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<br /> <br />Page 4 of 7 <br />discontinue the utilization of several loading docks and convert the existing pavement to parking <br />spaces. The lot striping would result in the addition of 36 parking spaces to be installed upon <br />approval. The site plan also identifies an area as proof of parking as a placeholder for future <br />installation of 20 parking spaces. The proof of parking area is conceptual in the event additional <br />parking is required to meet their tenant demands. <br /> <br />As noted above, city records have documented that the former use of the building was no more <br />than 10% office and 90% warehouse use. The table below illustrates the number of off-street <br />parking spaces that would be required based on that ratio under current city code requirements. <br /> <br />Land Use <br />Parking <br />Requirement <br />Required <br />Number of <br />Stalls by Use <br />Total Stalls <br />Required at <br />10%/90% <br />Number of <br />Existing <br />Stalls <br />Current <br />Parking <br />Deficiency <br />Business & <br />Professional <br />Office @ 10% or <br />11,356 sq. ft. <br />1 for each 250 sq. ft. <br />of floor area <br />45.4 stalls <br />147.6 stalls 108 stalls -39.6 stalls Other Business <br />and Industry at <br />90% warehouse <br />or 102,209 sq. ft. <br />1 for each 1,000 sq. <br />ft. of floor area <br />102.2 stalls <br /> <br />As a nonconforming site, this ratio is an important factor when evaluating a future land use <br />because any intensification of use or shift in floor area between land uses has the likelihood of <br />increasing the deficiency of off-street parking for this site. The Applicant is proposing parking <br />lot improvements that would bring the property closer to conformance with current code <br />requirements for the number of spaces required. Additionally in review of the proposed parking, <br />city code requires individual parking spaces to be at least nine (9) feet in width and eighteen (18) <br />feet in length. The proposed parking spaces comply at nine (9) feet in width by twenty (20) feet <br />in length. <br /> <br />As part of this submittal, the Applicant did provide a parking study that was conducted from a <br />Saltbox location in Texas. This location has 126 office and warehouse suites with a maximum <br />tenant occupancy of 186 members. Saltbox has indicated that occupancy is monitored through <br />the issuances of access passes. Their Texas site has a total of 85 parking spaces. Saltbox has <br />provided a chart to show peak parking usage over a seven (7) day work week (Attachment D). <br />The Applicant states that “at the peak parking periods only 22% of the parking spaces were <br />utilized by small business tenants”. <br /> <br />In comparison, the Arden Hills location would be for 214 office and warehouse suites with an <br />estimated maximum occupancy of 398 members and 15 Saltbox employees. They anticipate a <br />peak parking demand of 91 spaces (i.e. 22% utilization) and feel this site would be sufficient to <br />meet their needs. During the concept review, Saltbox representatives indicated that their <br />facilities operate between 60% to full capacity. The feedback of the City Council during the <br />concept review was generally supportive of the Saltbox proposal. The Applicant identified a <br />willingness to install the additional parking as a preemptive measure based on tenant occupancy