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Alternatives There are the following alternatives with respect to this request: 1. Recommend denial of the variance and require that the Coffee Grounds limit their business floor area to no more than 1,000 square feet. 2. Recommend approval of the variance to allow expansion to a total of 1,450 square feet, without further conditions. 3. Recommend approval of the variance to allow the expansion with conditions on off street parking arrangements. RECOMMENDATION: Staff recommends that the council follow the Planning Commission's recommendation to adopt alternative #3 and approve the variance for an additional 550 square feet of floor are with parking conditions. The request meets all conditions for granting a variance, particularly Chapter 9, §15.03 subd. 4 (c), that the granting of the variance is necessary for the preservation and enjoyment of substantial property rights. The condition recommended by staff is that a joint parking agreement with Hoyt /Hamline Auto or other commercial /institutional property within one block of the business be kept current and on file with the city. This parking arrangement for a minimum of 12 spaces must continue if a new business with similar or greater parking requirements (as defined by the zoning code) should take the place of the Coffee Grounds. If a new business does not require the additional parking, the parking arrangement would no longer be necessary to satisfy the variance. ATTACHMENTS 1. Map of Coffee Grounds and Hoyt /Hamline properties 2. Sketch of proposed expansion area 3. Joint parking agreement between R. Paul White, Coffee Grounds, and Steven Horazdovsky, Hoyt /Hamline Auto 4. Statement of peak parking hours, Coffee Grounds 5. Resolution of recommendation as passed by the Planning Commission 6. Standards for granting a variance ACTION REQUESTED Approve the requested variance of 450 square feet of chapter 9 §8.01 subd. 2(k) of the zoning code by finding that this property meets the standards for granting a variance (attachment 6), specifically 9 §15.03 subd. 4 (c), that the amendment is necessary for the preservation and enjoyment of substantial property rights.