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Mermaid Staff Report September 3, 2008 Page 3 There also are other issues to keep in mind when determining whether the parking would be adequate for the new retail use. The Mermaid sets up a 4,200 square foot temporary tent for 180 days each spring through fall as additional banquet space. When the City approved the Interim Use Permit for the tent in March 2005, it was determined that the existing parking available on the site was adequate. This IUP was only approved for five years, which means that they will need to reapply for another IUP in March 2010. The consultant who did the parking study included the temporary tent (called the “courtyard”) into the parking requirements, whereas the City approved the IUP without requiring any additional parking. Another issue is that the Mermaid is currently leasing a number of their parking spaces near County Highway 10 to Metro Transit for a Park & Ride. The parking study does not address this as an existing use, so one could assume that the Mermaid will be discontinuing the leasing agreement if the city approves the subdivision and PUD Amendment. In 2000, when the PUD was approved for the hotel addition, the PUD Agreement stated that 808 parking stalls were required for the site. There are currently 760 stalls existing on the Mermaid site. The proposed 1.4 acre lot would remove 193 stalls from the Mermaid’s property, but the new retail construction would add 87 stalls back. This would equal a total of 654 parking stalls on both the Mermaid and new retail center property. The developer is proposing to share parking with the Mermaid, and is using 87 of the Mermaid’s remaining 567 stalls as shared parking in order to meet the retail center’s 174 parking stall requirement. The parking demands for this entire site, including the new development, will vary throughout each day. All of the uses on the site will not have their peak parking demands at the same time or even on the same day of the week. The Mermaid is currently 48 parking stalls short of what was required in 2000, and also has been able to lease unused daytime spaces for Park & Ride parking, and yet the owners state that the parking lot has still never been filled to anywhere near capacity. Amendment Process: An amendment to a Planned Unit Development is processed as an amendment to an approved Conditional Use Permit. That means that the City follows the procedural requirements of Section 1125 of the Zoning Code. Section 1125 requires that the Planning Commission and City Council review the request, taking into consideration any and all potential adverse effects of the proposed amendment. Relationship to Comprehensive Plan. Mounds View’s adopted Comprehensive Plan identifies the Mermaid property PUD site as a Regional Commercial PUD. The proposed accessory building as an addition to the existing office building would be consistent with the Comp Plan. The geographical area involved. The new parcel would be right at the corner of County Highway 10 and County Road H, with the Mermaid adjacent to the north and west. Neighborhood Impact. The neighborhood should not be impacted by adding a new retail building. This area of the city is not near any residential and there is a traffic signal at this intersection.