The owner of the semi-developed lot at 555 Mariposa has requested a new 2-year Temporary Use Permit to allow continued and expanded use of the property for unimproved valet parking for area businesses. An existing Temporary Use Permit (LDC2012-00231) issued on July 9, 2012 for a smaller parking area will be expiring on July 9, 2014. The subject 1.5-acre property is located on the north side of Mariposa St., on the western side of S. Eola Dr. and south side of E. Church St. in the Thornton Park neighborhood. The owner is Jim Katsur, Thornton Commons LLC.

Since the July 9, 2012 approval of the existing Temporary Use Permit for the unimproved valet parking lot, a 0.62-acre portion of the property was improved with gravel and some hedges placed along the northeastern, eastern and southern edges of the lot. Access is solely from Mariposa St., although access is intermittently gained from existing curb cuts along E. Church St. VIP Valet has been operating the valet parking service and, in recent months, they have also been providing monthly parking, which is not allowed. The property is zoned PD/T and does not allow permanent principal use parking by right.

The applicant adds that with installation of the new LYMMO line and the recent removal of on-street parking on E. Church St., the 47 existing spaces are no longer adequate to meet the demand generated by area venues and businesses. The applicant seeks to expand the existing parking area to the west end of the lot adjacent to S. Osceola Ave. This would allow an additional 40 spaces for valet use only. Bushes, wood posts and private parking signs similar to those already located on the existing valet lot would be installed on the expanded lot. A rarely used driveway on E. Church St. would be relocated to be across from the entrance to The Sanctuary garage, to provide an additional entry/exit to the site.

Notwithstanding the recent loss of on-street parking spaces in the area, staff firmly believes that the new LYMMO line serving the area will not only make up for these lost spaces, but alleviate the future need for this requested temporary parking.  The LYMMO bus circulator is now providing free and convenient access to existing structured parking to the west of the subject site in the core of downtown.  As such, we are recommending only a 1-year Temporary Use Permit; however,  the applicant may apply for another one-year extension from the City Planning Official.  Any request for an extension will be evaluated on LYMMO ridership in this area at the time of the request. 

Lastly, the applicant would like to allow daytime parking for daily users within the expanded lot. Staff is not agreeable to this, since, as noted previously, the zoning doesn’t allow permanent principal use parking. Space is available in privately owned parking garages to the north and west.

Approve the Temporary Use Permit for only 1-year the requested expanded use of the property for unimproved valet parking for area businesses, with the following conditions:

• Consistency - The proposed improvements shall be consistent with the size, dimensions, location and appearance shown on the plan submitted with the current application and as described above.
• Shrubs/Landscaping - 5-ft. wide viburnum or other similar shrubs, to grow to 30 inches in height and planted every 30 inches on center, shall be planted adjacent to the property lines along Mariposa St., S. Osceola Ave. and the north lot line adjacent to 500 & 506 E. Church St., as a continuous screening hedge, as depicted with the crosshatched perimeter in the attached site plan.
• Fencing - That portion of the property not used for temporary valet parking shall be fenced or otherwise cordoned off to prevent parking on the grass.
• Driveways - A new paved bi-directional driveway shall be installed, to be located across from The Sanctuary parking garage entrance, on E. Church St. Remaining existing driveway curbcuts shall be removed or chained off to prevent vehicles from accessing the lot or driving on areas that have not been covered with stone, gravel or asphalt millings.
• Parking surfaces shall be covered with stone, gravel or asphalt millings, consistent with the existing valet parking area.
• Permits - All site improvements shall be permitted prior to installation.
• Duration of Temporary Use - The new Temporary Use Permit shall expire 1 year after City Council approval; the applicant may seek a one-year extension from the City Planning Official. . Said temporary use shall not be used for daily or monthly parking, only for valet parking for local businesses or special events. All stone, gravel or asphalt millings shall be removed at expiration of the Temporary Use Permit and all lot entrances shall be chained off to prevent vehicles parking on the site..