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Garden Room Rezoning Proposal for Parking Lot Hits Speed Bump

The village's Plan Commission unanimously voted against a rezoning petition which would allow the East Capitol Drive business to raze a home for a parking lot. However, the Village Board will still consider the matter.

Amid strong community opposition to a business owner's request to raze a Shorewood home for a parking lot, the village's Plan Commission voted unanimously against the proposal Tuesday night.

About 60 residents turned out and about a dozen spoke against a rezoning petition filed by Garden Room owner Deb Kern. Despite the vote, the matter will still go before the Village Board for consideration.

The petition would have made way for Kern to have the home at 3940 N. Frederick Ave., kitty corner from her business, leveled in favor of a nine-stall, environmentally friendly parking lot with permeable pavement and a rain garden.

Kern said she needed the additional parking to accommodate her growing customer base, while area residents said the conversion would result in waning property values on the block, one less home for a new Shorewood family and more crime.

The two sides gathered support for months leading up the meeting — residents via a petition drive and distributing literature, and Kern through her own petition drive and garnering support of other East Capitol Drive business owners.

Kern makes her case

The additional parking is a need, not a want, Kern said.

Of the 800 people that visit Kern’s business on any given week, about 650 drive and 325 said they have a difficult time finding parking, she said.

The Capitol Drive commercial district is congested. Per village code, there should be at least 197 off-street parking stalls available for businesses in the 2100 block of Capitol drive and there are only 21, she added. Additionally, in the village municipal lot, 56 of the 75 available spots have parking permits attached to them.

“Hopefully, we do not debate that there is a parking problem,” she said, contending that professionals say the village is short as many as 170 parking spaces.

She touted her proposed parking lot as something that could be a model for future lots in the village, and said it would free up on-street parking stalls for other Capitol Drive businesses.

“This lot is critical for my business to stay and survive,” she said.

Residents come out in force

Sue Witas, a Frederick Avenue resident who organized the resident campaign against the proposal, echoed what she has been saying for months. The proposal would adversely affect the property values on the block and that parking is readily available near the business.

“I have talked to literally hundreds of residents over the last two months and the overwhelming response is that Shorewood residents do not, under any circumstances, want to see their houses torn down for parking lots,” she said. "The mere suggestion of it makes many of them angry.”

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John Vioth, a Maryland Avenue resident, said the proposed parking lot would bump up against his backyard and invade the privacy he enjoys there. He added Kern should be looking to find additional parking on property zoned commercial and not residential.

“Why do I have to give up my privacy and my home that I paid a lot of money for so she can build and expand her commercial use?” he asked.

Jamie M. Harris, a Maryland Avenue resident and associate director and senior lecturer in the University of Wisconsin-Milwaukee's Urban Studies department, said the proposal is not an appropriate approach to parking issues in the village.

“In terms of urban design principles, this goes in the opposite direction of current thinking and best practices,” he said. "The current thinking about how to promote healthy, vibrant communities, neighborhoods, and commercial districts is to come up with creative infill developments. Not to expand the supply of surface parking lots.”

In 2006, Katz Properties sought approval to rezone a duplex at 3942 N. Frederick Ave. — right next door to the property Kern wants to level — to construct a parking lot. The Plan Commission discussed the matter in two meetings and voted against approving the rezoning the property. But when the matter reached the Village Board, the rezoning was approved.

Parking issues need creative solutions

As the village has planned the revitalization of its business district on Capitol Drive and North Oakland Avenue, it has been careful to keep the businesses separate from residential neighborhoods, said Trustee Michael Maher.

“This has been a process that has been defined and (the) general principle (has been) to keep the businesses facing Capitol and Oakland, and to preserve that line and not have the business flow out into the neighborhoods,” he said.

In the weeks leading up the meeting, Commissioner Nate Piotrowski said he experimented with parking on Capitol Drive and patronizing different businesses, and didn’t experience parking issues.

Commissioner Chris Gallagher said the proposal brings the parking matter back to the forefront.

“If there is a win-win that comes out of this, it is that you’re hearing from a lot of commission members that we need to go back and look at better ways to create parking,” he said. “To improve parking in the community."

N. Peske October 24, 2012 at 04:37 PM
Yes, we always need to work on more parking options. No, it's not a need, it's a want. Those of us who live near Anaba/The Garden room know that. I'm glad that some outside expert's opinion on how many parking spaces a business MUST have was greeted with skepticism. Shorewood is not one of those areas with long lots between businesses, each of which has a massive parking lot behind it. The perception that it's "difficult" to park near Anaba/The Garden Room is a false perception. I do hope we'll start working on some of the options mentioned, such as switching parking to the other side of the street and repainting some of the spots in the municipal lot to extend it. Also, it would be interesting to see if the Garden Room/Anaba would be willing to educate their customers to let them know where they can park next time they stop by. Last time I went to Anaba, it was 103 degrees, but my out-of-town girlfriends and I survived the one block walk from our parking spot...and popped over to the new consignment store and to Chattel Changers before ending our lunch date.
andrea October 24, 2012 at 06:27 PM
Occasionally, I have had to walk 3 blocks (gasp!) to the businesses on east capitol. But usually, it's 1 block or less. It should be pointed out that the parking lot does not adjoin the business and parkers would have to walk around the cleaners--or about the same distance as parking in the municipal lot. I wish Anaba well and will continue to browse and sometimes buy at her store, which has been my habit since it opened.
Cricket October 24, 2012 at 07:15 PM
197 parking spots for one block of Capitol? Really? Does the entire stretch of Capitol drive in Shorewood even have 197 spots total? Sounds unreasonable to me. Since most "parking spots" constitutes at least 10' that would be close to 1/3 of a mile of parking spots. I hope the village does not cave to Ms. Kern like they did to Katz. Since this debate started I have made a point of checking in front of Garden Room on my daily travels and have yet to see the entire block parked up at any given time, be it Mon - Fri or Weekends. I think this is wishful thinking on Ms Kerns part of perhaps an excuse to why she might not have the customers she thinks she should have. I too like to stroll through the shop if I walk by (remember Shorewood is a walking village) but find the merchandise a bit too expensive although they do have darling things.
Alex October 24, 2012 at 09:10 PM
Trustee Michael Maher is quoted as saying the village has been careful to keep the businesss on North Oakland Avenue separate from residential neighborhoods. Well, not quite. Parking, traffic, trespassing, litter and noise all have increased substantially in neighborhoods abutting these new businesses. The police chief and several business owners have tried to help. Village administrators and planners, it should be noted, allowed this to happen and have done nothing to help residents.
CowDung October 24, 2012 at 09:20 PM
Should one living close to Oakland or Capitol drive really expect an atmosphere free from traffic and noise? It's pretty obvious that those are major/busy streets with businesses along them....
North Shore Newbie October 25, 2012 at 12:24 PM
I have to say, I really question the difficulty in parking to begin with. I've never heard anyone say "I'd love to go to Anaba/City Market/Chattel Changers, but it's just too difficult to park". Maybe it's because I live within walking distance, but it seems that within 2 blocks of the Tea Room there is always a spot or two open, and as another poster pointed out, the parking lot is going to be at least a block's walk away. As far as the opponents go, I wish they'd stop using the "increase in crime" argument for why the Village shouldn't allow this. It's disingenuous.
N. Peske October 25, 2012 at 02:40 PM
At the meeting, I believe that only came up once. Property owners near the Katz lots did fill us in on the types of activities that happen in that lot--smoking, throwing litter (even cat litter) into people's yards, etc. One neighbor said she hadn't called police on every incident and felt she should fill us in on just how antisocial some of that behavior is--so I felt quality-of-life crimes were a legit concern, but not the main one.
CowDung October 25, 2012 at 02:50 PM
Thanks for the clarification on the 'crime' issue. Not quite sure how the cat litter thing fits ties into the parking lot, but those do seem like legitimate concerns.

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