Planning Commission Minutes 2022 03 10

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Planning Commission Meeting Minutes March 10, 2022 Page 2 of 10 C. LMC Amendment — Banquet or Reception Halls and 957 Main Street Banquet Hall SRU: A request for approval of an ordinance to amend Title 17 to create a use group for Banquet or Reception Halls (Resolution No. 4, Series 2022) and a request for approval of a Special Review Use Amendment No. 3, 824 South Street / 957 Main Street (Resolution No. 5, Series 2022). • Applicant: Hartronft Associates • Case Planner: Kim Bauer, Historic Preservation Planner All notice was met as required and there is no commissioner conflict of interest. Staff Presentation: Bauer begins by giving the commissioners an aerial overview of the property and discusses the background of the property. She gives the definition of what a banquet or reception hall is, and mentions that the Special Review Use (SRU) with Public Hearing is not permitted for Residential and Agricultural or Residential mixed use (Mu-R). She moves on to the SRU proposal that allows a banquet hall use on the property and no change to the exterior. This would be the likely development of the property: • The first floor would be available to rent for private events. This could accommodate seating for potential ceremonies. • The second floor would be available to rent for private events. This could accommodate seating or tables for a potential reception area. 690 square feet of the basement space will be finished and used as both the preparation area for the reception hall and as an indoor drinking establishment. This is not a part of the SRU but would be its own Administrative Planned Unit Development (PUD). Staff has analyzed the current application in context of the previous SRU submittal for this property, which was a hotel use. At that time, staff evaluated the development to compare parking demand with the likely build -out scenario vs. a build -out with a restaurant on the first floor and office on the second floor. An office use generates the need for roughly 10 spaces (four spaces per 1,000 sq ft). A hotel use generates the need for roughly 9-10 spaces (one space per room, plus one space per two employees). Staff also evaluated the reconfiguration of parking in the South Street right- of-way, which could result in up to five more spaces, along with options for parking management. She then reviews the five approval criteria necessary for an SRU and the following modifications and/or conditions for the SRU: 1. Size and location of the site 2. Internal traffic circulation and access to adjoining public streets 3. Location and amount of off-street parking 4. Fencing, screening, and landscaping separations, including open space 5. Building bulk and location 6. Signs and lighting 7. Noise, vibration, air pollution, and other environmental influences Staff finds the proposal meets all five criteria when considering approval of a SRU: