Yellowstone County Council on Aging, Inc. (YCCOA), has relocated to an existing building that was previously used as retail. The new use is a counseling and training center for the elderly and triggers a change in the off-street parking requirements. The building is located at 1505 Avenue D,  Lots 20 – 24 & 23A, Amended Block 8, Partington Park Subdivision, 8th Filing, being generally located on the Northwest corner of Avenue D and 15th Street West.  YCCOA requests variance from Section 6-1203(a) and Section 6-1203(j) of the Site Development Ordinance. Section 6-1203(a) pertains to when the off-street parking requirements apply and Section 6-1203(j) pertains to the number of off-street parking stalls required. The change of use for by ordinance would require 62 off street parking spaces and 44 spaces will be provided.

The City Council may:

• Approve the variance. Approval of the variance will allow YCCOA to operate the new office facility without meeting the Site Development Ordinance, which covers the requirements for off-street parking needs as proposed in the Parking Variance Request Presentation.

• Do not approve the variance. If the variance is denied, the Site Development Ordinances will require redesign of the facility to provide the additional off-street parking.
  
  

There is no direct financial impact to the City. Advertising costs for the public hearing are offset by the variance application fee.

Schutz Foss Architects is the consultant for the design of the YCCOA building. The Owner, YCCOA, has provided a Parking Variance Request and site plans for the variance showing the current off-street parking layout and the proposed project’s off-street parking layout.

In accordance with past City practices, City staff and the owner have calculated the required parking needed to meet the off-street parking requirements for the existing facility and the new office building is 62, based on Section 6-1203(a) and 6-1203(j).

For the requested variance, the Site Development Ordinance reads as follows:

Section 6-1203(a)
• Required: There shall be provided at the time of erection of any building or structure or at the time of any change in occupancy of any building or structure minimum off-street parking accommodations meeting the provisions of this section.

Section 6-1203(j):
• Table of minimum standards. Required parking spaces shall be in conformance with the following table and where alternative standards are indicated, the greater requirement applies in conflicting computation; where the total quota results in a fraction the next highest full unit shall be provided.

Medical doctor and dental clinics or offices located outside the medical corridor - 1 per 200 sq. ft. of gross floor area.
Banks, business and professional offices                                                            - 1 per 300 sq. ft. of gross floor area.
 
The number of required parking stalls by the Site Development Ordinance for the new and existing facilities is 62 spaces. On street parking is not recognized in this district as meeting part of the off-street parking requirements.

The proposed site does have the additional property available for additional parking on the neighboring property to the west of the YCCOA property, for parking use in the off hours of the day. The YCCOA is currently working on a reciprocal overflow parking use with these surrounding businesses. In addition, many of the patrons of the facility use alternative means of transportation including the MET City Bus System, city cab services, and Special Transportation services, thus reducing the number of personal vehicles requiring off street parking.

Yellowstone County Council on Aging Inc. is proposing to provide 44 of the 62 required parking stalls with the site development (Parking Variance Request Presentation).

The parking that is being proposed or provided is less than what is required parking by City Ordinance.