Exacerbating Parking Problems in Sugar Loaf
A major challenge posed by the building proposition for 1355 Kings Highway is parking. The applicant requests relief from the Town's parking requirements. According to town code 98-22:C1,
“No building or premises shall be built or erected, nor shall any building be altered so as to expand its usable floor area, nor shall the use of any building or premises be expanded or changed, unless there is provided a parking area on the lot upon which the use or structure is located in accordance with the Schedule of Off-Street Parking Space Requirements.”
While the LB:SL (Sugar Loaf) district is unique in its exceptions to parking requirements, it must be noted that the Distillery and Catering Hall being presented are WAY under in terms of required vehicle accommodation. Under the current site plan proposed, there is only 80 spaces to cover 150 seats in the catering hall, 80 seats in Distillery and additional 3,000 sq ft of outdoor space, employee parking and deliveries. The overflow parking along the street is expected with the catering hall venue alone. This will limit parking in the hamlet for residents and shop patrons for several hours, which will be a detrimental to the vitality of the hamlet.
Town code 98-22:C2 also asserts that
“Required off-street parking spaces may be located elsewhere than on the same lot as the use to which they are is appurtenant, provided that they shall be in the same zone as the use to which they are appurtenant, and further provided that the spaces are not more distant from the principal entrance or entrances to the structure they serve than 500 feet in the case of an LB, LB-SL or SR use.”
Still, while utilizing some other form of off-street parking may be in compliance with town code, there is nowhere within 500 ft of the Distillery or Catering Hall’s entrance in which to do so. While street parking is available to a degree, it is often already being utilized by residents, shop owners, and the patrons of the existing small businesses. The Sugar Loaf Tap House already has a parking deficit which leads to cars flanking both sides of Kings Highway sometimes as far away as Creamery Pond Rd.. Should this project be brought to completion, there may very well be times during which the Catering Hall hosts events that would completely monopolize the street parking on Kings Highway. This would be a great disservice not just to residents, but most especially to small business owners, as potential patrons with nowhere to park would likely abandon their shopping plans and seek other facilities that more easily accommodate parking.
“No building or premises shall be built or erected, nor shall any building be altered so as to expand its usable floor area, nor shall the use of any building or premises be expanded or changed, unless there is provided a parking area on the lot upon which the use or structure is located in accordance with the Schedule of Off-Street Parking Space Requirements.”
While the LB:SL (Sugar Loaf) district is unique in its exceptions to parking requirements, it must be noted that the Distillery and Catering Hall being presented are WAY under in terms of required vehicle accommodation. Under the current site plan proposed, there is only 80 spaces to cover 150 seats in the catering hall, 80 seats in Distillery and additional 3,000 sq ft of outdoor space, employee parking and deliveries. The overflow parking along the street is expected with the catering hall venue alone. This will limit parking in the hamlet for residents and shop patrons for several hours, which will be a detrimental to the vitality of the hamlet.
Town code 98-22:C2 also asserts that
“Required off-street parking spaces may be located elsewhere than on the same lot as the use to which they are is appurtenant, provided that they shall be in the same zone as the use to which they are appurtenant, and further provided that the spaces are not more distant from the principal entrance or entrances to the structure they serve than 500 feet in the case of an LB, LB-SL or SR use.”
Still, while utilizing some other form of off-street parking may be in compliance with town code, there is nowhere within 500 ft of the Distillery or Catering Hall’s entrance in which to do so. While street parking is available to a degree, it is often already being utilized by residents, shop owners, and the patrons of the existing small businesses. The Sugar Loaf Tap House already has a parking deficit which leads to cars flanking both sides of Kings Highway sometimes as far away as Creamery Pond Rd.. Should this project be brought to completion, there may very well be times during which the Catering Hall hosts events that would completely monopolize the street parking on Kings Highway. This would be a great disservice not just to residents, but most especially to small business owners, as potential patrons with nowhere to park would likely abandon their shopping plans and seek other facilities that more easily accommodate parking.
Looking at the Town of Chester’s Comprehensive Plan, it is clear that town leaders and officials are already well aware of the parking conundrum present in Sugar Loaf. Page 86 of the town’s Comprehensive Plan states,
The Local Business/Sugar Loaf off-street parking requirements are inflexible and have resulted in business owners having to go to the expense of providing parking spaces on their property, which often results in owners having to tear up their yards. Visitors patronize multiple businesses in one visit, and so the parking usage is similar to that of a shopping mall. As such, more accurate and flexible standards are needed to reflect the actual parking demand... More municipal parking may also be needed. This Plan recommends the Town coordinate with Orange County and the Sugar Loaf business community to develop shared lots, which could be used by all businesses.
Unfortunately, since the latest draft of the Town of Chester Comprehensive Plan in 2015, nothing further has been done to expand parking in Sugar Loaf. Therefore, it seems highly negligent to create a scenario in which a massive influx of cars would be invited with no ability to accommodate them. As catering halls and distilleries generally attract a crowd on evenings, nights and weekends, just as the Tap House and many small shops do, it cannot be reasoned that the bulk of their traffic would be happening at a different time than surrounding businesses. In fact, should the new Performing Arts Center begin hosting large concerts and events as they anticipate, their schedule too would likely be drawing large crowds during the evenings, nights and weekends. This has the potential to create a dangerous scenario for local drivers, as Kings Highway is the main thoroughfare for both Sugar Loaf and Warwick residents to access major roadways. An overabundance of vehicles attempting to park along the street may cause congestion and impediments for through traffic on their way to main highways.
The small town of Sugar Loaf simply would not have the capability of accommodating this extensive volume of vehicles.
The Town of Chester Comprehensive Plan goes further to note the one of only two main intersections leading into and exiting the hamlet of Sugar Loaf is unsafe, even in light of the relatively low traffic existent during 2015 when the plan was generated. Page 61 of the Comprehensive Plan states,
7.1.13 Kings Highway/CR13 and Pine Hill Road
The roadway geometry at the intersection of Pine Hill Road and Kings Highway/CR 13 in Sugar Loaf has long posed a safety concern due to curves, sight distance and other alignment problems, as well as the lack of sidewalks and crosswalks to facilitate safe pedestrian movements. The Preliminary Streetscape Plan for Sugar Loaf identified some possible solutions that need further evaluation. This Plan recommends the Town secure funding to advance the Preliminary Streetscape Plan for Sugar Loaf to the final design phase. The final design should address the alignment, pedestrian movement issues and traffic calming needs at this intersection.
Again, the Comprehensive Plan notes that the intersection at Pine Hill Rd. and Kings Hwy poses safety concerns for vehicles and pedestrians alike. There are blind curves, a limited sight distance, and no safe avenue for pedestrians to cross. Unfortunately, these issues have not been remedied since the creation of this plan. Should we introduce such a large influx of vehicles, along with an increase of off-street parking in this location, this threat would only be exacerbated and increase the likelihood of accidents occurring.
Summarily, the streetscape of Sugar Loaf simply cannot absorb the hazardous problems created by the parking deficit proposed within the plan for 1355 Kings Highway. The small 2.1 acre property does not have the square footage to accommodate the vehicles anticipated and neither does the already scarce and coveted parking on Kings Highway. Until the infrastructure of Sugar Loaf is expanded, there should not be an acceptance of proposals such as this that would monopolize parking and consequently create both inconveniences and hazards for local drivers, residents and business owners.
The Local Business/Sugar Loaf off-street parking requirements are inflexible and have resulted in business owners having to go to the expense of providing parking spaces on their property, which often results in owners having to tear up their yards. Visitors patronize multiple businesses in one visit, and so the parking usage is similar to that of a shopping mall. As such, more accurate and flexible standards are needed to reflect the actual parking demand... More municipal parking may also be needed. This Plan recommends the Town coordinate with Orange County and the Sugar Loaf business community to develop shared lots, which could be used by all businesses.
Unfortunately, since the latest draft of the Town of Chester Comprehensive Plan in 2015, nothing further has been done to expand parking in Sugar Loaf. Therefore, it seems highly negligent to create a scenario in which a massive influx of cars would be invited with no ability to accommodate them. As catering halls and distilleries generally attract a crowd on evenings, nights and weekends, just as the Tap House and many small shops do, it cannot be reasoned that the bulk of their traffic would be happening at a different time than surrounding businesses. In fact, should the new Performing Arts Center begin hosting large concerts and events as they anticipate, their schedule too would likely be drawing large crowds during the evenings, nights and weekends. This has the potential to create a dangerous scenario for local drivers, as Kings Highway is the main thoroughfare for both Sugar Loaf and Warwick residents to access major roadways. An overabundance of vehicles attempting to park along the street may cause congestion and impediments for through traffic on their way to main highways.
The small town of Sugar Loaf simply would not have the capability of accommodating this extensive volume of vehicles.
The Town of Chester Comprehensive Plan goes further to note the one of only two main intersections leading into and exiting the hamlet of Sugar Loaf is unsafe, even in light of the relatively low traffic existent during 2015 when the plan was generated. Page 61 of the Comprehensive Plan states,
7.1.13 Kings Highway/CR13 and Pine Hill Road
The roadway geometry at the intersection of Pine Hill Road and Kings Highway/CR 13 in Sugar Loaf has long posed a safety concern due to curves, sight distance and other alignment problems, as well as the lack of sidewalks and crosswalks to facilitate safe pedestrian movements. The Preliminary Streetscape Plan for Sugar Loaf identified some possible solutions that need further evaluation. This Plan recommends the Town secure funding to advance the Preliminary Streetscape Plan for Sugar Loaf to the final design phase. The final design should address the alignment, pedestrian movement issues and traffic calming needs at this intersection.
Again, the Comprehensive Plan notes that the intersection at Pine Hill Rd. and Kings Hwy poses safety concerns for vehicles and pedestrians alike. There are blind curves, a limited sight distance, and no safe avenue for pedestrians to cross. Unfortunately, these issues have not been remedied since the creation of this plan. Should we introduce such a large influx of vehicles, along with an increase of off-street parking in this location, this threat would only be exacerbated and increase the likelihood of accidents occurring.
Summarily, the streetscape of Sugar Loaf simply cannot absorb the hazardous problems created by the parking deficit proposed within the plan for 1355 Kings Highway. The small 2.1 acre property does not have the square footage to accommodate the vehicles anticipated and neither does the already scarce and coveted parking on Kings Highway. Until the infrastructure of Sugar Loaf is expanded, there should not be an acceptance of proposals such as this that would monopolize parking and consequently create both inconveniences and hazards for local drivers, residents and business owners.