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Parking -Additional off-street parking is needed to make the proposed <br />expansion conform with the zoning code. Chapter 9 § 13.04 subd. 6 (r) (16) <br />requires that for every 2.5 additional seats created, there must be an additional <br />off-street parking space established. As presented, the seating area would <br />have a capacity of 21 seats, making nine additional parking spaces necessary. <br />If the stage area were to ever be used for seating (and it would be prudent to <br />assume that the current tenant or a future tenant may use this area for seating) <br />an additional parking spaces would be required, for a total requirement of <br />parking spaces (these numbers will be provided on Monday evening after <br />consultation with the city building official). <br />Because there is no additional land space available for parking on the shopping <br />center site, the applicants have negotiated a private joint parking agreement <br />(attachment 3) with the owner of the adjacent Hoyt/Hamline Auto Service <br />Shop, 1565 Hamline Avenue. This agreement would allow Coffee Grounds <br />patrons to use the auto shop parking area after the auto shop's business hours, <br />which are 8 a.m. to 5 p.m., Monday through Friday (Coffee Grounds' peak <br />parking times are Friday and Saturday evenings after 7;00 p.m. -attachment <br />4). There would be between 12 and 15 spaces available for use by Coffee <br />Grounds patrons in the auto shop lot. <br />Joint parking arrangements of this type are permitted by Chapter 9, § 13.04 <br />subd. 5 (e) the zoning code. This section reads "off-street parking facilities for <br />• a combination of mixed buildings, structures, or uses may be provided <br />collectively in any "district" (except residential districts) in which separate <br />parking facilities for each separate building, structure, or use would be required, <br />provided that the total number of spaces provided shall equal the sum of the <br />separate requirements of each use during any peak hour parking period" <br />(emphasis added). <br />Statement of Hardship for Variance Request <br />Prior to the opening of the Coffee Grounds, the area currently being used as <br />storage space was leased by a seafood wholesaler (this use is no longer <br />permitted) and a small seafood deli. Mr. Bordsen states that there is a hardship <br />because the storage area was previously used as leasable commercial space <br />within the building and that an expansion of the Coffee Grounds is the only way <br />that he can reasonably use that part of his building. <br />Comments From Neighbors <br />Staff sent letters to the properties abutting the Coffee Grounds and also to the <br />two properties directly across from the building on Iowa Avenue. As of this <br />• writing, no comments have been received by staff regarding this request. <br />2 <br />