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8/10/2019 JX Events Studio - Planning Commission Packet
1/12
PLANNINGCOMMISSION
MEETINGDATE: November 12, 2014
Parking Commission:
October 23, 2014
Planning Commission: October 8 ,
2014
CASE
NO.:
SUP
2014-
31
APPLICANT:
Judd Sather
REQUEST:
Special Use
Permit to
operate
an
event
center
at 124
Main Sreet
South
ZONING: CBD -
Central Business COMPPLANDISTRICT: DMU-Downtown
Mxed Use
PREPARED
BY:
Abbi
Jo Wittman, City
Planner
BACKGROUND
At th e Planning
Commission'
s last
regularly -
scheduled
meeting,
th e
Commission
tabled an
application from
Judd
Sather for th e
creation of
J X Events
Venue,
a two-
story
events center
to
be located at 120- 124 Main
Street
South. At
that meeting
th e
Commission
continued the public
hearing, requesting th e following materials be
submitted by
th e applicant:
1.
An
accessible exits
and
route
plan depicting
access
to
accessible parking
spaces;
and
2.
A
parking
plan depicting
th e alternative
parking provisions
determined to
be
acceptable
by
the
Downtown
Parking
Commission;
and
3.
An
event security
plan; and
4.
Soundproofing details developed by a professional engineer that
specializes
in sound
transmsson.
Since
th e
Commission' s meeting in
October, th e
applicant ha s submitted an
event
security
plan
as
well
as soundproofing details which
have
been
determined
to
be
sufficient
by City staff.
Since
the
original application
submission the
appl icant ha s reduced the total
occupancy
of the
venue
to 630 people. This
would be
achieved
by
utilizing
fixed
seating
in half of each of
th e
floor
areas not designated as storage, office, restrooms,
or
kitchen. This reduces the total
parking requirement to
211
parking spaces. The existing uses require45 spaces, leaving
a
deficit
of
166 parking spaces.
Th e
applicant
met
with th e
Downtown
Parking
Commission
DTPC) on October 23
to
discuss alternative provisions
to
the deficit of 166 parking spaces for
this
venue. In a 3- 3 vote, with
on e member
abstaining due to a conflict of
interest,
th e D T PC did
not approve
a
parking
plan.
Since
that meeting, the appl icant
has
proposed utilizing
valet
services
with loading zones dedicated
on
Chestnut
Street
n ea r th e
intersection
with
Main
as
well as
on
Union
Alley. This
proposal ha s
not
been reviewed by
th e DTPC.
8/10/2019 JX Events Studio - Planning Commission Packet
2/12
Th e applicant h as a lso
proposed
the
creation
of
a
main entrance off
of
Union
Alley
in th e
first
phase (
the first story) of th e venue. A
main
entrance
in
this location, with an
interior
elevator,
would provide for an accessible entrance with
access to
a single accessible on -
street
parking
space
Th e
nearest
public parking on an
accessible route
is located approximately on e and
a
half blocks (
500 feet)
away
to th e surface
lot #
16, below the
armory,
and two
blocks (
600 feet)
away
to th e
parking
ramp.
Th e
Main
Street
entrance
is
also
an
accessible
route
but
there
is
no
parking or loading in this location. Lot #6 , at th e pedestr ian plaza,
is
approximately 450' away.
u =
c
A
First phase event
center
Theproposed use is
surrounding
uses.
APPLICABLE
GUIDELINES
AND
REGULATIONS
Section 31- 325
indicates that
assembly
halls
in
theCentral Business District
require
a
Special Use
Permt.
Section
31-
207 establishes the reviewstandards
for Special
Use
Permits:
1) Theproposed
structureor
use
conforms to the
requirements
and
the
intent
of this chapter, and of
th e
comprehensve
plan,
reevant
area
plans andother
lawful
regulations.
allowed within the subject zoning district, if it is found
compatible
with
Comprehensive Plan Chapter 6, Local
Economy,
indicates an objective of
supporting
business
expansion
in
the
downtown
commercial
district.
This would be
achieved
through
the following
implementation
actions: [
e ]
ncourage
small,
locally
owned,
businesses
particularly
in
th e
Downton and [
p]
romote
office and service
jo b
locations
in
and around the
downtown."
Comprehensive
Plan
Chapter 7 , Economic
Development, indicates
a
goal of promoting and
maintaining th e downtown as
a
central
focus
for community,
econom ic and
cultural
activity
as
tourismhas
allowed the
Sillwater downtown to
avoid thevacant buildings and
physical
decline seen
in
other
traditional
downtowns.
While
th e
events center may help support these
goals,
objectives
and
implementation actions,
the
event
center use of two
storefronts
will prohibit futureretail use in these
units.
While there
is no ordinance requiring
th e
first floor
to
remain commercial, th e
use
of an events center is at
odds with the
Comprehensive
Pan'
s guidance.TheComprehensive
Pan
indicates an
estimate
20,
00 0
square
feet
of n ew
retail
space
could
be
supported by
2020.
The loss
of
7,
000
square
feet
of
retail space
o n th is
block
of
Main
Street
could
have
a potentially
adverse effect
to
th e City' s
goal of " increase[ ing]
th e
ta x base and
providing
economic growth for Stillwater."
Oher
Lawful Regulations
In review of
th e
request
with
City staff, th e following items
were
determined
to be
some i tems
of
concern:
CPC
11-
12-14 (SUP/ 2014-31)
Continued Public Hearing
120-124 Main Sreet South
Page 2 of 4
8/10/2019 JX Events Studio - Planning Commission Packet
3/12
ADA compliancy (
including accessible routes and distance
to
accessible
s p a c e s ) : ADA
compliancy and
building
exiting
ca n
be achieved with
significant
upgrades and
improvements
to
th e
structure. Building Official
Shilts,
as
well
as
Assistant
Fire
Chief
Ballis,
have
conducted
site
inspections
and determned
plans
will need to
be submtted
to
show
proof
of
th e
applicant'
s
ability
to m ee t
current
code
standards.
A
condition
of
approval
would
include
the
appl icant
shall secure all
required
approvals from
the
City'
s
Building Official
and Fire
Marshall, as well as
Washington
County
Health Department,
prior to operating the event
center.
This includes, but
is not limited
to, installing
required exiting and meeting
ADA
requirements.
Parking
and
Traffic (
including, b ut n ot limited
to,
the inability
to stop
in front of the
business
on
Main
Street a s
the South
100 block ofMain
Street
has no parking or stopp ing
provisions
to
accommodatefor
drive and turn lanes at the Chestnut and Main intersections): The concerns
of th e impact to
th e
traffic in this location, as well as th e deficit of
parking,
ha s not been
resolved
Event
security
and noise ( including impact to neighboring
residences):
Updated security and
soundproofing details have been provided.
2 Any
additional
conditions
necessary
for
th e
public interest
have been
imposed
or use
and/ or
structurewll
not constitute
a nuisance
or be
detrimental
to
the
public
welfareof
the
community.
The
focus of
this
reviewstandard
is
whether
the
proposed
use can operate
in its proposed
location without negatively
impacting surrounding uses, or
the general neighborhood.
In
October staff indicated if issues of security, soundproofing, accessibility as well as parking
could
be
resolved, staff
could
determine
necessary
conditions
for
a
recommendation
of
approval. However, issues regarding parking
and
traffic safe ty have
not
been resolved
with a satisfactory level of detail.
ALTERNATIVES
AND
RECOMMENDATION
1.
Approve
the Special Use
Permit
request with
or
without
conditions.
If the
Commssionwould like
to
approve the Special Use
Permt with conditions, staff
would recommend the following:
a. No greater
than
3,500
square
feet of the first
floor
would beutilized
as
rentable areas for events or event
functions
for a
total
occupancy of no
greater
than
367
persons.
O
the
total
rentable
area,
no
less
than
1 ,
750
square feet
must
be
permanently
fixed
table seating. A total of 1 , 750 square feet
may be
dedicated to flexible
seating.
b.
No
greater
than 2,500
square feet
of th e second floor may be utilized as
rentable area for
events
or
event
functions for a maximum
occupancy
of 263
persons.
O the
total
rentable
area,
no less than
1 ,
250 square feet must be
permanently fixed
table
seating.
A
total of 1 ,
250
square feet may
be
dedicated
to
flexible seating.
CPC
11-
12-14 (SUP/ 2014-31)
Continued Public Hearing
120-124 Main Sreet South
Page 3
of4
8/10/2019 JX Events Studio - Planning Commission Packet
4/12
c.
Prior to
th e
operating of
an
event
center, the
applicant shall secure all
required approvals
from
the
Stillwater
Building Department,
Stillwater
Fire
Department and
Washington
County Health
Department.
d.
The applicant
shall
implement th e
soundproofing plan,
as
submitted
with
the
Planning Commission'
s November
11, 2014, meeting packet.
e.
The
event venue
shall
a d he re to
the
event
security plan,
as
submitted
with
th e Planning Commission'
s
November 11,
2014,
meeting packet.
f.
All existing
an d
future trash receptacles
shall
be stored
inside
the
building at all
times with
the
exception of
the d ay of
trash
collection.
g.
Prior to the commencement of any
exterior
work, including
th e
installation
of
lighting
and signage, a
Design
Review permit
shall be
submitted and
approved
by
the Heritage
Preservation
Commission prior to th e issuance of a building permit
for this project.
i.
Any conditions attached to the Design
Permit
issued by th e Heritage
Preservation
Commission for th is addit ion
are incorporated
by
reference
into
this
Special Use
Permt.
h.
Th e
applicant
must propose
a
detailed
parking an d drop- off/
pick-
up
plan that
is
found
acceptable to th e City Council. Any required parking mitigation fees or
other conditions required
by the
City Council must be
included
in
the
applicant' s
Zoning Permit.
i.
The
applicant shall
secure all required
approvals
from
th e
City' s Building
Official and Fire Marshall, as well as Washington County Health Department,
prior to operating the event
center.
2.
Determne
that
theproposed events
center
is not consistent with
the
Special
UsePermit
provisions
or
th e
Comprehensive
P la n a nd
deny th e
Special
U se Permit.
3.
Table the
application
by
extending
the
60 -
day dead line
to
1 /
17/
2015
and request the
applicant develop
a
plan to alleviate traffic safety
concerns
as well as an alternative
to th e parking provisions
that
is found to be acceptable to th e Downtown
Parking
Commission and/ or City Council.
As
there
are still parking and traffic
safety concerns
with th e
proposed
events center, staff
recommends
the
Planning
Commission deny SUP/ 2014-
31
for JX
Events Venue
or
table
the
application
by extend ing
the 60 -
day
deadline to
1 / 17 / 2015.
ATTACHMENTS
Site
Location Map
Applicant Revised
Narrative
FirstFloor Pan
Second Floor Pan
Soundproofing
Estimate
CPC
11-
12-14 (SUP/ 2014-31)
Continued Public Hearing
120-124 Main Sreet South
Page4 of 4
8/10/2019 JX Events Studio - Planning Commission Packet
5/12
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8/10/2019 JX Events Studio - Planning Commission Packet
6/12
Planning
Commission
supplemental information for JX
Event
Venue
November 1 ,
2014
Dear
Planning
Commission,
We
are
exci ted to bring more people to
th e
north
end of
Stillwater, a s well
as an d
to bring th e parking
ramp to h igher profitability
with
the proposed
opening of J X
Event
Venue. We have worked hard with
architect Mark Balay and
building
official Cindy Shi ltz
to
modify
the
floor
plan
so
th e
maximum
capacity
would be reduced
to 367 people on the
lower level
and reduced to
2 6 3 people on the
upper
level fo r
a
total
of 6 3 0 total maximum occupants. This
reduction
was d one by
adding bigger
bathrooms, kitchens, storage areas, and fixed
seating.
Phase
One ( 120/
122
South Main) Phase
Two (
124
South Main)
Z
0
6
CR
8
N
N
4
8/10/2019 JX Events Studio - Planning Commission Packet
7/12
It has been determined p er
building
code
that
an elevator would be
required
for accessibility
a t th e
Union Alley
entrance.
This would require that
we
would be asking for
the
special
use
permit for both
phase one and phase
two.
The upper level (which has been vacant for
25+
years)
would
be built out
as the budget
allows
over one to
two
years, and the elevator
would
be limited to
lower
level and
the
Union Alley
grade level.
An event
venue
provides
business to
many other
local businesses. Following is
a list of
all
of
th e local
businesses
that
have
been
contracted by clients
of
Th e
Loft
at Studio
J (
2 14
Main
Street
South):
Famous Dave s, Green
Mill,
The Green Room, LOLO, Marx, Lake Elmo Inn, Hanson's Liquor, Oaks Wine
Spirits, Buttercream ofStillwater, Sara' s Tipsy
Pies,
Quickfire Pizza,
Stillwater Trolley, Our
Shop,
Camrose
Hill, and countless other vendors including hotels, B &
B' s , musicians, DJs, florists, makeup
artists and
hair stylists.
For comparison purposes, 95%
of
our current events at The Loft
at
Studio J are seated wedding
dinners
and
receptions wth
an
average
of
54%
of
max
occupancy (
17 5 average
guests
with
3 2 7
max
occupancy).
W e have 2 5 of th e 31 Saturdays booked already in
April -
October of 2015. 2 3 of
th e
2 5
events
are
weddings.
W e are asking that
the
parking and planning
commission
grant
a variance
wherewe offer valet
services
to th e parking ramp and other public lots if needed. The Parking
Commission
voted
3- 3
on th e
question
to mitigate
8 6
permits
for
phase
one
only. At
that
time,
it
was
n ot k no w n that the elevator would be
necessary.
Below
is additional information requested
by
city staff
including
a security
plan,
soundproofing
plan,
parking
plan, and
map ofaccessible entrances.
Parking Plan -
JX
Events (Event Venue)
The
parking
ramp is on e
block
from th e p r op o se d e ve nt venue. The
Parking
Commission was
concerned
that
we
could
not
guarantee that
guests
would park
in the
ramp.
Since
that meeting,
we
came
up
with
the
valet
idea
that would
guarantee
that
cars
would
ge t
to
the
ramp
and
pay the
fee,
which would profit th e city
more
than mitigation. Also as an
event
center,
we
have
the
luxury of
communicating
with
a bride exactly wherewe want her
guests
to park. After
one
year of operation of
The Loft at Studio
J (
214 Main
Street South),
parking
ha s
not
been an issue
with very
little
complaints.
We offer shuttle services through
th e
Stillwater Trolley
that
has only been
contracted
about 5 %
of
the
time for
clients
that are
most
concerned about parking
issues.
Parking is largely a perceived issue, so I took some timeto
check
out the use of th e ramp over the last
couple of weeks
during
peak times. The first check was 2 p m on
Saturday,
October 18. It was
a
beautiful autumn
day
in
town
with hundreds of people
walking
around
and
we
had
a wedding at
Th e
Loft as well as
other venues.
It
wa s about th e
time guests
would show up for a wedding. I noted that
5
of
the
6
accessible
parking
spaces
within
on e
block
of
12 0
and
12 2
M a in S tre et
were
open
an d
the
parking
ramp
was
only
about 1 0 %
occuped
Th e
next
check was another beautiful fall
day on Saturday , October
25 an d
at
fpm
th e
ramp was
about
10%
full,
at
2pm it was about
20%
full,
and at
6pm it
was
50% full. There were weddings
at
The
Lowell
Inn, Water Street Inn, T h e G ra nd , and The Loft at Studio J . This means that
there were
still
over 100 parking spaces available
in
th e
ramp
at a peak time
when
all
those
wedding guests were at
the venues. Many
people
have commented that
th e
only time the ramp is
full
is the
fourth
of
July.
8/10/2019 JX Events Studio - Planning Commission Packet
8/12
Adding
phase
2 to th e Special Use Permit
would
increase
th e
parking
mitigation
to
1 6 6
spaces. At $10
per space that
is $ 1 ,
660 per month that
is
not
feasible
in our business
plan. Wth the
valet idea,
two
or three
spaces
in Union Alley or Chestnut St reet would be leased
to
allow for
the
valet service. This
valet service could be s ha re d a m on g
other
businesses as well.
The
parking
commission also
had
concerns with no stopping /
loading near
the
front entrances.
This
would be alleviated with
the
creation
of the main entrance
on
Union
Alley.
When the
bridge closes in
2 0 1 6 , there may be added
drop-
off areas on
Main
Street and/
or
Chestnut in
the
yellow
curb
area ( see
below).
Accessible Entrance # 1 x
N ew fining for eevator(
ix
x - Accessible Entrance #2
Events
x - Accessible Entrance #3
Pr0Qosed(
f : , ,
r
J
A- Nfr
r
FUTURE
PLAZA?
Moreparking
and/
or city-wide valeta
1--
We are
op en to a
reduction
in
the
amount
of
occupants
by ordinance to
make
this project
work
PRECEDENT: Th e Loft at Studio J is mitigating 12 parking spaces for a
max
occupant load of
327.
Here is a list
of the parking
lots nearest
to the proposed
J X Event Venue.
Public Lots (Total of459 spaces):
Parking
Ram p: 218 spaces
plus
6
Handicapped
Teddy
Bear
Park: 88
spaces
plus
4
Handicapped
Courthouse Memorial Lot:
71 spaces
plus 4 Handicapped
Lower
Courthouse Lot:
82 spaces
plus
2
Handicapped
Private Lots (Total
of 103
spaces
and
would
need to
be privately contracted):
Cub Lot: 51 spaces
plus 3
Handicapped
US
Bank:
22-38 spaces
Chestnut Building: 2 0- 4 0
spaces
Shorty'
s : 7 - 1 0 spaces
8/10/2019 JX Events Studio - Planning Commission Packet
9/12
Security
Plan -
JX Events (
Event
Venue)
W e spokewith
Nate
Meredith
from
the
Stillwater Police Department a nd cam e
up with
this
security
plan
together:
1.
Security Cameras with DVR recording (
4
downstairs, 2 -
4
upstairs)
a.
Viewable on monitors at host office and on mobile devices
2.
Security
personnel
onsite (
On e
security
person
per 2 5 0
guests)
a.
Training to
keep
out
non -
invited
guests
and
keep
all
drinks
inside
building
a t a ll
three exits
b.
Call
police
in
case
of emergency
c.
Have
enough
staff onsite for on e security person per exit
3.
Keep gift tableadjacent to building host office
4.
Have
bartenders serving
alcohol be trained a nd h av e
their ow n liquor
liability insurance
5.
Put in
writing
to clients
that
loading /
unloading is
not
to
happen on th e
curb in front
of event
center, but
in
Union Alley or
parking
on Chestnut
Soundproofing plan -
JX
Events (Event Venue)
W e conducted a sound
test
on November
3
and
heard
no
sound transfer
at neighboring business The
T -
Shirt Factory. Music could be heard in the off ices above theproposed venue. These businesses
above
will normally be
closed during
event hours, but th e
following
measures will be ta k en to stay
within
city
noise ordinances.
1. Carpet /
Acoustic tiles on North
and South
walls providing
maximum sound
dampening
a.
This
will minimize
sound echo within the
event
venue,
and
virtually eliminatesound
transmission to neighboring businesses (
adjacent
and above)
that will
generally
not be
open
during event hours
2.
Sound tiles
on
ceiling (
2x4'
tiles spaced evenly every
8')
to eliminate sound transmission
to
second floor
3.
Blown insulation in
second
floor
per
fire
code
to eliminate
sound
transmission
to between
floors
4.
Monitor
bass
levels wth DJ s and bands, which is
the sound
that travels
the most.
5.
Double 5 / 8
layer of
sheetrock
in ceiling
between
lower
level
and apartment in Northwest
corner that will
be
partof
the
venue lease.
6. Vendor -
ATS Acoustics -
wwwatsacoustics.
com(See
attachedquotes)
Thank you for considering
our
proposal to breathe life
into
this historic building. It is
exciting to
have
thepossibility of
a
largeenough event center to attracthigh-end events and fundraisers
that
would
normally stay in St. Paul or Minneapolis.
JX
Event Venue could also host craft fairs and the like that
Stillwater
residents
currently
only
can
enjoy
during
the summer.
Use
of
th e
space
for
citywide
events
could even be part of th e parking mitigation. This venue would be an upgrade from The Loft at Studio
J in three ways:
first floor access,
larger, an d
c loser to parking.
A
year-round,
first
class event
space
would
be
a benefit for
many
businesses in town an d bring th e city's parking ramp investment to
higher profitability.
Judd
Sather
Owner,The Loft at Studio J -
214 Main Street South
Judd@ studiojphoto.
com,
651-342-
1476
8/10/2019 JX Events Studio - Planning Commission Packet
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8/10/2019 JX Events Studio - Planning Commission Packet
11/12
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8/10/2019 JX Events Studio - Planning Commission Packet
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A\
ACOUSTCS
Just
Listen,
Quote
Number:
86595-
8371
Date:
October
27, 2014
Valid through:
November
26, 2014
Your
contact: Heather
Phone: 866-787-7881
Fax: 815-364-0242
15 W Main St, Box 260
Piper
City,
IL ,
60959
wwwatsacoustics.com
Your Quote
from ATS Acoustics
Dear
Judd
Sather,
Thank
yo u
for the opportunity to
provide this quote. If yo u have any qu estions or ad di tiona l
r eq u i re m e nt s p l ea s e do n't hesitate
to
contact
me. I
ll
be h a ppy to help in
an y way I
can.
Thanks
Heather
Sales Representative
ATS Acoustics
Items Quoted
Description
Unit Price
Quantity
Extended
ATS Acoustic
Pane - 24 x
48
x 2
Color:
Black
Fire
Rating:
A ST M E 8 4 C la ss A
Desired edge profile: Beveled
57. 20 214 panels $
12,
240.
80
Subtotal $
12,240.80
Shipping
to 55082
via LTL Freight $
1 , 093.
52
Total Before Dscount $ 13,
334.
32
Discount
Saves
You $
500.
00
Total $
12,834. 32
Hardware
is
included
in this
quote
If customer requires a lift gate service, Conway
w il l c h ar ge
an
additional $
9 0 .00 ,
which
will
be
a dd ed to th e s hip p in g cost.