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Recommendation Staff is generally supportive of the request for a reduction in the required number of parking spaces on the site. As a result of how the property was developed, the existing conditions pose a challenge for repurposing the former furniture store building. The total amount of building floor area is not proportional to the size of the parking lot and there are very few uses that could occupy the building and provide the required number of parking spaces in the Zoning Code. Staff believes it is reasonable not to require the nine parking spaces required for the proposed warehousing use given that the space will be used for seasonal storage. The request for fewer parking stalls for the office use is also reasonable considering the small number of administrative staff that will be working in the building. Ultimately, the City Council will determine if the proposed number of stalls is adequate or if additional off-street parking is needed. If the Planning Commission recommends approval of this request, staff recommends the following five conditions: 1. The project shall be completed in accordance with the submitted plans as amended by the conditions of approval. Any significant changes to these plans, as determined by the City Planner, shall require review and approval by the Planning Commission and City Council. 2. Final building plans shall be subject to approval by the City Building Official and the Fire Marshal prior to the issuance of a building permit. 3. If the property owner applies for building permits to remodel the remaining unoccupied area of the existing building, the City reserves the right to evaluate parking on the site at that time. 4. If it is determined that the provided off-street parking is not sufficient, the property owner will be required to construct an adequate number of parking stalls on the site or to secure off-site parking stalls located within eight hundred (800) feet of the main entrance to the building. Any agreement for use of off-site parking will be documented with a legal instrument approved by the City Attorney. 5. The property shall not be used for warehousing and distribution uses beyond the proposed storage for off-season items for the Frattallone’s Hardware Inc. store operations. Options 1. Recommend Approval with Conditions: Motion to recommend approval of Planning Case 14-035 for a Site Plan Review at 1203 County Road E to reduce the number of required parking spaces for the proposed use of the property, based on the findings of fact and the submitted plans, as amended by the five (5) conditions in the January 7, 2015, Report to the Planning Commission. City of Arden Hills Planning Commission Meeting for January 7, 2015 P:\Planning\Planning Cases\2014\PC 14-035 - Site Plan Review - 1203 County Road E\Memos_14-035 Page 6 of 7