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AUG -20 -1999 09:08 NAC <br />612 595 9837 P.02/06 <br />N,,,,,,. NORTHWEST ASSOCIATED CONSULTANTS <br />INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH <br />MEMORANDUM <br />TO: Little Canada Mayor and City Council <br />FROM: Stephen Grittman <br />DATE: August 19, 1999 <br />RE: Little Canada - Parking Requirements <br />FILE NO: 758.10 - 99.09 <br />This memorandum clarifies our recommendations on the City's parking standards, as <br />discussed by the City Council in a previous meeting, and researched by staff. <br />With regard to Retail uses, we would recommend a standard of one space per 300 square <br />feet gross. Most retail uses have limited amounts of non - productive space, and it tends <br />to fluctuate over time based on the needs of the specific user. This standard is the one <br />which is the most commonly applied, based on our research of other ordinances, and is <br />supported by studies for the majority of retail developments. The change would result in <br />more developable land for existing retail sites. It may be that highly successful retail sites <br />would experience some parking deficiency during peak shopping seasons. <br />For Office uses, we recommend no change to the standard (one space per 200 square <br />feet), but do recommend a clause which allows the City to calculate net space based on <br />actual net square footage, rather than a blanket 10% reduction. The current standard <br />does not reflect the reality, particularly in smaller office complexes. As noted in our <br />previous report, this standard is a reliable indicator of office parking demand. <br />We do not recommend changes to the Manufacturing/Fabrication standard. Little <br />Canada's standard has provided a reliable estimate of the demand for most manufacturing <br />businesses. Alternatives involve employee count - a highly variable standard. This <br />approach would likely result in future parking problems when a low- employee business <br />develops a property. This is one of the contributing causes of the problems now faced on <br />some sites in Ryan Industrial Park, along with the Automobile Service uses. <br />5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK. MINNESOTA 5541 6 <br />PHONE 612 -595 -9636 FAX 612 -595 -9837 E-MAIL NAC@WINTERNET.COM <br />Page 34 <br />