TO: Mayor and Commissioners
FROM: Tim Stillings, Director of Planning, Zoning, and Building
THROUGH: Mark R. Lauzier, City Manager
DATE: November 7, 2017
Title
THE RAMEN @ HILO, LOCATED AT 181 NE 2ND AVE, IN LIEU OF PARKING FEE REQUEST FOR 2 SPACES (QUASI-JUDICIAL HEARING)
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Recommended Action:
Recommendation
Motion to approve the in lieu of parking fee request in the amount of $20,280 for 2 parking spaces for 181 NE 2nd Avenue, by adopting the findings of fact and law contained in the staff report, and finding that the request is consistent with the Comprehensive Plan and meets the criteria set forth in Section 4.6.9(E) of the Land Development Regulations, subject to the condition that full payment be paid upon issuance of a building permit.
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Background:
The property is at 181 NE 2nd Ave, located on the east side of NE 2nd Avenue and south of NE 2nd Street and is zoned Central Business District (CBD). The subject property is located within In Lieu Area 2 which requires $10,140 per in lieu of parking space. The total in lieu fee required for this request is $20,280. The in lieu parking request is required due to a change of use from retail to restaurant.
The current use is retail at 726 sq. ft. which is 1.45 spaces (726/500). Pursuant to Land Development Regulations (LDR) Section 4.4.13(L), the required parking for retail use in the CBD is 1 space per 500 sq. ft. of gross floor area. The proposed restaurant requires 4.36 (726/1,000 x 6) parking spaces. The required parking for the restaurant in the CBD district in the Pineapple Grove Area is 6 spaces per 1,000 sq. ft. of gross floor area. Given the credit of 1.45 spaces, the parking deficiency is 2.91 spaces, rounded up to 3 spaces. One handicap space will be provided on-site located in the rear (east) of the building.
Pursuant to LDR Section 4.6.9(E)(3), In Lieu Fee, new development, use conversion to existing buildings, building additions and/or renovations, that result in the requirement to provide new parking or additional parking, have the option of requesting some of the parking spaces to be approved by the City Commission through the in lieu of parking program. Required parking for exclusively residential development or residential components of mixed use developments are not eligible for this in-lieu option. A maximum limit of 30% of eligible required parking can be provided under this option, except for use conversions for which there is no maximum. Before granting such approvals, the City Commission must find that adequate public parking options are available and that the request is consistent with the Land Development Regulations, City Comprehensive Plan, and all currently adopted City policies and/or studies.
In 2016, a study titled Downtown Parking Core Demand and Utilization Study was performed by Kimley-Horn & Associates. The study identified that the maximum spaces available at peak times, which were Friday and Saturday between the hours of 8 PM - 9 PM, at the Old School Square Parking Garage was a total of 22 spaces on Friday and 19 spaces on Saturday.
The Parking Management Advisory Board (PMAB) considered the parking in lieu fee request for 2 parking spaces ($20,280) at its meeting of September 26, 2017 and recommended approval.
On September 18, 2017, the Community Redevelopment Agency (CRA) considered the in lieu fee request. The overall comments were positive and there was consensus in support of the in lieu request.
On September 18, 2017, the Downtown Development Authority (DDA) recommended approval of the in lieu parking for Ramen @ Hilo.
City Attorney Review:
Approved as to form and legal sufficiency.
Finance Department Review:
N/A
Funding Source:
N/A
Timing of Request:
The parking in lieu request in required prior to approval of the Class III site plan modification.