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The applicant also does not expect the storage use to have an impact on the parking needs for the site. The storage area in the building will be used for keeping winter materials in the summer months and lawn and garden equipment during the winter. Loading and unloading of materials will only occur seasonally with little or no freight traffic for the remaining part of the year. The City Code typically requires that the difference in the number of spaces provided and those required be shown on the site plan as “proof of parking” that can be constructed if the need for additional spaces arises. The proposed site plan does not include a proof of parking area. Since this property is already fully developed, the additional 34 required parking stalls could not be accommodated on the site unless a portion of the existing building were to be taken down. Findings of Fact The Planning Commission reviewed Planning Case 14-035 at their regular meeting on January 7, 2015. Draft minutes from the meeting are included in Attachment E. The Planning Commission offers the following findings of fact for consideration: 1. The property at 1203 County Road E is located in the B-2 General Business District. 2. The existing building on the property is a one story split-level with 23,155 square feet of space on the main level and an additional 18,661 square feet in the basement area. 3. The owner is proposing to renovate 12,770 square feet on the main floor for general office space and 8,746 square feet of space in the basement area for storage use. 4. The remaining 20,300 square feet of space in the building will remain unoccupied. 5. The proposal does not include any significant modifications to the exterior of the site. 6. The proposal includes restriping the existing parking area with a total of twenty-six (26) parking stalls that are in conformance with the City’s dimensional standards. 7. The proposed site plan adequately addresses the Zoning Code requirements for internal traffic and circulation. 8. Based on the proposed mix of office and warehousing uses in the building, sixty (60) parking stalls would be required. 9. The proposed site plan has a deficiency of thirty-four (34) parking stalls. 10. Under the Zoning Code, the number of spaces required for a specific use may be reduced by the City Council if the property owner provides documentation that a lesser number of spaces will actually be needed than normally required. The difference in the number of spaces provided and those required needs be shown on the site plan as “proof of parking” and shall be constructed if and when the need for such additional spaces arises. 11. The applicant has stated that thirteen (13) administrative staff would work at the site and future staffing would not exceed twenty-five (25). The applicant also does not expect the proposed accessory warehousing use to have an impact on the parking needs for the site. 12. The proposed site plan does not include any proof of parking spaces. 13. The property is already developed and the required additional thirty-four (34) parking stalls could not be accommodated on the site. City of Arden Hills City Council Meeting for January 26, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 3 of 5