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Home My WebLink AboutPlanning Commission Resolution 485-96 . . . MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 485-96 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION APPROVING A VARIANCE REQUEST IN THE PARKING RATIOS APPLICABLE TO THE MOUNDS VIEW SQUARE SHOPPING CENTER AT 2535-2585 HIGHWAY 10; PLANNING CASE NO. 463-96. WHEREAS, Mounds View Square Assoc. LLP has applied for a variance in the parking ratios applicable to the Mounds View Square Shopping Center at 2535-2585 Highway 10, which property is described as follows: Part lying northeasterly of the centerline of State Trunk Highway 10 of NE 1/4 of N 1/4 (Su~;ect to Roads and Highways) in Section 7, Township 30, Range 23 WHEREAS, the Mounds View Square Shopping Center is located in the B-3 zoning district; and, WHEREAS, the site plan for the Mounds View Square Shopping Center was approved in 1989 which the provision of 503 parking spaces; and, WHEREAS, the property owner obtained approval of a variance in parking requirements to allow the use of26 parking spaces for construction of trash dumpster enclosures, which resulted in the reduction of parking on the site from 503 to 477 spaces; and, WHEREAS, the City has determined by previous decisions that the 477 parking spaces are sufficient to provide parking for the square footages and uses approved for the Mounds View Square Shopping Center; and, WHEREAS, the property owner is proposing to make the following changes in square footages and uses on the site at some time in the future: Use Retail: Storage: Dining: Kitchen: Mall/Maintcnancc/Rcstrooms Existing Square Footage. 62,005 16,645 8,050 6,060 9,275 Existing + Expansion Squarc Footage 66,005 (+4,000) 17,645 (+ 1,000) 11,290 (+3240 net) 7,320 (+1260 net) 9,275 Total 111,535 102,035 . . . Planning Commission Resolution No. 485-96 Novcmbcr 6, 1996 Pagc 2 WHEREAS, the change in the square footages results 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 Dinner House Stylc Restaurants Storagc, Etc 4.5 spaces per 1000 square feet 1 space pcr 80 square feet of dining or kitchen area no parking requiremcnt for areas in storage, maintenance, restrooms or the enclosed mall arca WHEREAS, the Planning Commission does hereby mak~ 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 thc propcrty which do not apply generally to othcr properties in the same zone or vicinity and rcsult from lot size or shape, topography or other circumstances ovcr which the O\\llcrs of the property since the cffective date hereof ha\'e 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 in the City's parking regulations (10 spaces per 1000 square feet). A parking demand 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. . Planning Commission Resolution No. 485-96 November 6, 1996 Pagc 3 e. That the variancc requested is the minimum variance which would alleviate the hardship. Economic conditions alone shall not be considered a hardship. The parking ratios for retail square footage in the Mounds View Zoning Code create an excessive requirement for shopping centers of this size. The City's parking ratio at one space per 100 feet is more than twice the ratio used in other nearby jurisdictions, and when applied to a shopping center of over 100,000 square feet, creates a burdensome requirement. The more typical requirement is 4.0 - 5.0 spaces per 1000 square feet. Allowing the use of 4.5 spaces per 1000 square feet for retail space is the minimum variance needed to address the hardship. The parking ratios for restaurants also create an excessive requirement for dinner house style restaurants, since these restaurants have a slower turnover of customers. The minimum adjustment needed in parking ratios for dinner house style restaurants is to require one parking space for each 80 square feet of gross floor area. b. The literal interpretation of the provisions of this Title would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Title. . d. That granting the variance requested will not confer on the applicant any special privilege that is denied by this Title to O\\'ners of other lands, structurcs or buildings in the same district. Owners of shopping centers similar in size to Mounds View Square and of dinner house style restaurants would face the same difficulty that the applicant is experiencing due to the higher-than-typical parking ratio for these uses in the Zoning Code. Using a ratio of 10 spaces per 1000 square feet for retail space, and 1 space per 40 square feet for dining space requires an excessive investment in parking which is especially acute with the shopping center of this size. f. The variance would not be materially detrimental to the purpose of this Title or to other property in thc same zone. g. The proposed variance will not impair an adequate supply of light and air to adjacent 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 propcrty 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 ofa ratio of 10 spaces per 1000 . . . Planning Commission Resolution No. 485-96 November 6, 1996 Page 4 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. WHEREAS, the Planning Commission does hereby find that the criteria for granting of a variance in this case have been met. NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission does hereby approve a variance in the parking ratios applicable to the Mounds View Square Shopping Center as follows: 1. The parking ratios applicable to the addition and deletion of square footage proposed by the applicant in Planning Case No. 461-96 and 463-96, and as shown in #2 below, shall be as follows: Retail Spacc Dinner House Style Restaurants Storage, Etc 4.5 spaccs pcr 1000 squarc fcct 1 space pcr 80 square feet of dining or kitchcn arca no parking rcquircment for areas in storage, maintenancc, rcstrooms or thc encloscd mall arca 2. The existing 477 parking spaces on the property are deemed adequate to serve the square footage and uses in place as of this date, which include the following: Use Rctail: Storagc: Dining: Kitchcn: Mall/Maintcnance/Restrooms Existing Square Footagc 62,005 16,645 8,050 6,060 9,275 Existing + Expansion Square Footage 66,005 (+4,000) 17,645 (+1 ,000) 11,290 (+3240 net) 7,320 (+1260 nct) 9,275 Total 102,035 111,535 . . . Planning Commission Resolution No. 485-96 November 6, 1996 Page 5 3. Prior to issuance of any building permits for changes in square footage at the Mounds View Square Shopping Center, other than interior remodeling, the property owner shall obtain approval for development review as provided in Section 1006.06 of the Mounds View Municipal Code. Adopted this 6th day of November, 1996. ATT~ST: ~~~ Jerry Peter n, C alrperson ~~ Pamela Sheldon Community Development Director