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ARDEN HILLS CITY COUNCIL WORK SESSION—NOVEMBER 18, 2013 5 Mayor Grant supported a commercial use on the corner of this property; however, it was his opinion that the proposed building was too large for the site. C. Planning Case 13-022 — Concept Review — Banquet, Catering and Retail Center (Carroll's Furniture Property) City Planner Streff explained Molly Behymer, owner of Creative Catering currently located in the Country Financial building, is requesting that the Council review a proposal for a Banquet, Catering and Retail Center at 1203 West County Road E at the former Carroll's Furniture property. The applicant is proposing to separate the building into three sections in order to accommodate the proposed uses. The upper level would be used for banquet and meeting room space. The lower level would be utilized for food production and catering services. The southern portion of the lower level would be constructed into retail bays and leased to third party tenants. Prior to purchasing the property, Ms. Behymer would like direction from the Council regarding the proposed use. City Planner Streff indicated the property was located within the B-2 Zoning District where banquet facilities and retail uses are permitted. Catering facilities are classified as "manufacturing and processing" and are only permitted as an accessory use. Under this classification the banquet facility would be the principal use and the catering activities would be an accessory use. Without a functioning banquet facility, the catering activities would have to cease as the Zoning Code does not allow accessory uses to operate as principle uses. City Planner Streff commented that staff had concerns regarding parking and access to the site. He noted the existing parking lot on the premises has a total of 35 parking spaces, which is not adequate for the proposed use. Of these 35 parking spaces, 17 spaces are likely to be removed if the City constructs a sidewalk in the existing easement. He reviewed the parking requirements as stated within City Code for restaurant and banquet uses. Based on the information provided to staff approximately 262 parking spaces would be required for the proposed use. The applicant is proposing to mitigate the parking deficiencies by securing shared parking agreements with surrounding property owners. Staff noted that the Zoning Code requires parking to be within 800 feet of the main entrance to the principal building. City Planner Streff reported that staff has discussed the sidewalk construction and easement along the southern side of the property, the possible driveway closure on the west side of the parking lot and the improvement of the shared driveway along the east side of the property line. The applicant stated that she was willing to work with the City to address these items. Councilmember Holden asked where additional parking would be gained for the proposed site. City Planner Streff stated that E Street Flats would be the preferred location. However, the applicant could have parking agreements with surrounding properties up to 800 feet to any side of the property. He noted Staples would be another option. Councilmember Holden stated she loved Creative Catering, but supported staff s recommendation; noting there would be parking issues at the proposed site.