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. Planning Commission Resolution No. 485-96 November 6, 1996 Page 2 WHEREAS, the change in the square footages result from the removal of the Hardee's and Bridgeman's Restaurants (4,800 sq.ft. in dining and 2,700 sq.ft. in kitchen) and the addition of two larger dinner house style restaurants, and the addition of 4,000 square feet of retail space and 1,000 square feet of storage space in the main retail building; and, WHEREAS, the Mounds View Planning Commission has reviewed the request of Mounds View Square Assoc. LLP to allow a variance in the parking ratios applicable to the Mounds View Square Shopping Center, as follows: Retail Space 4.5 spaces per 1000 square feet Dinner House Style Restaurants 1 space per 80 square feet of dining or kitchen area Storage,Etc no parking requirement for areas in storage,maintenance, restrooms or the enclosed mall area WHEREAS, the Planning Commission does hereby make the following findings of fact regarding the requirements for granting of variances as set forth in Section 1125.02 Subd. 2 of the Mounds View Zoning Code: • a. Exceptional or extraordinary circumstances apply to the property which do not apply generally to other properties in the same zone or vicinity and result from lot size of shape, topography or other circumstances over which the owners of the property since the effective date hereof have had no control. c. That the special conditions or circumstances do not result from the actions of the applicant. Mounds View Square is the largest shopping center in Mounds View, and it is in this shopping center that the effect of a higher-than-typical parking ratio, established by the City, has its greatest effect. The shopping center has been operating successfully at a much lower ratio (4.67 spaces per 1000 gross square feet)than is required for retail space '. . - •. ' S. '. • J '. . 1 .. - .- 111 . _ .. '. . .- ... .g study completed in 1989 by Benshoof and Associates reported that the Urban Land Institute performed in-depth research on a combined total of approximately 170 shopping centers. (This study is a part of the file on the rezoning for Hardee's Restaurant.) This research showed that a parking ratio of 4.0 spaces per 1000 square feet is adequate for all but the busiest 19 hours of the year. The applicant has not caused the multiplier effect of a higher-than-typical parking ratio on the size of his shopping center. The development of dinner house style restaurants is not anticipated by the parking regulations which require one parking space for every 40 square feet of dining area and one parking space for every 80 square feet of kitchen. Typical ratios for dinner house • restaurants are one space for every 80 square feet of gross square footage, to recognize the slower turnover of customers.