CCAgenda_95Mar08 - Laserfiche WebLink

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Conformance to Zoning Code Maximum Floor Area The maximum floor area allowed for a cafe in a B 1 district is 1,000 square feet. The applicant is requesting a variance to remodel 550 square feet of existing building area and make the floor area 1,450 square feet. Of the remodeled 550 square feet, 330 square feet is proposed for seating, 135 square feet for a small stage, and the remainder for an entryway. Parking Additional off street parking is needed to make the proposed expansion conform with the zoning code. Chapter 9 §13.04 subd. 6 (r) (16) requires that for every 2.5 additional seats created, there must be an additional off street parking space established. As presented, the seating area would have a capacity of 21 seats. If the stage area were to ever be used for seating (and it would be prudent to assume that the current tenant or a future tenant may use this area for seating) this would hold an additional 9 seats. To accommodate the total additional 30 seats, the zoning code requires an additional 12 parking spaces would be provided. Because there is no additional land space available for parking on the shopping center site, the applicants have negotiated a private joint parking agreement (attachment 3) with the owner of the adjacent Hoyt /Hamline Auto Service Shop, 1565 Hamline Avenue. This agreement would allow Coffee Grounds patrons to use the auto shop parking area after the auto shop's business hours, which are 8 a.m. to 5 p.m., Monday through Friday (Coffee Grounds' peak parking times are Friday and Saturday evenings after 7:00 p.m. attachment 4). There would be between 12 and 15 spaces available for use by Coffee Grounds patrons in the auto shop lot. Joint parking arrangements of this type are permitted by Chapter 9, §13.04 subd. 5 (e) the zoning code. This section reads "off- street parking facilities for a combination of mixed buildings, structures, or uses may be provided collectively in any "district" (except residential districts) in which separate parking facilities for each separate building, structure, or use would be required, provided that the total number of spaces provided shall equal the sum of the separate requirements of each use during any peak hour parking period" (emphasis added). Statement of Hardship for Variance Request Prior to the opening of the Coffee Grounds, the area currently being used as storage space was leased by a seafood wholesaler (this use is no longer permitted) and a small seafood deli. Mr. Bordsen states that there is a hardship because the storage area was previously used as leasable commercial space within the building and that an expansion of the Coffee Grounds is the only way that he can reasonably use that part of his building. Comments From Neighbors Staff sent letters to the properties abutting the Coffee Grounds and also to the two properties directly across from the building on Iowa Avenue. As of this writing, no comments have been received by staff regarding this request.