f. with a
max of one space per 200 s.f.
Residential use in a
Mixed Development
District
1.75 spaces per unit 1.25 spaces per unit
minimum
1.0 spaces per unit with a
maximum of 1.5 spaces per
unit
Residential use in a
Planned Commercial
District
1-1.5 spaces per
unit depending on
unit size
1.0 spaces per unit minimum 1.0 spaces per unit with a
maximum of 1.5 spaces per
unit
Office use in a Planned
Commercial District
One space per 200
s.f.
One space per 300 s.f. One space per 350 s.f. with a
maximum of one space per
200 s.f.
Shopping Center within
a Planned Commercial
District
One space per 200
s.f.
One space per 300 s.f. One space per 350 s.f.
City of Edina • 4801 W. 50th St. • Edina, MN 55424
Nelson Nygard (NN) has provided their responses to our questions and provided recommendations
to the draft ordinance. Both are attached. The information provided is well done and can be
considered. To provide some general response to each, staff would offer the following:
Question #1 (Shared parking). Staff did incorporate Nelson Nygard’s specific recommendation to
amend our draft ordinance (Page 7, Section 36-1324 (4); otherwise, staff believes the draft ordinance
adequately addresses shared parking. Requiring formulas within a zoning ordinance has not been
effective. It leads to confusion by residents and developers. These factors provided by Nelson
Nygard often go into the parking study examinations of proposed parking done by our traffic
consultants with specific development applications.
Question #2 (Hidden parking). This information can be provided to property owners that have this
issue. The City of Edina recently addressed the public parking issue in the 50th and France District
with new branding, signage and way finding to direct customers to the 3 public parking ramps in the
district. These were some of the key recommendation of NN.
Question #3 (City wide and district next steps). The parking ordinance update is the next step.
Parking counts are monitored at 50th and France. The draft ordinance encourages shared parking.
Question #4 (Free vs. paid parking). Could be considered in the 50th and France District? Paid
parking has not had success in Edina. Southdale Medical Office tried it, but quickly abandoned the
idea as patients parked for free on adjacent streets or at Southdale and walked to the office. This
topic would be considered outside of the Ordinance Amendment.
Question #5 (shared mobility on parking demand). We will keep these ideas in mind if/when we
develop district parking the Southdale district. This issue was discussed and is mentioned in the
Southdale District Plan.
Question #6. (removing parking minimums). Staff would agree that there must be an appropriate
toolkit of strategies and alternative to ensure enough parking to eliminate minimums. The City of
Edina does not yet have those in place. Cities like Portland have some of those tools such as district
parking and a sophisticated mass transit system. Reducing the number of parking spaces required,
encouraging, and rewarding proximity to mass transit and shared parking is a good first step toward
reducing the reliance on the automobile.
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DRAFT - ORDINANCE NO. 2021-__ - DRAFT
AN ORDINANCE AMENDMENT REGARDING OFF STREET PARKING REGULATIONS
THE CITY COUNCIL OF EDINA ORDAINS:
Section 1. Sec. 36-1311 – Minimum number required. Shall be amended as follows:
(a) Single dwelling units, double dwelling units and residential townhouses. One fully
enclosed space per dwelling unit.
(b) Apartment buildings in the PRD district.
(1) 1.25 1.25 spaces per dwelling unit minimum and a maximum of 1.75 spaces per
dwelling unit. At least one fully enclosed space per unit required.
(c) Senior citizen dwelling unit buildings in the PSR-4 and PSR-5 subdistricts.
(1) 0.5 exposed spaces and 0.25 enclosed spaces per senior citizen dwelling unit.
(2) In addition to subsection (c)(1) of this section, the following spaces are required:
a. One completely enclosed and one exposed space for each non senior citizen
dwelling unit located in a building in the Planned Senior Residence District.
b. One completely enclosed space per vehicle owned by the building's
management and stored on the property; and
c. One exposed space for each employee who is not a resident of the building.
0.75 spaces per bedroom, plus one space per employee on a maximum shift, plus one
space per vehicle owned by the building's management
(d) Nursing, convalescent and rest homes. One space for every four five patients or
residents based on the maximum capacity of the building, plus one space per employee
on the major shift, plus one space per vehicle owned by the building's management.
(e) Day care, nurseries and preschools (principal use). One space per teacher or employee,
plus one space per 20 individuals (or major fraction) receiving care.
(f) Public or private senior high schools and seminaries. One space per classroom plus one
space per ten students, or spaces equal in number to one-third the maximum seating
capacity of the largest place of assembly, whichever is greater.
(g) Public or private elementary or junior high schools. Two spaces per classroom, or spaces
equal in number to one-third the maximum seating capacity of the largest place of
assembly, whichever is greater.
(h) Community centers. Spaces equal in number to one-third the maximum seating capacity
of the largest place of assembly, or one space for each 200 250 square feet of gross floor
area, whichever is greater.
(i) Churches and other religious institutions. Spaces equal in number to one-third the
maximum seating capacity of the largest place of assembly, plus spaces for other church
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facilities which are used concurrently with the largest place of assembly, the number of
which shall be determined by the council in connection with the granting of a
conditional use permit.
(j) Theaters (except within shopping centers), stadiums, auditoriums, arenas, lodge halls,
mortuaries, and clubhouses. Spaces equal in number to one-third the maximum seating
capacity, plus one space for each employee on the major shift.
(k) Governmental administration, public service, post office. The greater of one space:
(1) Per employee on the major shift, plus one space per government-owned vehicle,
plus ten visitor spaces; or
(2) For each 200 250 square feet of gross floor area.
(l) Libraries, art galleries. Ten spaces, plus one space for each 300 square feet of gross floor
area.
(m) Medical or dental offices, clinics and animal hospitals. One space for each 200 300
square feet of gross floor area, plus one space per physician, dentist or veterinarian.
(n) Hospitals. One space per bed for each two patient beds, plus one space per employee
or volunteer on the major shift.
(o) Athletic, health and weight reduction facilities.
(1) Six Four spaces per court for handball, racquetball, and tennis courts.
(2) One space per 200 400 square feet of gross floor area for all other uses.
(p) Restaurants (except within shopping centers). Spaces equal in number to one-third the
maximum seating capacity, One space for each 100 square feet of indoor floor area,
plus one space for each employee on the major shift and one space for each loading
dock.
(q) Carwashes. One space per employee on the major shift, plus five spaces for each wash
lane, plus stacking spaces in accordance with section 36-1264.
(r) Accessory carwashes. Two parking spaces, plus stacking spaces in accordance
with section 36-1264.
(s) Gas stations. One space per employee on the major shift, plus one space for each 100
300 square feet of accessory retail uses in excess of 500 square feet exclusive of
restrooms, storage areas and mechanical equipment.
(t) Automobile service centers. Three parking spaces per service bay, plus one space per
employee on the major shift, plus one space for each 100 300 square feet of accessory
retail uses in excess of 500 square feet exclusive of restrooms, storage areas and
mechanical equipment.
(u) Bowling alleys. Five spaces per lane.
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(v) Offices, medical and dental laboratories, business or professional offices, financial
institutions, employment agencies and travel bureaus.
Gross Floor Area (GFA)
(in square feet)
Number of Spaces
0—20,000 GFA/200
20,001—220,000 GFA/[(0.00025*GFA)+195]
Over 220,000 GFA/250
One space per 300 square feet plus one space for a loading zone dock minimum with a
maximum of one space per 200 square feet.
(w) Mixed Development District.
(1) Residential. One enclosed space, plus 0.75 exposed space, per dwelling unit.
1.0spaces per dwelling unit minimum with a maximum of 1.5 spaces per unit.
(2) Nonresidential. Excluding publicly owned facilities and uses accessory to
residential uses: Shall be regulated per Section 36-1311 above.
Gross Floor Area (GFA)
(in square feet)
Number of Spaces
0—20,000 GFA/200
20,001—220,000 GFA/[(0.0005*GFA)+190]
Over 220,000 GFA/300
(3) Where there is combined within a single building an office use and a
commercial restaurant, up to 30% of the parking supplied to meet the
requirement for the office use may also be used to meet the requirement for
the commercial restaurant.
(4) Where there is combined within a single building an office use and a residential
use, up to 40% of the parking supplied to meet the requirement for the office
use may also be used to meet the requirement for the residential use, provided
that the number of spaces required for residential parking shall never be less
than one (1) parking space per dwelling unit.
(5) Where there is combined within a single building an office use, a residential
use, and a commercial restaurant, up to 40% of the parking supplied to meet
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the requirement for the office use may also be used to meet the requirement
for the residential use, provided that the number of spaces required for
residential parking shall never be less than one (1) parking space per dwelling
unit, and up to 30% of the parking supplied to meet the requirement for the
office use may also be used to meet the requirement for the commercial
restaurant.
(x) Multitenant industrial buildings. One space for each 400 500 square feet of gross floor
area, or the sum of the component gross floor areas as follows, whichever is greater:
(1) One space for each 200 300 square feet of office space.
(2) One space for each 2,000 square feet of warehouse space.
(3) One space for each 300 square feet of manufacturing, processing, packaging,
treatment and assembly space.
(4) One space for each 500 square feet of space containing machines and
equipment for conducting scientific research, testing or experimentation.
(5) One space for each 200 400 square feet of facilities for athletic, health and
weight reduction purposes; six spaces per court for handball, racquetball or
tennis.
(y) Automobile and boat sales, new or used. One space per 250 square feet of gross floor
area, including showrooms, sales space and offices, but excluding service areas, plus
three spaces for each service bay. Required parking spaces shall not be used for the
storage or display of vehicles, boats or other products.
(z) Furniture and major appliance sales.
(1) Over 2,500 square feet of gross floor area. One space per 400 square feet of
gross floor area.
(2) Under 2,500 square feet of gross floor area. One space per 200 square feet of
gross floor area.
(aa) Hotels and motels. One space per guest unit, plus one space for each employee on the
major shift.
(bb) Taproom and cocktail room. One space per 40 square feet of gross floor area.
(cc) Brewery, winery and distillery without on-site sales. One space per 1,000 square feet of
gross floor area.
(dd) Brewpub, brewery, winery and distillery with on-site sales. One space per 1,000 gross
square feet of production floor area, and spaces equal in number to one-third the
maximum seating capacity, plus one space for each employee on the major shift for the
restaurant.
(ee) Uses not Specified. Where ambiguity exists in the application of off-street parking
requirements, or where the parking requirements for a use are not specifically defined
herein, the parking requirements for such use shall be determined by the city planner
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or the city planner designee and such determination shall be based upon the
requirements for the most comparable use specified in this chapter.
Section 2 Sec. 36-1312. - Planned Commercial District. Shall be amended as follows:
For uses allowed in the Planned Commercial District, except uses for which a parking quantity is
otherwise specified, the minimum spaces are as follows:
(1) Planned Commercial District – 1 (PCD-1) (Areas include: 70th and Cahill,
ValleyView/Wooddale, 44th and France)
Retail. Eight spaces for the first 1,000 square feet, plus six spaces for each 1,000 square
feet of gross floor area in excess of the original 1,000 square feet, but not exceeding
15,000 square feet, plus five spaces for each 1,000 square feet in excess of 15,000 square
feet. One (1) space per 250 square feet.
Multiresidential uses. One fully enclosed parking space for each dwelling unit minimum,
with a maximum of 1.5 spaces per unit, except that dwelling units with a floor area in
excess of 1,500 square feet must provide 1.50 fully enclosed parking spaces per dwelling
unit. Such parking spaces must be designed for the exclusive use of residents of the
dwelling units and their guests. The council may require the provision of exposed parking
spaces in addition to the required enclosed spaces as a condition to the issuance of a
conditional use permit.
Office. One space per 350 square feet plus one space for a loading zone dock minimum
with a maximum of one space per 200 square feet.
(2) Planned Commercial District – 2 (PCD-2) (50th and France, area defined in the 50th and
France small area plan)
Parking for uses in the 50th and France commercial node may rely on the City Parking
Ramps with a floor area ratio up to 1.0. Uses exceeding 1.0 must provide additional off-
street parking spaces for the square footage above 1.0.
Multiresidential uses. One fully enclosed parking space for each dwelling unit minimum,
with a maximum of 1.5 spaces per unit, except that dwelling units with a floor area in
excess of 1,500 square feet must provide 1.50 fully enclosed parking spaces per dwelling
unit. Such parking spaces must be designed for the exclusive use of residents of the
dwelling units and their guests. The council may require the provision of exposed parking
spaces in addition to the required enclosed spaces as a condition to the issuance of a
conditional use permit.
(3) Planned Commercial District – 2 (PCD-2) (Grandview, area defined in the Grandview
Development Framework)
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Retail. Eight spaces for the first 1,000 square feet, plus six spaces for each 1,000 square
feet of gross floor area in excess of the original 1,000 square feet, but not exceeding
15,000 square feet, plus five spaces for each 1,000 square feet in excess of 15,000 square
feet. One (1) space per 250 square feet.
Multiresidential uses. One fully enclosed parking space for each dwelling unit minimum,
with a maximum of 1.5 spaces per unit, except that dwelling units with a floor area in
excess of 1,500 square feet must provide 1.50 fully enclosed parking spaces per dwelling
unit. Such parking spaces must be designed for the exclusive use of residents of the
dwelling units and their guests. The council may require the provision of exposed parking
spaces in addition to the required enclosed spaces as a condition to the issuance of a
conditional use permit.
Office. One space per 350 square feet plus one space for a loading zone dock minimum
with a maximum of one space per 200 square feet.
(4) Planned Commercial District – 3 (PCD-3) (Property zoned PCD-3 within the Greater
Southdale area as defined in the Southdale District Plan)
Shopping centers (6+ businesses and at least 25,000 s.f.). One space per 200 350 square
feet of gross floor area (including theaters and restaurants), plus one additional space for
each ten seats in a restaurant, theater or other place of assembly. Atrium areas and mall
areas, not used for retail sales purposes, shall be excluded from gross floor area
calculations.
Multiresidential uses. One fully enclosed parking space for each dwelling unit minimum,
with a maximum of 1.5 spaces per unit, except that dwelling units with a floor area in
excess of 1,500 square feet must provide 1.50 fully enclosed parking spaces per dwelling
unit. Such parking spaces must be designed for the exclusive use of residents of the
dwelling units and their guests. The council may require the provision of exposed parking
spaces in addition to the required enclosed spaces as a condition to the issuance of a
conditional use permit.
Section 3 Sec. 36-1324. Parking Space Reductions
Section 36-1324 is amended to add the following:
Reductions. The following off-street parking reductions may be utilized jointly or separately
except as indicated otherwise:
(1) The required aggregate number of spaces for a building may be reduced by ten percent
(10%) if the building is located within one quarter of a mile from a qualified transit stop;
to qualify, the transit stop must be served by regular transit service on all days of the
week and adequate pedestrian access must be available between the transit stop and
the parcel.
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(2) Car-share Parking. A reduction of up to one space or five percent of the overall number
of required parking spaces, whichever is greater, may be granted for any development
that provides reserved parking for use by car-share vehicles. Parking for car-share
vehicles may be provided in any required or non-required off-street parking space.
(3) Environmental Sustainability. With the consent of the city planner or the planner’s
designee upon review of potential adverse impacts, a reduction of up to ten percent
(10%) in parking requirements may be approved for parking areas composed of pervious
pavement or where the reduced parking area is used for a low impact development
storm water facility; and a reduction of up to twenty percent (20%) in parking
requirements may be approved for clustered site design where the reduced parking
area is used for tree retention or native landscaping.
(4) A 10 percent reduction in parking provided if the following is provided for the following:
(a) 1 covered, long-term bike space per 3 dwelling units.
(b) 1 covered, long-term bike space per 5,000 s.f. of retail/service uses.
(c) 1 short-term bike space per 5,000 s.f. of retail/services uses.
In order to qualify for this reduction, the long-term bicycle parking must:
(a) Be protected from weather and from access by unauthorized persons;
(b) Consist of bike racks or lockers anchored so that they cannot be easily removed;
(c) Allow both the bicycle frame and the wheels to be locked with the bicycle in an
upright position using a standard U-lock;
Section 4 Sec. 36-1325. Additional Parking Regulations.
Section 36-1325 is amended to add the following:
(1) Shared Parking. Shared off-street parking facilities are allowed to collectively provide
parking in any district for more than one structure or use, subject to the following
conditions:
(a) The applicant(s) must provide evidence that there is no substantial conflict in
the principal operating hours of the buildings or uses for which the joint use of
off-street parking facilities is proposed. For purposes of this subsection, no
substantial conflict shall mean: (a) up to 75 percent of the required parking for
daytime use may be provided in the parking facilities of a nighttime or
weekend use; or (b) up to 75 percent of the required parking for a nighttime or
weekend use may be provided in the parking facilities of a daytime use. A
parking plan shall address the hours, size and mode of operation of the
respective uses. Within the Planned Commercial District, an applicant shall
document proposed joint-use parking proposals through the use of the Urban
Land Institute Shared Parking Model (ULI Shared Parking, Second Edition).
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(b) The minimum spaces required under a shared parking agreement shall be
based on the number of spaces required for the use that requires the most
parking.
(c) Shared parking facilities shall be protected by an irrevocable legal agreement
running with the land and recorded with the county in a form approved by the
city attorney. A certified copy of the recorded document shall be provided to
the city planner within 60 days after approval of the agreement by the city
council.
(d) To qualify, parking must be supplied within 300 feet of the main entrance to
the parcel and adequate pedestrian access must be available between the
principal structure and all parking spaces.
(2) Proof of parking measures. An applicant may be eligible for a reduction in the required
number of off-street parking spaces where the applicant can demonstrate there is lesser
need for the required number of off-street parking spaces, and/or there is a space set
aside for code complying off-site parking spaces to be constructed if a need is later
indicated by the city issuing authority, provided:
(a) Where the applicant is seeking a reduction in the total number of required
constructed parking spaces, the lesser number of constructed spaces may be
allowed, provided:
(i) The city would require a parking study conducted in accordance with
accepted methodology approved by the city issuing authority, prepared by
an independent traffic engineering professional under the supervision of
the city and paid for by the applicant, demonstrating that there is not a
present need for the portion of parking for which the applicant is
requesting proof of parking flexibility.
(ii) Where a site plan is approved with proof of parking measures, a properly
drawn legal instrument, memorializing the parking measures drafted and
executed by the parties concerned, must be filed with the records for that
property in the Registrar of Titles’ or Recorder’s office of the county with
proof thereof presented to the issuing authority.
(b) Suitability of deferred spaces. The applicant must not assign deferred parking
spaces to areas required for landscaping, required buffer zones, setbacks, fire
lanes, drive aisles or areas that would otherwise be unsuitable for parking
spaces because of the physical characteristics of the land or other
requirements of this code.
(c) Conversion of deferred spaces by applicant. The applicant may at any time
request that the issuing authority approve a revised site plan to allow
conversion of deferred spaces to operable parking spaces.
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(3) The placement of two (2) abutting off-street parking facilities with continuous street
frontage shall not be permitted.
Section 5. This ordinance is effective immediately upon its passage.
First Reading:
Second Reading:
Published:
Attest
Sharon Allison, City Clerk James B. Hovland, Mayor
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DRAFT - ORDINANCE NO. 2021-__ - DRAFT
AN ORDINANCE AMENDMENT REGARDING OFF STREET PARKING REGULATIONS
THE CITY COUNCIL OF EDINA ORDAINS:
Section 1. Sec. 36-1311 – Minimum number required. Shall be amended as follows:
(a) Single dwelling units, double dwelling units and residential townhouses. One fully
enclosed space per dwelling unit.
(b) Apartment buildings in the PRD district.
(1) 1.25 fully enclosed spaces and 0.75 exposed spaces per dwelling unit.
(2) The required aggregate number of exposed spaces for a building may be reduced by
ten percent (10%) to not less than 0.5 spaces per dwelling unit if the building is located
within one quarter of a mile from a qualified transit stopnumber of enclosed spaces is
increased by a like amount so that the total number of exposed and enclosed spaces
equals not less than two per dwelling unit. To qualify, the transit stop must be served
by regular transit service on all days of the week and adequate pedestrian access must
be available between the transit stop and the parcel.
(3) [need to specify number of spaces for handicapped, ride -sharing, emergency access,
loading, other special use cases]
(c) Senior citizen dwelling unit buildings in the PSR-4 and PSR-5 subdistricts.
(1) 0.5 exposed spaces and 0.25 enclosed spaces per senior citizen dwelling unit.
(2) In addition to subsection (c)(1) of this section, the following spaces are required:
a. One completely enclosed and one exposed space for each non senior citizen
dwelling unit located in a building in the Planned Senior Residence District.
b. One completely enclosed space per vehicle owned by the building's
management and stored on the property; and
c. One exposed space for each employee who is not a resident of the building.
Options: 0.75 spaces per bedroom, plus one space per employee on a maximum shift,
plus one space per vehicle owned by the building's management; 1 space per unit plus
one space per employee on a maximum shift; one space per three units; other? (The
aggregate number of required parking spaces for Eemployees parking spaces may be
reduced by ten 10 percent (10%) for any parcel located within one quarter of a mile of
a qualified transit stop.) To qualify, the transit stop must be served by regular transit
service on all days of the week and adequate pedestrian access must be available
between the transit stop and the parcel.
(d) Nursing, convalescent and rest homes. One space for every four patients or residents
based on the maximum capacity of the building, plus one space per employee on the
major shift, plus one space per vehicle owned by the building's management.
(e) Day care, nurseries and preschools (principal use). One space per teacher or employee,
plus one space per 20 individuals (or major fraction) receiving care.
Commented [BT1]: Consider options to reduce by 10% each,
for: 1) transit proximity and 2) the unbundling the cost of residential
parking. (https://www.parkingtoolboxntx.org/ptdm-tools-
content/Unbundled-Parking-Costs) With both, this would bring the
requirement down to 1/DU, which would facilitate developments
that intentionally leverage transit proximity to market to low/no-car
households.
Commented [BT2]: Just noting that the language used directly
below uses the term “major shift”.
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2
(f) Public or private senior high schools and seminaries. One space per classroom plus one
space per ten students, or spaces equal in number to one-third the maximum seating
capacity of the largest place of assembly, whichever is greater.
(g) Public or private elementary or junior high schools. Two spaces per classroom, or spaces
equal in number to one-third the maximum seating capacity of the largest place of
assembly, whichever is greater.
(h) Community centers. Spaces equal in number to one-third the maximum seating capacity
of the largest place of assembly, or one space for each 200 square feet of gross floor
area, whichever is greater. The required aggregate number of exposed spaces for a
building may be reduced by ten percent (10%) if the building is located within one
quarter of a mile from a qualified transit stop. To qualify, the transit stop must be
served by regular transit service on all days of the week and adequate pedestrian
access must be available between the transit stop and the parcel.
(i) Churches and other religious institutions. Spaces equal in number to one-third the
maximum seating capacity of the largest place of assembly, plus spaces for other church
facilities which are used concurrently with the largest place of assembly, the number of
which shall be determined by the council in connection with the granting of a
conditional use permit.
(j) Theaters (except within shopping centers), stadiums, auditoriums, arenas, lodge halls,
mortuaries, and clubhouses. Spaces equal in number to one-third the maximum seating
capacity, plus one space for each employee on the major shift. The required aggregate
number of exposed spaces for a building may be reduced by ten percent (10%) if the
building is located within one quarter of a mile from a qualified transit stop. To
qualify, the transit stop must be served by regular transit service on all days of the
week and adequate pedestrian access must be available between the transit stop and
the parcel.
(k) Governmental administration, public service, post office. The greater of one space:
(1) Per employee on the major shift, plus one space per government-owned vehicle,
plus ten visitor spaces; or
(2) For each 200 250 square feet of gross floor area.
The required aggregate number of exposed spaces for a building may be reduced by
ten percent (10%) if the building is located within one quarter of a mile from a
qualified transit stop. To qualify, the transit stop must be served by regular transit
service on all days of the week and adequate pedestrian access must be available
between the transit stop and the parcel.
(l) Libraries, art galleries. Ten spaces, plus one space for each 300 square feet of gross floor
area.
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(m) Medical or dental offices, clinics and animal hospitals. One space for each 200 250
square feet of gross floor area, plus one space per physician, dentist or veterinarian.
The required aggregate number of exposed spaces for a building may be reduced by
ten percent (10%) if the building is located within one quarter of a mile from a
qualified transit stop. To qualify, the transit stop must be served by regular transit
service on all days of the week and adequate pedestrian access must be available
between the transit stop and the parcel.
(n) Hospitals. One space per bed for each two patient beds, plus one space per employee
or volunteer on the major shift.
Required spaces for employees or volunteers may be reduced by 10 percent for any
parcel located within one quarter of a mile of a transit stop. To qualify, the transit stop
must be served by regular transit service on all days of the week and adequate
pedestrian access must be available between the transit stop and the parcel.
(o) Athletic, health and weight reduction facilities.
(1) Six Four spaces per court for handball, racquetball, and tennis courts.
(2) One space per 200 500 square feet of gross floor area for all other uses.
Required spaces may be reduced by 10 percent for any parcel located within one
quarter of a mile of a transit stop. To qualify, the transit stop must be served by
regular transit service on all days of the week and adequate pedestrian access must be
available between the transit stop and the parcel.
(p) Restaurants (except within shopping centers). Spaces equal in number to one-third the
maximum seating capacity, One space for each 100 square feet of indoor floor area,
one space per each 150 square feet of outdoor floor area plus one space for each
employee on the major shift and one space for each loading dock. Required spaces
may be reduced by 10 percent for any parcel located within one quarter of a mile of a
transit stop. To qualify, the transit stop must be served by regular transit service on all
days of the week and adequate pedestrian access must be available between the
transit stop and the parcel.
(q) Carwashes. One space per employee on the major shift, plus five spaces for each wash
lane, plus stacking spaces in accordance with section 36-1264.
(r) Accessory carwashes. Two parking spaces, plus stacking spaces in accordance
with section 36-1264.
(s) Gas stations. One space per employee on the major shift, plus one space for each 100
300 square feet of accessory retail uses in excess of 500 square feet exclusive of
restrooms, storage areas and mechanical equipment.
(t) Automobile service centers. Three parking spaces per service bay, plus one space per
employee on the major shift, plus one space for each 100 300 square feet of accessory
retail uses in excess of 500 square feet exclusive of restrooms, storage areas and
mechanical equipment.
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(u) Bowling alleys. Five spaces per lane.
(v) Offices, medical and dental laboratories, business or professional offices, financial
institutions, employment agencies and travel bureaus.
Gross Floor Area (GFA)
(in square feet)
Number of Spaces
0—20,000 GFA/200
20,001—220,000 GFA/[(0.00025*GFA)+195]
Over 220,000 GFA/250
One space per 250 square feet plus one space for a loading zone dock. Required spaces may
be reduced by 10 percent for any parcel located within one quarter of a mile of a transit stop.
To qualify, the transit stop must be served by regular transit service on all days of the week
and adequate pedestrian access must be available between the transit stop and the parcel.
(w) Mixed Development District.
(1) Residential. One enclosed space, plus 0.75 exposed space, per dwelling unit. 1.25
fully enclosed spaces and 0.75 exposed spaces per dwelling unit. The required
aggregate number of exposed spaces for a building may be reduced by ten
percent (10%) to not less than 0.5 spaces per dwelling unit if the building is
located within one quarter of a mile from a qualified transit stop
(2) Nonresidential. Excluding publicly owned facilities and uses accessory to
residential uses: Shall be regulated per Section 36-1311 above.
Gross Floor Area (GFA)
(in square feet)
Number of Spaces
0—20,000 GFA/200
20,001—220,000 GFA/[(0.0005*GFA)+190]
Over 220,000 GFA/300
(3) Where there is combined within a single building an office use and a
commercial restaurant, up to 30% of the parking supplied to meet the
requirement for the office use may also be used to meet the requirement for
the commercial restaurant.
(4) Where there is combined within a single building an office use and a residential
use, up to 40% of the parking supplied to meet the requirement for the office
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5
use may also be used to meet the requirement for the residential use, provided
that the number of spaces required for residential parking shall never be less
than one (1) parking space per dwelling unit.
(5) Where there is combined within a single building an office use, a residential
use, and a commercial restaurant, up to 40% of the parking supplied to meet
the requirement for the office use may also be used to meet the requirement
for the residential use, provided that the number of spaces required for
residential parking shall never be less than one (1) parking space per dwelling
unit, and up to 30% of the parking supplied to meet the requirement for the
office use may also be used to meet the requirement for the commercial
restaurant.
(x) Multitenant industrial buildings. One space for each 400 square feet of gross floor area,
or the sum of the component gross floor areas as follows, whichever is greater:
(1) One space for each 200 square feet of office space.
(2) One space for each 2,000 square feet of warehouse space.
(3) One space for each 300 square feet of manufacturing, processing, packaging,
treatment and assembly space.
(4) One space for each 500 square feet of space containing machines and
equipment for conducting scientific research, testing or experimentation.
(5) One space for each 200 square feet of facilities for athletic, health and weight
reduction purposes; six spaces per court for handball, racquet ball or tennis.
(y) Automobile and boat sales, new or used. One space per 250 square feet of gross floor
area, including showrooms, sales space and offices, but excluding service areas, plus
three spaces for each service bay. Required parking spaces shall not be used for the
storage or display of vehicles, boats or other products.
(z) Furniture and major appliance sales.
(1) Over 2,500 square feet of gross floor area. One space per 400 square feet of
gross floor area.
(2) Under 2,500 square feet of gross floor area. One space per 200 square feet of
gross floor area.
(aa) Hotels and motels. One space per guest unit, plus one space for each employee on the
major shift.
(bb) Taproom and cocktail room. One space per 40 square feet of gross floor area.
(cc) Brewery, winery and distillery without on-site sales. One space per 1,000 square feet of
gross floor area.
(dd) Brewpub, winery and distillery with on-site sales. One space per 1,000 gross square feet
of production floor area, and spaces equal in number to one-third the maximum seating
capacity, plus one space for each employee on the major shift for the restaurant.
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6
(ee) Uses not Specified. Where ambiguity exists in the application of off-street parking
requirements, or where the parking requirements for a use are not specifically defined
herein, the parking requirements for such use shall be determined by the city planner
or the city planner designee and such determination shall be based upon the
requirements for the most comparable use specified in this chapter.
Section 2 Sec. 36-1312. - Planned Commercial District. Shall be amended as follows:
For uses allowed in the Planned Commercial District, except uses for which a parking quantity is
otherwise specified, the minimum spaces are as follows:
(1) Planned Commercial District – 1 (PCD-1) (Areas include: 70th and Cahill,
ValleyView/Wooddale, 44th and France)
Retail. Eight spaces for the first 1,000 square feet, plus six spaces for each 1,000 square
feet of gross floor area in excess of the original 1,000 square feet, but not exceeding
15,000 square feet, plus five spaces for each 1,000 square feet in excess of 15,000 square
feet. One (1) space per 250 square feet. Required spaces may be reduced by 10 percent
for any parcel located within one quarter of a mile of a transit stop. To qualify, the
transit stop must be served by regular transit service on all days of the week and
adequate pedestrian access must be available between the transit stop and the parcel.
Multiresidential uses. One fully enclosed parking space for each dwelling unit, except that
dwelling units with a floor area in excess of 1,500 square feet must provide 1.50 1.25 fully
enclosed parking spaces per dwelling unit. Such parking spaces must be designed for the
exclusive use of residents of the dwelling units and their guests. The council may require
the provision of exposed parking spaces in addition to the required enclosed spaces as a
condition to the issuance of a conditional use permit.
Office. One space per 300 square feet. Required spaces may be reduced by 10 percent
for any parcel located within one quarter of a mile of a transit stop. To qualify, the
transit stop must be served by regular transit service on all days of the week and
adequate pedestrian access must be available between the transit stop and the parcel.
(2) Planned Commercial District – 2 (PCD-2) (50th and France, area defined in the 50th and
France small area plan)
Developments with a floor area ratio up to 1.0 Parking for uses in the 50th and France
commercial node may rely on the City Parking Ramps to meet the parking requirements
for all on-site useswith a floor area ratio up to 1.0. Uses Developments exceeding 1.0
must provide additional off-street parking spaces for the uses linked to the square
footage above 1.0.
Multiresidential uses. One fully enclosed parking space for each dwelling unit, except that
dwelling units with a floor area in excess of 1,500 square feet must provide 1.50 1.25 fully
enclosed parking spaces per dwelling unit. Such parking spaces must be designed for the
Commented [BT3]: Consider options to reduce by 10% each,
for: 1) transit proximity and 2) the unbundling the cost of residential
parking. (https://www.parkingtoolboxntx.org/ptdm-tools-
content/Unbundled-Parking-Costs)
Commented [BT4]: I would consider striking this, especially if
you do not provide a reduction option for transit proximity. There
are other ways for developers to maintain availability for residents in
a shared facility. Requiring design/physical barriers to achieve this
will prevent potential shared-parking efficiencies, which may
become particularly important as mobility trends and car-ownership
rates evolve and fluctuate.
Commented [BT5]: What is the intent of this?
Commented [BT6]: I assume you want to frame the FAR around
the project itself, and not the individual uses it contains. A
development with a 5 FAR could contain 6 uses that are all smaller
than 1 FAR.
Commented [BT7]: Consider options to reduce by 10% each,
for: 1)transit proximity and 2) the unbundling the cost of residential
parking. (https://www.parkingtoolboxntx.org/ptdm-tools-
content/Unbundled-Parking-Costs)
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7
exclusive use of residents of the dwelling units and their guests. The council may require
the provision of exposed parking spaces in addition to the required enclosed spaces as a
condition to the issuance of a conditional use permit.
(3) Planned Commercial District – 2 (PCD-2) (Grandview, area defined in the Grandview
Development Framework)
Retail. Eight spaces for the first 1,000 square feet, plus six spaces for each 1,000 square
feet of gross floor area in excess of the original 1,000 square feet, but not exceeding
15,000 square feet, plus five spaces for each 1,000 square feet in excess of 15,000 square
feet. One (1) space per 250 square feet. Required spaces may be reduced by 10 percent
for any parcel located within one quarter of a mile of a transit stop. To qualify, the
transit stop must be served by regular transit service on all days of the week and
adequate pedestrian access must be available between the transit stop and the parcel.
Multiresidential uses. One fully enclosed parking space for each dwelling unit, except that
dwelling units with a floor area in excess of 1,500 square feet must provide 1.50 1.25 fully
enclosed parking spaces per dwelling unit. Such parking spaces must be designed for the
exclusive use of residents of the dwelling units and their guests. The council may require
the provision of exposed parking spaces in addition to the required enclosed spaces as a
condition to the issuance of a conditional use permit.
Office. One space per 300 square feet. Required spaces may be reduced by 10 percent
for any parcel located within one quarter of a mile of a transit stop. To qualify, the
transit stop must be served by regular transit service on all days of the week and
adequate pedestrian access must be available between the transit stop and the parcel.
(4) Planned Commercial District – 3 (PCD-3) (Property zoned PCD-3 within the Greater
Southdale area as defined in the Southdale District Plan)
Shopping centers (6+ businesses and at least 25,000 s.f.). One space per 200 300 square
feet of gross floor area (including theaters and restaurants), plus one additional space for
each ten seats in a restaurant, theater or other place of assembly. Atrium areas and mall
areas, not used for retail sales purposes, shall be excluded from gross floor area
calculations. Required spaces may be reduced by 10 percent for any parcel located
within one quarter of a mile of a transit stop. To qualify, the transit stop must be served
by regular transit service on all days of the week and adequate pedestrian access must
be available between the transit stop and the parcel.
Multiresidential uses. One fully enclosed parking space for each dwelling unit, except that
dwelling units with a floor area in excess of 1,500 square feet must provide 1.50 1.25 fully
enclosed parking spaces per dwelling unit. Such parking spaces must be designed for the
exclusive use of residents of the dwelling units and their guests. The council may require
the provision of exposed parking spaces in addition to the required enclosed spaces as a
condition to the issuance of a conditional use permit.
Commented [BT8]: I would consider striking this, especially if
you do not provide a reduction option for transit proximity. There
are other ways for developers to maintain availability for residents in
a shared facility. Requiring design/physical barriers to achieve this
will prevent potential shared-parking efficiencies, which may
become particularly important as mobility trends and car-ownership
rates evolve and fluctuate.
Commented [BT9]: What is the intent of this?
Commented [BT10]: Consider options to reduce by 10% each,
for: 1)transit proximity and 2) the unbundling the cost of residential
parking. (https://www.parkingtoolboxntx.org/ptdm-tools-
content/Unbundled-Parking-Costs)
Commented [BT11]: I would consider striking this, especially if
you do not provide a reduction option for transit proximity. There
are other ways for developers to maintain availability for residents in
a shared facility. Requiring design/physical barriers to achieve this
will prevent potential shared-parking efficiencies, which may
become particularly important as mobility trends and car-ownership
rates evolve and fluctuate.
Commented [BT12]: What is the intent of this?
Commented [BT13]: Consider options to reduce by 10% each,
for: 1)transit proximity and 2) the unbundling the cost of residential
parking. (https://www.parkingtoolboxntx.org/ptdm-tools-
content/Unbundled-Parking-Costs)
Commented [BT14]: I would consider striking this, especially if
you do not provide a reduction option for transit proximity. There
are other ways for developers to maintain availability for residents in
a shared facility. Requiring design/physical barriers to achieve this
will prevent potential shared-parking efficiencies, which may
become particularly important as mobility trends and car-ownership
rates evolve and fluctuate.
Commented [BT15]: What is the intent of this?
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8
Section 3 Sec. 36-1324. Parking Space Reductions
Section 36-1324 is amended to add the following:
Reductions. The following off-street parking reductions may be utilized jointly or separately
except as indicated otherwise:
(1) RideCar-share Parking. A reduction of up to one space or five percent of the overall
number of required parking spaces, whichever is greater, may be granted for any
development that provides reserved parking for use by car-share vehicles. Parking for
car-share vehicles may be provided in any required or non-required off-street parking
space.
(2) Environmental Sustainability. With the consent of the city planner or the planner’s
designee upon review of potential adverse impacts, a reduction of up to ten percent
(10%) in parking requirements may be approved for parking areas composed of pervious
pavement or where the reduced parking area is used for a low impact development
storm water facility; and a reduction of up to twenty percent (20%) in parking
requirements may be approved for clustered site design where the reduced parking
area is used for tree retention or native landscaping.
(3) A reduction of up to one nonresidential parking space may be granted for every 10 long-
term bicycle parking spaces provided on-site. In order to qualify for this reduction, the
long-term bicycle parking must:
(i) Be protected from weather and from access by unauthorized persons;
(ii) Consist of bike racks or lockers anchored so that they cannot be easily removed;
(iii) Allow both the bicycle frame and the wheels to be locked with the bicycle in an
upright position using a standard U-lock;
(iv) Have minimum dimensions of two feet in width by six feet in length, with a
minimum overhead vertical clearance of seven feet. Bicycle lockers are exempt
from overhead clearance requirements referenced herein.
Section 4 Sec. 36-1325. Additional Parking Regulations.
Section 36-1325 is amended to add the following:
(1) Shared Parking. Shared off-street parking facilities are allowed to collectively provide
parking in any district for more than one structure or use, subject to the following
conditions:
(a) The applicant(s) must provide evidence that there is no substantial conflict in
the principal operating hours of the buildings or uses for which the joint use of
off-street parking facilities is proposed. For purposes of this subsection, no
substantial conflict shall mean: (a) up to 75 percent of the required parking for
Commented [BT16]: Another approach to consider: A 10%
reduction for providing at least:
•1 covered, long-term bike space per 3 dwelling units; and
•1 covered, long-term bike space per 5,000 SF of retail/services
uses; and
•1 conveniently located, short-term bike space per 5,000 SF of
retail/services uses.
Commented [BT17]: Were bike parking requirements
considered for the planned PCDs at all?
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9
daytime use may be provided in the parking facilities of a nighttime or
weekend use; or (b) up to 75 percent of the required parking for a nighttime or
weekend use may be provided in the parking facilities of a daytime use. A
parking plan shall address the hours, size and mode of operation of the
respective uses. Within the Planned Commercial District, an applicant shall
document proposed joint-use parking proposals through the use of the Urban
Land Institute Shared Parking Model (ULI Shared Parking, Second Edition).
(b) The minimum spaces required under a shared parking agreement shall be
based on the number of spaces required for the use that requires the most
parking.
(c) Shared parking facilities shall be protected by an irrevocable legal agreement
running with the land and recorded with the county in a form approved by the
city attorney. A certified copy of the recorded document shall be provided to
the city planner within 60 days after approval of the agreement by the city
council.
(d) To qualify, parking must be supplied within 300 feet of the main entrance to
the parcel and adequate pedestrian access must be available between the
principal structure and all parking spaces.
(2) Proof of parking measures. An applicant may be eligible for a reduction in the required
number of off-street parking spaces where the applicant can demonstrate there is lesser
need for the required number of off-street parking spaces, and/or there is a space set
aside for code complying off-site parking spaces to be constructed if a need is later
indicated by the city issuing authority, provided:
(a) Where the applicant is seeking a reduction in the total number of required
constructed parking spaces, the lesser number of constructed spaces may be
allowed, provided:
(i) The city would require a parking study conducted in accordance with
accepted methodology approved by the city issuing authority, prepared by
an independent traffic engineering professional under the supervision of
the city and paid for by the applicant, demonstrating that there is not a
present need for the portion of parking for which the applicant is
requesting proof of parking flexibility.
(ii) Where a site plan is approved with proof of parking measures, a properly
drawn legal instrument, memorializing the parking measures drafted and
executed by the parties concerned, must be filed with the records for that
property in the Registrar of Titles’ or Recorder’s office of the county with
proof thereof presented to the issuing authority.
(b) Suitability of deferred spaces. The applicant must not assign deferred parking
spaces to areas required for landscaping, required buffer zones, setbacks, fire
Commented [BT18]: Consider at least doubling this in PCDs.
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10
lanes, drive aisles or areas that would otherwise be unsuitable for parking
spaces because of the physical characteristics of the land or other
requirements of this code.
(c) Conversion of deferred spaces by applicant. The applicant may at any time
request that the issuing authority approve a revised site plan to allow
conversion of deferred spaces to operable parking spaces.
(3) The placement of two (2) abutting off-street parking facilities with continuous street
frontage shall not be permitted.
Section 5. This ordinance is effective immediately upon its passage.
First Reading:
Second Reading:
Published:
Attest
Sharon Allison, City Clerk James B. Hovland, Mayor
M E M O R A N D U M
To: Cary Teague, City of Edina - Community Development Director
From: Iain Banks & Tom Brown, Nelson\Nygaard
Date: February 8, 2021
Subject: City of Edina Parking Reform Assistance – Planning Commission Response
Subsequent to the City of Edina, MN Planning Commission Parking Reform discussion
on December 9th, 2020, Commission members followed up with additional questions
related to the City’s parking reform process. Below are the questions and
Nelson\Nygaard’s responses.
Parking Commission Question #1
• Shared parking calculations
o Do they have updated shared parking calculations
o A spreadsheet with master input data that feeds into the calculations that
can be used for the district focused areas
NN Response:
Understanding the relationship between land use patterns and parking demand is
critical. All mixed-use parking districts have a unique user behavior profile that poses
challenges in managing parking resources. Traditional development expectations often
assume that parking will be provided for each separate use on site, with little or no
consideration of shared parking or access among different uses. This may be applicable
to sites with lots of space and isolated single land uses, but is not appropriate in a
mixed-use environment (particularly in a transit-oriented district and/or a walkable place)
where a number of land uses, each with different demand profiles across the course of
the day, are located in close proximity to each other and could more efficiently share
local parking resources.
In a principle often referred to as “staggered peaks,” the actual demand for parking
varies by use throughout the hours of a day and days of a week: office space generates
parking demand during traditional weekday business hours; parking for residential
housing is often highest overnight as many residents use their cars during the day; and
the parking demand generated by bars and restaurants is highest during meal times and
in the evening. If parking is shared between multiple uses, the aggregated parking
demand by time of day is less than the total that would be programmed separately for
each use.
City of Edina Parking Reform Assistance – Planning Commission Response
City of Edina, MN
Nelson\Nygaard Consulting Associates, Inc. | 2
Traditional Demand Projections
The shared parking demand forecast methodology is different from traditional parking
generation due to the consideration of staggered peaks. Most often, parking generation
analyses rely solely on the Institute of Transportation Engineers’ (ITE) periodic report
titled Parking Generation, which is the prevailing national standard in determining
expected parking demand for a development or set of land uses. ITE standards are
based on parking demand studies submitted to ITE by a variety of parties, including
public agencies, developers and consulting firms. These studies are often based on
peak-hour demand measures at suburban sites with isolated, single land uses that
provide free parking.
To estimate parking demand generated by a development, multiply a peak parking
demand factor for each land-use type by the physical size of each use type and assume
that the peak amount of parking is required all day, every day and exclusively for that
use. As shown below, the peak-demand measures are summed together to project the
project’s total parking supply need.
Example Summing Land Use Parking Peaks
Land Uses in a Development Peak Parking Demand
Residential 300
Office 400
Restaurant 650
Combined 1,350
There are two ways that we recommend this be addressed in a development code.
The first is to provide a reduction-calculation table within the code. This provides a basic,
reliable means of encouraging and crediting efficient supplies of on-site parking in new
development. The other option is to all developers to submit their own shared-parking
analysis, which should be based on a shared-parking model that is included in this
submission. The Urban Land Institute has developed such a model which has become
an industry standard that is widely used.1 Using this or a similar model can better
capture the full benefits that shared parking may provide in reducing a proposed
development’s supply needs.
Shared Parking Calculation Table Example: Somerville, MA
The table below is taken from the development code for the City of Somerville,
Massachusetts, as updated in 2019.2
1 https://uli.bookstore.ipgbook.com/shared-parking-products-9780874204278.php
2 https://www.somervillezoning.com/
City of Edina Parking Reform Assistance – Planning Commission Response
City of Edina, MN
Nelson\Nygaard Consulting Associates, Inc. | 3
Shared Parking Model Process Overview
By contrast, the Nelson\Nygaard shared parking model applies time-of-day factors, using
the Urban Land Institute's (ULI) Shared Parking Manual (2nd Edition, 2005) to track the
accumulation of aggregate demand. By layering these factors with peak parking ratios,
projections of aggregate demand (the number of parked cars at any one time, across all
land uses) are the outcome of the shared parking model -- rather than projections that
simply sum the peak demand projected for each land use.
The modeling process is summarized as follows:
1. Land Use Program: Categorize and aggregate each TOD site’s uses to
determine the built square footage that attracts parking demand.
2. Model Traditional Parking Demand: Use ITE parking generation rates to estimate
baseline parking demand for the site without any adjustments for local context or
temporal variations in demand by land use
3. Apply Staggered Peaks based on Shared Parking Demand: Apply a parking
model derived from the Urban Land Institute’s (ULI) Shared Parking Manual to
show the expected parking demand throughout the course of an average
weekday, adjusted for staggered peaks.
The chart comparison below presents projections for the same land uses. The chart on
the left represents a projection that stops at Step 2, as outlined above. The chart on the
right represents the model outputs following the critical Step 3 outlined above. As shown,
factoring the variation in time-of-day peak/off-peak demand patterns between these land
uses allows the model projections to focus on the aggregate supply needs for the project
– how many cars will need parking at any given point in time. This indicates real demand
in a shared parking scenario is closer to 700 spaces rather than 1,300 spaces.
City of Edina Parking Reform Assistance – Planning Commission Response
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Additive vs. Aggregate Parking Measures
Considerations
By taking rates from the ITE Parking Generation and the ULI Shared Parking manuals,
the basic application of the Nelson\Nygaard shared-parking model provides insights into
shared demand for any development site based on the concept of “staggered peaks.”
However, there are other adjustments that may be worth considering, as they can
contribute to an even further reduction in peak shared parking demand estimates.
Mixed-use areas typically experience reductions compared to traditional parking demand
assumptions because of staggered peaks but also the concept of “internal capture.” A
single parking space that normally serves one land use at a time may serve another land
use at the same time simply by the virtue of someone walking to a second destination
after parking at their first destination depending on how uses are mixed together and
what the walking environment is like between uses. For example, the following groups
may make use of only a single parking space where parking generation tables require
two spaces:
1. Office workers who patronize nearby restaurants at lunchtime
2. Hotel guests who attend nearby cultural events
3. Residents who own vehicles and park on-site, yet walk to services or to their jobs
Lastly, additional scenarios can be applied to a shared-parking model, which affect the
outcome of demand, including the impact of transportation demand management (TDM)
and/or trip reduction programs and policies on the site.
Parking Commission Question #2
• Hidden parking
o How to identify hidden parking and promote
o How to work with the owner of underutilized parking – or during off peak
times – to educate/promote the benefit of sharing the parking (shared
maintenance, etc.) and alleviate fears of legal ramifications
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NN Response:
Parking management is most effective when drivers clearly understand their parking
options before arriving in the area of their destination. Without sufficient information, the
key benefits of effective parking plans can be undermined if drivers must drive around to
learn what their parking options area – where it costs the most/least, where time limits
are more/less generous, what spaces are or are not available for public parking. Parking
information is especially important before visitors start their trip, to give them confidence
to visit, park once, and spend time in an area with which they may be largely unfamiliar.
Effectively communicating this information is essential for successful Park Once
environments (see separate Strategy Sheet, “Park Once”) that provide drivers with
confidence about their parking options before they begin their trips, and facilitate walking
and other non-driving options once they arrive.
Create a Parking Map
The key to identifying the hidden parking would be to have a comprehensive parking
inventory mapped for specific districts including ownership and public availability of
parking. In the short-term the public parking supply can be promoted through the
creation of an app/online map enabling visitors to quickly identify parking opportunities.
Longer-term or as funds permit, signage can be added to identify parking as publicly
available.
For owners of underutilized private parking, shared parking agreements can offer the
owner an opportunity to increase their revenue, especially if they can charge for parking
in their lot or garage. In lieu of charging to park, however, a property owner may ask the
lessee to pay a monthly or annual lease for each parking space used, or to pay for
infrastructure or maintenance costs.
By creating a template for shared parking agreements (in addition to allowing shared
parking in the city’s code), a municipality can establish clear regulatory guidelines that
make the process easier to understand for potential shared parking participants. The
City can enable a demonstration project by covering the costs for additional liability
insurance or even maintenance costs.
Complement with a Comprehensive Coordinated Communications Plan
Comprehensive Coordinated Communications
A comprehensive communications plan uses an effective combination of the elements
below to reduce the need to overburden on-site signage with explanatory text. If detailed
information can be communicated prior to a trip, signage can focus on guiding driver to
selected options, confirming when they have arrived, and assuring drivers that the space
they chose was what they were expecting.
Information, to allow informed decisions about parking to be made before
arriving in the area.
Wayfinding, to guide drivers to their chosen, or optimal, parking option, and
provide information to encourage walking between local destinations.
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Signage, to mark these options, confirming to drivers that they have found the
option they were seeking, or that suits their preferences/needs.
Branding can also be a vital component of a communications package, as a
municipal parking brand can quickly communicate to drivers the location of
parking options that offer a consistent, reliable, and transparent parking
experience.
Some of the most common, specific components of a comprehensive plan include the
following:
A comprehensive parking map, with information on rates, time limits, other
regulations, by time of day and day of week, as well as bike parking locations
and information
A webpage, with information on rates, time limits, other regulations, by time of
day and day of week, to which local businesses, organizations, and other
destinations can direct their visitors
Pamphlets and other printed materials, especially for events and high-demand
seasons
Wayfinding signage, to guide drivers to appropriate parking options, and
pedestrians from parking facilities to nearby destinations
Informational signage, along curbsides and at off-street entrances
Smartphone apps
Interactive parking maps displaying real-time availability information (see
separate Strategy Sheet, “Real-Time Availability Information”)
Parking Commission Question #3
• City wide and district next steps
o We want to start taking steps now, what are their suggestions
NN Response:
Changes to parking regulation and the parking supply can be a polarizing process within
a community. As such the City should begin to collaborate with stakeholders that can be
champions of the steps being taken. These steps can begin with demonstration projects
and/or simply involve adjacent businesses or land-owners. However, the key is having
the ability to monitor and provide appropriate data in support of the demonstration or
changes being made. As such, with any initial steps being taken it should be prioritized
that a monitoring process is also undertaken (i.e., parking utilization counts before,
during and after the project)
There are two main approaches to shared parking: (1) contractual agreements between
adjacent uses; and (2) parking management districts. Whereas the first approach
involves only two adjacent users, the second approach encompasses an entire district
with multiple property owners. Under a contractual agreement, the circumstances under
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which parking spaces would be shared would be explicitly defined in the contract. In a
parking district, all uses within the district would have access to all the parking spaces at
any given time.
The first step that the City could take would be to enable contractual agreements
between adjacent users while either a demonstration project or the zoning implications
of a parking management district are detailed.
Demonstration projects can help develop interest in shared parking. The City can
spearhead the task of developing a shared parking arrangement between two adjacent
uses, taking on the time and cost of analyzing the parking demand, developing a
potential sharing scheme, and preparing and negotiating the shared parking agreement.
This initiative would create a model that could be used by other developers on
independent shared parking arrangements.
Parking Commission Question #4
• Free versus paid parking
o This will come up and it is always a tough sell. What are their thoughts.
NN Response:
Parking has long been seen by many as an element that critical to have as a free and
abundantly convenient function. Each parking space, both on- and off-street have a cost
to build and maintain annually. While many cities have implemented paid parking
programs, there are many cities such as Edina that still have free parking programs.
However, as parking regulations evolve, the benefits and need of a paid parking system
begin to outweigh a free parking system.
The key to introducing a paid parking system is to identify a district where it would be of
most benefit and serve to improve amongst other elements user convenience and
increased turnover. In many instances free parking often leads to business owners and
employees who live or work nearby occupying on-street spots near their stores and
offices that should be available for patrons and visitors. Appropriately priced on-street
parking encourages turnover while longer-term parking needs (for employees and
business owners) should be served by off-street facilities which are perhaps not as
convenient.
Introducing paid parking often receives criticism that it will discourage customers and
that businesses will not be able to compete with districts with free parking, but it can
actually provide benefits economically and fiscally. Being able to increase turnover
makes locating a parking space easier while reducing the number of parking spaces
required as a whole, and reducing the number of vehicles circulating looking for an
available space. By enabling that a parking space is always available, the curbside in
particular can be managed to facilitate freight deliveries, pick-up and drop-off as well as
short term parking for customers. Many cities create “Parking Districts” where a portion
of the additional revenues can finance district wide improvements such as new street
furniture, cleaning and security, and marketing.
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It is important to include a parking pricing is best implemented as part of an integrated
parking management program that also includes improved user information, reduced
and more flexible parking requirements, and enforcement of parking regulations. As
previously discussed a fully functioning parking district includes paid parking, curbside
management, shared parking requirements, parking signage and user information.
Parking Commission Question #5
• Benefit of shared mobility on parking demand.
o More on curbside management. Curbside pickup will be with us now for a
long term – how do we manage that
• Shared streets
o Replacing street parking with public space network. Again – COVID has
shown the need for outdoor space – I would like to see this
maintained/promoted.
NN Response:
Park Once Mobility
Perhaps the most important impact of shared mobility on parking demand will be its
capacity to expand Park Once opportunities in walkable mixed-use districts. Shared
scooters in particular have become key resources for rebalancing parking demand
across a greater share of available inventories.3 By providing this last-mile mobility
option, peripheral parking options located beyond “walking distance” may become more
widely viable parking options for visitors. On-demand circulators have also become
popular shared mobility resources for better district parking management.4
Curb Management
The curb has become a key asset for Cities as they respond to the ever-changing
challenges of ride-hail services, deliveries, parking as well as use as public space.
These uses are presenting a constant demand for the curbside that changes throughout
the day and the week, with accommodations needed to meet the requirements of its
users.
Curbside demand isn’t new but trends before, during and after the COVID pandemic
have quickly shown that Cities need to rethink their use of the curbside and should be
addressed in a curbside management plan.
A solution that many cities are beginning to use is the designation of ‘flex zones’ which
serve different purposes throughout the day depending on the time. This may include
loading zones for deliveries early in the morning, travel lanes during the peak-period and
then parking or PUDO (pick-up/drop-off) zones during off-peak times and overnight. The
3 https://www.passportinc.com/blog/three-major-cities-partner-with-passport-and-shared-scooter-company-on-first-
of-its-kind-micro-mobility-management-solution/
4 https://www.cityofaspen.com/270/Downtowner
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use of flex zones allows for practical and productive use of the curb space while also
maintaining the needs of the community.
Parking Commission Question #6
• Impact on removing parking minimums.
NN Response:
Reducing parking requirements by removing minimums is a growing trend and it’s a
response to be able to “right-size” parking to meet the distinctive needs of a particular
community. The key to being able to correctly eliminate parking minimums is that an
appropriate toolkit of strategies also has to be implemented to ensure that the parking
supply will continue to satisfy demand.
It is important to note that just because a city reduces or eliminates parking minimums, it
does not necessarily mean that less parking will be required or provided by new
development. Parking minimums were originally created to ensure that developers
provided an adequate amount of parking but that dynamic has changed with developers
knowing that right-sizing parking because it’s a requirement for a successful
development.
Developers will continue to provide parking as they see appropriate, but they are also
seeing the benefits of providing amenities that reduce the need to own a vehicle (or
multiple vehicles). The redirection of parking funds to providing car sharing, transit
passes, and bike parking is seen as more efficient, less costly, and meeting the needs of
their prospective tenants.
As discussed on our meeting and in the responses previously, there are number of
parking tools and strategies that can be implemented to ensure that the right amount of
parking is built while also enabling an effective parking system. The benefits of this
approach is that it enables valuable land to be used for more appropriate uses; parking
is often not the highest and best use”.
There are several strategies that cities can pursue to accommodate a reduction in
parking requirements (as highlighted in responses previously).
1. Parking Requirements: Enable removal of parking minimums through the
City’s parking regulations and Zoning Ordinance.
2. Shared parking: Enable shared parking to occur within the City’s zoning code.
Shared parking relies on parking owners with varying needs sharing parking
resources. The mechanism leverages complementary land uses’ variations in
the times of peak demand in parking usage, allowing different users to share
parking spaces.
3. Curbside Management: Between TNCs, bicycles, scooters, delivery vehicles,
buses, and private cars, there is a lot more going on at the curb compared to
even a couple of years ago. Cities have the opportunity to use tools including
curb access fees and regulations, to leverage curb management strategies
that help meet city wide land use and mobility goals. Improvements in
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technology are also allowing cities to engage in curb management. These
tools can facilitate the use of curb access fees that fund investments in bike
lanes, pedestrian improvements, and transit.
4. Eliminate Spill-Over: Targeted on-street parking policies to eliminate street
spill-over should be considered. Typically, it is not ideal for residential
parkers, employees, or other long-term parkers migrating to on-street spaces
that are needed for local business customers. Policies such as parking
pricing, time restrictions, and active enforcement improve and are often
crucial to the overall operation of the parking system, ensuring that valuable
on-street parking spaces are available for visitors and other customers.
City OfficeMedical OfficeRetailShopping CenterRestaurants Fast food Mixed Use Apartments Sr Apartments Churches Government Day Care Gas Station/Convenience Gas Auto Service Station Hospitals Health Club Theater Community Center LibraryEdina1/200‐1/250 1/200 1/167‐ 1/2001/200+1/10 seats1/3 seats + employ1/3 s+empl .75/1/200 2/unit .75+employ 1/3 seats 1/200 1/per empl + 1/20 1 per empl + 1/100 sq ft1 per bay + 1 per empl + 1per 100 sq ft1 per bed + 1 per empl 6 per court + 1 per 200 sq ft 1/3 seats+ 1per employee 1/220 ‐300 sq ft/seats 10+ 1/per 300 sq ftEden Prairie1/200‐333 max1/200‐ 333 max1/200‐ 1/3331/200‐ 1/333 max1/3‐1/2max1/3‐1/2 maxby use/TBD 1/unit TBD TBD TBD1 per empl + 1 per 6 students1 per empl + 1 per pump + 1 /200 10+ spaces where cars are serviced TBD TBD 1/3 seats 5/1,000 sq. ft. G.F.A. 5/1,000 sq. ft. G.F.A.Minnetonka1/2501/175‐ 20 min1/250 1/250 1/2.5 seats 1/60 sq ft by use/TBD 2/unit 1/unit 1/ 2.5 seats 10+1/500 1/per 6 children 4+3 per stall+ 1per 250 sq ft 4+3 per stall+ 1per 250 sq ft 1/2 per bed + empl 1/225 sq ft 1/3 seats/1/4 seats 4.5 per 1,00010 plus 1 per 500 square Ft + 1 per vehicle kept on the premises;Saint Louis Park1/200‐250 max1/200‐250 max1/250‐ 1/150 max 1/250 1/60 sq ft 1/60 sq ft by use/TBD 1/bed 1/unit 1 / 3 seats by useTBD 1/per 2 empl +1/10 children3 + 4 per service bay 3 + 4 per service bay 1 per 350 sq ft1 per 200 sq. ft. non‐court area. Two spaces per tennis/racquetball court. One space per each 50 sq. ft. deck area for a swimming pool. 1 per each four seats 28" Based on uses 1 per 300 ssq ftRichfield1/275‐ 350 max1/200‐ 250 max1/200‐1/285 1/250 1/100 sq ft 1/60 sq ft by use /TBD 2/unit/1.25TBD TBD 1/ 3 seats TBD 1/per 5 children 4+2 per bay +1 per 150 sq ft 4+2 per bay +1 per 150 sq ft not listed 1 per 225 sq ft 1 per 3 seats 1.25 if stand alone not listed not listedBloomington1/285 1/285 1/180‐ 1/220 460+1/285 1/ 3 seats 1/180 sq ft by use /TBD 1.8/1 bed‐.75 1.5/unit 1/3 seats TBD1.2 per 10 child + 1 per empl1/200 sq ft +.5 per pump 1/300 sq ft + 3 per bay not listed 1/250 qsft + 1/500 sq ft pool + 2 per court 1/3 seat capacity 1/3 capacity 1/3 capacityGolden Valley1/250 1/200 1/250 1/200 1/60‐100 sq ft 1/40 sq ft by use/TBD 1.5/unit .5/1/unit 1/3 seats 1/200‐300 1/per 5 children 4 per stall 4 per stall 1/350 sq ft 1/200 sq ft + 2 per court + .5 pool deck sq ft 1/4 seats 1/300 sq ft 1/300 sq ftEagan1/150 1/150 1/200 1/250‐300 1/3 seats 1/60 sq ft by use/TBD 1.5/unit 1/unit 1/3 seats TBD 10 + 1 per 500 sq ft 4 + 2 per bay 1/800 sq ft + 1 per empl 1 per 3 occupants 1 per 3 seats 1 per 3 occupants 1 per 3 occupantsApple Valley1/150‐200 1/150 1/150 1/200 1/2.5 seats 1/3 seats by use/TBD 1.5/unit 1.5 TBD 1/3.5 seats TBDTen spaces, plus one space for each 500 square feet in the principal structure.Four off‐street parking spaces, plus two off‐street parking spaces for each service stall if any.Ten customer parking spaces, plus one additional customer space for each 800 square feet of floor area over 1,000 square feet, plus oneadditional space for every two employees.One and one‐half parking spaces for each three patient beds, plus one space for each two employees, plus one space for each staff doctor.Four off‐street parking spaces, plus two off‐street parking spaces for each service stall if any.. One parking space for each three seats.. One parking space for each 3½ seats based on the design capacity of the main assembly hall.One parking space for each 150 square feet of floor space.Crystal4+1/200‐500 4+1/200‐500 4+1/250 4+1/500 4+1/100 sq ft 4+1/60 sq ft by use/TBD 2/per unit 2/unit 4+1/3 seats TBD TBD4 spaces, plus 2 spaces per service or repair stall if applicable, plus no less than 1 space per 300 square feet of building area used for the sale of goods or services TBDNumber of spaces as required per a parking study 4 spaces, plus no less than 300 square feet of gross floor area, not including court, gym or pool area, plus 4 spaces per basketball court, plus 2 spaces pertennis or racquetball court, plus 1 space per 50 square feet of deck area for a swimming pool.4 spaces, plus no less than 1 space per 4 seats based on the cumulative design capacity of the assembly room or spaces4 spaces, plus no less than 1 space per 3 seats based on the cumulative design capacity of the assembly room or spaces 4 spaces, plus no less than 1 space per 400 square feet of gross floor area 4 spaces, plus no more than 1 space per 200 square feet of gross floor area Plymouth1/250 ‐ 300 1/200 1/200 1/200‐300 1/40+1/80 kit 1/2.5 seats by use/TBD 2/per unit 1.5/unit 1/3 seats 1/300 sq ftOne space for each employee, plus one space for each six individuals of licensed capacity. Four spaces plus two spaces for each service stall. Those facilities designed for sale of other items than strictly automobile products, parts or service shall be required to provide additional parking in compliance with other applicable sections of this Chapter. Four spaces plus two spaces for each service stall. Those facilities designed for sale of other items than strictly automobile products, parts or service shall be required to provide additional parking in compliance with other applicable sections of this Chapter. TBD One space for each 300 square feet of floor area. One space for each three permanent seats basedon the design capacity of the main assembly hall.Facilities as may be provided in conjunction with such buildings or uses shall be subject to additional requirements which are imposed by this Chapter. One space for each 300 square feet of floor area. One space for each 300 square feet of floor area. New Hope1/300 1/300 1/200 1/200 1/40+1/80 kit 1/40+1/80 ki by use/TBD 2.25 unit 1/unit+employ 1/3 seats 1/300 sq ft TBDAt least five off‐street parking spaces plus three off‐street parking spaces for each service stall. Those facilities designed for sale of other items than strictly automotive products, parts or service shall be required to provide additional parking in compliance with other applicable sections of this CodeAt least five off‐street parking spaces plus three off‐street parking spaces for each service stall. Those facilities designed for sale of other items than strictly automotive products, parts or service shall be required to provide additional parking in compliance with other applicable sections of this CodeTBD TBDAt least one parking space for each three seats based on the design capacity of the main assembly hall. Facilities as may be provided in conjunction with such buildings or uses shall be subject to additional requirements which are imposed by this Code.. One parking space for each 300 square feet of floor area.. One parking space for each 300 square feet of floor area.Maple Grove1/250 1/150 1/200 1/250 1/40+/80 kit 1/150 sq ft by use/TBD 2/unit 1/unit 1/3 seats TBD TBDAt least four off‐street parking spaces plus two off‐street parking spaces for each service stall. The requirement of at least four off‐street parking spaces may be waived for those facilities designed for sale of items other than strictly automotive products, parts or service, although such facilities shall be required to provide additional parking in compliance with other applicable sections of this article, such as, but not limited to, the requirements of subsections (a)(12) and (a)(16) of this section. Eight off‐street parking spaces, plus one additional space for each 800 square feet of floor area over 1,000 square feet. Two spaces per each bed. Private racquetball, handball and tennis courts: Not less than six spaces per each court. (29) Other uses: Requirements for other uses not specifically mentioned in this section shall be determined on an individual basis by the city council. Factors to be considered in such determination shall include, without limitation, size of building, type of use, number of employees, expected volume and turnover of customer traffic and expected frequency and number of delivery or service vehicles. At least one parking space for each three seats based on the design capacity of the main assembly hall. Facilities as may be provided in conjunction with such buildings or uses shall be subject to additional requirements which are imposed by this article. Ten spaces plus one for each 150 square feet in excess of 2,000 square feet of floor area in the principal structure. Ten spaces plus one for each 150 square feet in excess of 2,000 square feet of floor area in the principal structure. Brooklyn Park1/181/200 1/150+Dr. 1/200 1/200‐240 1/40+1/80 kit 1/40+1/80 ki by use/TBD 2/unit+.5 outside .5/unit 1/2.5 seats 1/200‐285No additional spaces required if located in a single dwelling or one unit in a multiple dwelling structure 1 space per employee plusone space per 7 children of licensed capacity of the facility4 spaces plus 3 spaces for each enclosed service stall plus parking figured separately for retail or office space.3 for each bay plus 1 for each employee on peak work shift2 spaces for each patient bed1 space per 300 square feet of floor area, plus 1 space per employee on the largest work shift1 space for each 3.5 seats of design capacity1 space for each 2.5 seats (one seat equals 22 inches of pew or bench space)based on the design capacity in the main assembly area, plus parking figured separately for additional gymnasiums, banquet rooms, meeting rooms, offices, and other multi‐use spacesTBDArden Hills1/250 1/250 1/150 1/150 1/2 seats 1/2 seats by use/TBD 1.1‐2.2 per unit TBD 1/3 seats TBD1 for each teacher or employee plus 1 for each 5 individuals receiving care (design capacity)3 for each enclosed bay plus 1 for each employee on peak work shift3 for each enclosed bay plus 1 for each employee on peak work shiftAs determined by City Council after recommendation by Planning Commission.1 for each 1.5 persons at design capacity 1 for every 3 seats (based on design capacity)1 for every 3 seats (based on design capacity)As determined by City Council after recommendation by Planning Commission.Shoreview1/200 1/200 1/181 1/181 1/3 seats 1/5 seats/15 by use /TBD 1.5 ‐ 2per unit TBD 1/3 seats TBD TBD Fuel Stations. 4 plus 1/150 sq. ft. floor space devoted to retail sales Vehicle & Equipment Sales and Rental. 8 + 1/800 sq. ft. floor area over 1,000 .1.2/bed Commercial Recreation. 10 + 1/300 sq. ft. of floor area 1/3 seats based on max. design capacity 10 + 1/300 sq. ft. of floor area TBDRoseville1/275‐1/325 1/250 1/325 1/3251/3 seats 1/employ11/60 sq ft by use/TBD 1.25/unit 1.25 unit 1/4 seats TBD1 per 10 = 1 per employee3spaces 4 per bay TBD 1/200, 2 per court,,1 per 50sq ft pool deck 1/4 seats TBD/uses 1/300 sq ftMaplewood1/200 1/200 1/200 1/200 1/50 sq ft 1/50 sq ft by use/TBD 2/1 encl 2/per unit 1/4 seats TBD1 per 4 seats 1 per 4 seatsOakdale1/166 ‐ 200 6/Dr. 1/empl 1/200 1/2001/3 seats1/2em 1/table1/per table by use/TBD 1.5 ‐ 2.5 unit .5‐1/unit 1/4 seats TBD TBD 4 + 2 per stall 4 + 2 per stall TBD 3 per court 1/3 cap TBD TBDBurnsville1/666 ‐ 200 3/Dr. 1/empl 1/150 ‐ 1/200 1/2001/3 seats1/2em 1/table1/3 seats+em by use/TBD 1,5 ‐ 2.5 unit .5/unit 1/3 seats TBD 1/empl + 1/6 students 1/200 sq ft + 1 per pump 1/200 sq ft +3/bay + 1per empl 2 per 3 beds 1 per empl 1/2 space per occ, 1/500 sq ft + 1 per empl 1 per 4 seats + 1 empl1per 3 patrons +1 per vehicle + 1 per empl1/250 sq ft + 1/empl + 1/4 seats
City OfficeMedical OfficeRetailShopping CenterRestaurants Fast food Mixed Use Apartments Sr Apartments Churches Government Day Care Gas Station/Convenience Gas Auto Service Station Hospitals Health Club Theater Community Center LibraryMpls2/1000‐1/200 2/1000 2/1000‐1/200 1/2002/1000‐1/75 qs ft1/75 sq ft by use TBD 1/unit 1/unit 10% capacit 1/2001 space per 500 sq. ft. of GFA + 2 drop off spaces (either off‐street or on‐street by permission of the city engineer) 1 space per 200 sq. ft. of GFA + up to 4 drop off spaces (either off‐street or on‐street by permission of the city engineer) 1 space per 500 sq. Ō. of GFA 1 space per 200 sq. Ō. of GFA 1 Pump islands shall not be counted as parking spaces 1 space per 500 sq. ft. of GFA excluding service bays + 2 spaces per service bay 1 space per 200 sq. Ō. of GFA+ 2 spaces per service bay As approved by C.U.P. based on a parking study of the institution, but not less than 1 space per 3 beds As approved by C.U.P. based on a parking study of the institution, but not more than 1 space per 2 beds 1 space per 500 sq. ft. of GFA + as required by this chapter for applicable indoor recreaƟon areas 1 space per 200 sq. ft. of GFA Parking equal to 20% of the capacity of persons in the auditorium Parking equal to 40% of the capacity of persons in the auditorium TBD1 space per 500 sq. ft. of GFA in excess of 4,000 sq. ftHighland Park*Office sites in Commercial Districts sites <15,000 sf: 2.5/1,000 >15,000 sf: 0 for first 2,000 sf, then 2.5/1000 additional sf >15,000 sf: 0 for first 2,000 sf, then 2.5/1000 additional sf4.11 spaces per 1000 sfDevelopment site <15000: 2.5/1000sf >15000: none for first 2000 sf then 2.5 spaces per 1000 sf20 spaces per 1,000 sq. ft. GFA for kitchen area, serving counter and waiting area, plus 0.5 spaces per seat 20 spaces per 1,000 sq. ft. GFA for kitchen area, serving counter and waiting area, plus 0.5 spaces per seat See attached word docNursing Facility: .33 space per resident.25 spaces per person in permitted occupancyAs determined by zoning administrator 2.5 spaces per 1,000 sq. ft. of GFA interior sales space plus 1.5 spaces per 1,000 sq. ft. of external display (does not include stock areas closed to the public) plus 3 spaces per service bay2.5 spaces per 1,000 sq. ft. of GFA plus 3 spaces per service bay0.33 space per person in permitted occupancy 0.25 space per person in permitted occupancy0.25 space per person in permitted occupancy0.25 space per person in permitted occupancyPortland*1 per 500sf of net bu8ilding area 1 per 500 sq. ft. of net building area Medical Center 1 per 500 sf 1 per 330 sq. ft. of net building area 1 per 4 seats or 1 per 6 feet of bench area 1 per 500 sfDurham, NC* 1/250 1/2501/200 for first 50000 sf of leaseable area and 1/250 sf leaseable area after that1/100 sf 1/100 sf 2/unit .6/unit1/28 sf of avaiable seating in assembly area1/300 sf + 1 per 3 employees1 per employee + 1 per each 10 attendees1 per 2 beds + 1 per doctor and nurse + 1 per 4 employees1/100 sf1 per 200 SF floor area available for seating in places of assembly, minimum 20 spacesDenver*Park Ridge* Office Park: 5/1000 / Professional Office 4/10001.5/exam room3/10001/60 sf pulbic seating (excludes outdoor seating)3/1000Efficiency or 1‐bedroom unit:1.5 per dwelling unit 2‐bedroom or more unit: 2 per dwelling unit .25 per bed + 1 per 2 employees1/4 seats 3/1000 sf1 per 2 employees + 2 passenger loading spaces2 per 1000 sf GFA of any accessory convenience retail and/or foold service plus 2 stacking spaces per bay for any accessory automatic car wash2 per service bay + 1 per 500 sf of office and waiting area 1 per 2 beds + 2 per 3 employees based on largest shift 1 per 1000 sf of public use space 4/1000 sf public space 3 per 1000 gfa Glenview, IL*1/300 1/300 1/3001/3 people per max capacity1/3 people per max capacity2 per unit1/3 units 1/3 seats 1/800 1 per 350sf GFA 4 parking spaces plus one for each employee plus one space for each emergency vehcle kept on the premises three parking spaces for each five beds, plus three parking spaces for every five employees, other than doctors, plus one space for each doctor assigned to the staffOne parking space for each three seats or bench seating spaces, based upon the maximum permanent seating capacity. For the purpose of such use, parking spaces already provided to meet off‐street parking requirements for business, commercial and industrial establishments, or off‐street parking facilities provided by the Village, lying within 300 feet of the place of public assembly as measured along lines of public access, and that are not normally in use between the hours of 6:00 p.m. and midnight or on Sundays or holidays, and are made available for other parking, may be used to meet up to 75 percent of the total requirements for parking spaces for places of public assemblyone parking space for each 800 square feet of floor area. one parking space for each 800 square feet of floor area. Nashville1/300 sf 1/200 sf 1/200 sfShopping Center Retail: 1 space per 250 square feet for less than 400,000 square feet and 1 space per 225 square feet for 400,000 to 600,000 square feet and 1 space per 200 square feet for 1/100 sf and 10 spaces for takeout 1/100 sf by use 1 per bedroom up to 2 bedrooms; .5 spaces per bedroom for each additional bedroom; 2 bedrooms or more‐1.5 per unit .5 spaces per unit 1 space per 4 seats in the sanctuary or equivalent worship space1 space for each 5 individuals accommodated, up to 50 individuals; for more than 50 individuals accommodated, 10 spaces plus 1 space per 10 individuals4 spaces for each of the first four service bays or stalls,plus 2 spaces for each additional service bay or stall2 spaces per bedEstablished by the traffic engineer (Section 17.20.030)1 space per 3 seats—Established by the traffic engineer for facilities with a capacity of more than 500 spectatorsPuyallup, WAhttps://www.codepublishing.com/WA/Puyallup/html/Puyallup20/Puyallup2055.html Day care centers: one space for each 100 square feet of indoor play area and classroom space; Automobile service stations and repair garages: three spaces for each service bay;(19) Motorcycle and small engine vehicle sales and service: one space for each 400 square feet of gross floor area, plus one space for each 1,000 square feet of open sales lot;Hospitals: three spaces for each bed the facility is designed to accommodate;Health and physical fitness clubs: one parking space per 200 square feet of gross floor area;Theaters and auditoriums: one space for each five seats. A “seat” means 18 lineal inches of bench seating or seven square feet of seating floor area where there are no permanent seats;Libraries and museums: one space for each 250 square feet of gross floor area;Bloomingtonhttps://codelibrary.amlegal.com/codes/bloomington/latest/bloomington_mn/0‐0‐0‐109945#JD_21.301.0621.301.06 (e) 1.2 spaces for each 10 program participants based on the facility’s licensed capacity, plus 1 space per caregiver on the maximum shift1 space per 200 square feet of gross floor area, with no more than 0.5 of the required spaces located at fuel pumps1 space per 300 square feet of gross floor area excluding service bays, plus 2 spaces per service bayN/A1 space per 250 square feet of gross floor area (not including swimming pools), and additional off‐streetparking for the following uses: Swimming pool: 1 space per 500 square feet of gross floor area; Tennis, handball or racquetball: 2 spaces per courtSpaces equal in number to 1/3 capacity in persons; if use includes an educational component, those facilities are required to provide additional parking as provided in the ordinance under educational institutionsSpaces equal in number to 1/3 capacity in persons; if use includes an educational component, those facilities are required to provide additional parking as provided in the ordinance under educational institutions See Tables in attached Word Doc‐Minimums and Maximums by use determined by zone‐use first link to see zoning information See email from staff in attached word doc*Detailed information included on word doc
City Office Medical Office Retail
Shopping
Center Restaurants Apartments Sr Apartments
Edina - Current
Ordinance
1/200-1/250 sf 1/200 sf 1/167- 1/200
1/200+1/10
seats (formula)1/3 seats + employ 2/unit .75+employ
Edina 1-27 draft 1/250 sf 1/250 sf 1/250 sf 1/300 sf
1/1000 s.f. plus 1/150 s.f of
outdoor space 1-1.25/unit .75+employ
Edina 2-24 draft 1/300 sf (1/200 max) 1/300 sf 1/250 sf 1/350 sf 1/1000 sf
1-1.25/unit with
1.75 max .75+employ
Eden Prairie 1/200-333 max 1/200- 333 max 1/200- 1/333
1/200- 1/333
max 1/3-1/2max1/3-1/2 max 1/unit TBD
Minnetonka 1/250 1/175- 20 min 1/250 1/250 1/2.5 seats 2/unit 1/unit
Saint Louis Park 1/200-250 max 1/200-250 max 1/250- 1/150 max 1/250 1/60 sq ft 1/bed 1/unit
Richfield 1/275- 350 max 1/200- 250 max 1/200-1/285 1/250 1/100 sq ft 2/unit/1.25TBD TBD
Bloomington 1/285 1/285 1/180- 1/220 460+1/285 1/ 3 seats 1.8/1 bed-.75 1.5/unit
Golden Valley 1/250 1/200 1/250 1/200 1/60-100 sq ft 1.5/unit .5/1/unit
Apple Valley 1/150-200 1/150 1/150 1/200 1/2.5 seats 1.5/unit 1.5 TBD
Crystal 4+1/200-500 4+1/200-500 4+1/250 4+1/500 4+1/100 sq ft 2/per unit 2/unit
Plymouth 1/250 - 300 1/200 1/200 1/200-300 1/40+1/80 kit 2/per unit 1.5/unit
New Hope 1/300 1/300 1/200 1/200 1/40+1/80 kit 2.25 unit 1/unit+employ
Brooklyn Park 1/181/200 1/150+Dr. 1/200 1/200-240 1/40+1/80 kit 2/unit+.5 outside .5/unit
Roseville 1/275-1/325 1/250 1/325 1/325 1/3 seats 1/employ 1.25/unit 1.25 unit
Burnsville 1/666 - 200 3/Dr. 1/empl 1/150 - 1/200 1/200 1/3 seats1/2em 1/table 1,5 - 2.5 unit .5/unit
Mpls 2/1000-1/200 2/1000 2/1000-1/200 1/200 2/1000-1/75 qs ft 1/unit 1/unit
Highland Park*
Office sites in Commercial Districts sites
<15,000 sf: 2.5/1,000 >15,000 sf: 0 for first
2,000 sf, then 2.5/1000 additional sf >15,000
sf: 0 for first 2,000 sf, then 2.5/1000
additional sf
4.11 spaces per 1000
sf
Development site
<15000: 2.5/1000sf
>15000: none for first
2000 sf then 2.5 spaces
per 1000 sf
20 spaces per 1,000 sq. ft.
GFA for kitchen area,
serving counter and waiting
area, plus 0.5 spaces per
seat
See attached
word doc
Nursing Facility:
.33 space per
resident
Durham, NC* 1/250 1/250 1/200 to 1/250 sf 1/100 sf 2/unit .6/unit
Park Ridge, IL* Office Park: 5/1000 / Professional Office
4/1000 1.5/exam room 3/1000
1/60 sf pulbic seating
(excludes outdoor seating)
1.5 to 2 per
dwelling unit
.25 per bed + 1
per 2 employees
Glenview, IL*1/300 1/300 1/300 1/3 people per max capacity 2 per unit 1/3 units
Nashville, Tenn.1/300 sf 1/200 sf 1/200 sf
1 space per
250 square
feet to 200 s.f.
1/100 sf and 10 spaces for
takeout
1 to 1.5 per
bedroom
.5 spaces per
unit
City Office Medical Office Retail
Shopping
Center Restaurants Apartments Sr Apartments
Birmingham, Ala 1/300 sf 1/150 sf 1/300 sf 1/300-550 sf 1/75 sf 1.5-2/UNIT .5 spaces per
unit
Dublin Ohio 1/250 sf 1/200 sf 1/200 sf 1/200 sf 1/50 sf 2/unit 1/unit
Charlotte, NC 1/300 sf 1/200 sf 1/200 sf 1/250 sf 1/75 sf 1.5-2/unit .25/unit