Staff photo by Clay Schuldt The Planning Commission recommend a parking stall reduction variance for former New Ulm Wholesale Inc. building. Black Frost Properties is planning to used the building as a bourbon and rum distillery.

NEW ULM — The New Ulm Planning Commission recommended a variance to reduce the parking requirement for a new distillery at 201 1st North Street.

Nathan Gieseke, on behalf of Black Frost Properties, requested the parking reduction for the former New Ulm Wholesale Inc. building.

New Ulm City Planner John Knisley said the property would have four separate uses. The distillery will have 1,600 sq. ft. of floor area for a cocktail room, 6,656 sq. ft. of floor area for manufacturing, 8004 sq. feet of floor area for warehousing and 1,200 sq. ft. of floor area for office space.

Based on the size and use of the building, city code would require 16 spaces for the cocktail room; 19 spaces for manufacturing; 4 spaces for warehouse and 10 spaces for offices. This is a total of 49 spaces.

The city has granted variances for reduce parking in the past. Knisley said 17 parking reduction variances have been granted since 1977.

Staff is recommends approval of the parking reduction if the applicate provide a map showing 20 parking spaces provided either on-site or in close proximity to the site.

Knisley said 20 spaces were recommended based on the hours of operation. The property would have four different uses, but the hours of operation were different and had little overlap.

The Office, warehouse and manufacturing would operate from 7 a.m. to 5 p.m. Monday through Friday. The cocktail room would operate Thursday through Sunday. On Thursday and Friday the cocktail room would open at 4 p.m., which meant there would only be two hours each week when all four uses would overlap. Staff felt the full 49 parking stalls would not be needed.

Knisley the city has since received a map of proposed parking for the area. Twelve parking stalls were identified on the property. Knisley said based on sizing the gravel parking space on the site could probably fit 22 parking stalls.

Gieseke said they were working with the city to find additional parking spots in the area. In addition, Valley Street does have parallel parking.

The commissioner questioned how parking stalls would be identified since the property had a gravel parking lot. They recommended posted parking be added to identify the stalls.

Commissioner Larry Mack also recommend marking the boundary of parking to prevent interfering with the adjacent railroad track.

The commissioners unanimously recommend the variance with the conditions discussed.

The commission also recommended a zero foot front yard setback for 20 foot by 20 foot addition to Dairy Queen building at 1501 N. Broadway. The commission has approved similar variances in the past. Other buildings on North Broadway are built at the zero foot setback.

Final approval of both variances will come before the city council Tuesday, April 2.

Permit Amendment Recommendation

The Planning Commission made a recommendation to amend the city code to allow Interim Use Permits.

The commission received information on the guidelines for establishing an Interim Use Permit (IUP) during the Feb. 28 commissioner meeting. The city council had previously asked staff to consider this type of permit.

Minnesota defines a IUP as a temporary use of property until a particular date, until the occurrence of a particular event, or until zoning regulations no longer permit it.

Community Development Director David Schnobrich said an a good example of an IUP would be for use on a gravel mining operation.

“It might be suitable at the present time but as development reaches that location it would be no longer reasonable,” he said.

An IUP has a maximum of five year limit from the time approval, but applicants could reapply for another IUP.

“This is something we really need for the community,” Commissioner Jeff Gulden said.

“I think this gives an opportunity for some buildings that might be a challenge to get rented or sold,” Mack said.

Staff received no comments or questions on the amendment. The commission unanimously recommended allowing IUPs.