1996 Planning Commission Packets

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Pianning Commisszon Planning Case No. 461-96: Mounds View Square - October S, 1996 Page 6 _. _ � _ _. _ . .;_.— __ _. _ , 3 . . . . . . . ....� s�;;., '`�� 4.0 and 5.0 spaces per 100� square feet; and for stora.ge space 1.0 spaces per 1000 squar� } fr� �' �.. fee�. lZestaurants are between 80-100 square feet for dinner house style restaurants. '� Staff conducted a survey of' some suburban communities in the Twin City area. These included : Crystal, Roseville, Mendota Heighfs, Maplewood, Woodbury and Coon Rapids. Typical ratios for retail space are 4, 5 to 5.0 per 1000. No one has ratios as high as 10 to I000 as does Mounds View. The one city using a square footage ratio for restaurants, Crystal, uses one space per b0 square feet without dividing between kitchen and dinin�. The chart above shows how the parking requirement wouid change if these ratios were applied to Mounds �liew Square. The number of parking spaces required would be range between 573 and 5�1, depending on whether the ratios are applied to all ofihe square footage or on[y to the new square %otage. The appiicant is proposing 454 spaces. The applicant has applied for a variance in the schedule of of� street parking requirements which would be appiied to this shopping center, and for a conditional use permit to allow the jaint use of parking facilities and driveways as is aIlowed by Section 1121.1� of the Zonin� Code. The remainder of this report anaiyzes these two requests to determine if adequate parking is availabie to aliow the additional square footage requested by the >:� applicant. i�caa�zat�ce in Parkin� Ratios (Planning Case 1lTo. 463-96) The criteria for granting of variances are stated in Section 1125.02 Subd. 2 and noted below along with sta.ff comments. a. Exceptional or extraoedinary circumstances apply to the property which do not apply generaily to other properties in the same zone or vicinity and result from lot size of shape, topography or other circumstar►ces over which the owners of'the propecty since the effective date hereof have had no controi. c. That the special conditions or circumstances do not result from the actions of the appiicant. Mounds View Square is the largest shopping center in Mounds View, and it is in this shopping center that the efFec� of a higher-than-typical parking raiio, established by the City, has its greatest effect. The shopping center has been operating successfully at a much lower ratio (4.b7 spaces per 1Q00 gross squar� feet) than is required far retai� space in the City's parking regulations (10 spaces per 1000 square feet). A parlcing demand study completed in 1989 by Benshoof and Associates ceported that the Urban Land Tnstitute performed inWdepth research on a combined totai of approximately 1 i0 shopping centers. (This study is a part of tl�e file on the rezor�ing for Hardee's Restaurant.) This `''� research showed that a parking ratio of 4.0 spaces per 1000 square feet is adequate for all