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Planning Commission i Planning Case No. 461-96: Mounds View Square October 8, 1996 Page 8 property or substantially increase the congestion of the public streets or increase the danger of fire or endanger the public safety or substantially diminish or impair property values. The existing shopping center contains 102,035 square feet and has 477 parking spaces, or a ratio of 4.67 parking spaces per 1000 square feet. The applicant has nine shopping centers, of which four are in the same size range as Mounds View Square. The average parking ratio for these four centers is 4.72 parking spaces per 1000 gross square feet regardless of use. The successful operation of these centers illustrates the fact that using a ratio of 4.5 spaces per 1000 square feet for retail space is an appropriate ratio and will not be detrimental to the purposes of the Zoning Code. Use of a ratio of 10 spaces per 1000 square feet is burdensome. The parking lot for Mounds View Square is of sufficient size, and the shopping center contains nighttime and daytime uses with offsetting parking demands that no overflow parking or adverse effect on adjacent properties is anticipated. The shopping center is separated from surrounding uses by streets. Staff Recommendation: Favorable to allowing a ratio of 4.5 spaces per 1000 square feet of net retail space in Mounds View Square, with space in storage, mechanical rooms, rest rooms and the enclosed mall excluded from parking calculations. Favorable to allowing a , ratio of 1 space per 80 feet of gross floor area in dinner house style restaurants. The parking ratio for fast food restaurants would remain at 1 space per 40 square feet in dining area and 1 space per 80 square feet in kitchen space. If these ratios were applied to the proposed square footage in Mounds View Square, the parking requirement would be: If calculated If assuming from scratch a base of 477 • retail 299 • dinner house restaurants 150 • fast food 124 • new retail 18 • new sq.ft. in dinner house restaurants 150 • reduction in fast food 188 • base 477 total 573 457 spaces to be provided 454 454 If parking requirements are calculated using 477 as a base, then the applicant is within three spaces of having sufficient parking for the new uses added if credit is given for the square footage • in restaurants being removed.