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Without a functioning banquet facility the catering activities would have to ceaseas the Zoning Code does not allow accessory uses to operate as principle uses. Staff has concerns regarding parking and access to the site.The existing parking lot on the premises hasa 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 (see attachment D). Under the Zoning Code,restaurant usesrequire one (1) parking space for every two seats, retail uses require one (1) parking space for each 150 square feet of gross retail floor space and catering uses require one (1) space for each employee on a major shift plus one (1)additional spacefor each vehicle used in connection with the business or one (1) space for each 1,000 square feet of floor area. Based on the information provided to staff approximatelyof 262 parking spaces would be requiredfor the proposed use.The applicant is proposingto mitigate the parking deficiencies by securing shared parkingagreementson adjacent sites and on other property located in the area. Staff would like to note that the Zoning Code requires parking to be within 800 feet of the main entrance to the principal building if a parking agreement is developed. City staff has discussed the sidewalk constructionand easementalong the southern side of the property, the possible driveway closure on the west side of the parking lot and the improvement of the shared drivewayalong the east property line. The applicant has indicated her willingness to work with the Cityto address these items. In the narrative Ms. Behymerhas stated her intent to update the buildings appearance and curb appeal along with updating signage, windows, and lighting. Planning Commission & City Council Review Staff has determined that at a minimum a site plan review would be required to address the increase in parking demand and a variance required in order to waive the requirement for outdoor seating in the B-2 District. If the applicant decides to pursue a banquet, catering and retail center at 1203 County Road E additional review would be required by the Planning Commission and the City Council. Attachments A.Narrative B.County Road E Map C.Aerial Site Map D.Easement City of Arden Hills City Council Work Session for November 18, 2013 P:\Planning\Planning Cases\2013\PC 13-022 -Carrolls Concept Review (Banquet_Catering Space)\Memos_Reports_13-022 22 Page of