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Page 4 of 7 3. General Regulations, Off-Street Parking Requirements – Section 1325.06 For the Site Plan Review, the Applicant will not be modifying the existing parking lot size or pavement location. The Applicant is proposing new striping that would be completed within the boundaries of the existing parking lot. Under the new site plan, the Applicant is proposing to discontinue the utilization of several loading docks and convert the existing pavement to parking spaces. The lot striping would result in the addition of 36 parking spaces to be installed upon approval. The site plan also identifies an area as proof of parking as a placeholder for future installation of 20 parking spaces. The proof of parking area is conceptual in the event additional parking is required to meet their tenant demands. As noted above, city records have documented that the former use of the building was no more than 10% office and 90% warehouse use. The table below illustrates the number of off-street parking spaces that would be required based on that ratio under current city code requirements. Land Use Parking Requirement Required Number of Spaces by Use Total Spaces Required at 10%/90% Number of Existing Spaces Current Parking Deficiency Business & Professional Office @ 10% or 11,356 sq. ft. 1 for each 250 sq. ft. of floor area 45.4 spaces 147.6 spaces 108 spaces -39.6 spaces Other Business and Industry at 90% warehouse or 102,209 sq. ft. 1 for each 1,000 sq. ft. of floor area 102.2 spaces As a nonconforming site, this ratio is an important factor when evaluating a future land use because any intensification of use or shift in floor area between land uses has the likelihood of increasing the deficiency of off-street parking for this site. The Applicant is proposing parking lot improvements that would bring the property closer to conformance with current code requirements for the number of spaces required. Additionally in review of the proposed parking, city code requires individual parking spaces to be at least nine (9) feet in width and eighteen (18) feet in length. The proposed parking spaces comply at nine (9) feet in width by twenty (20) feet in length. As part of this submittal, the Applicant did provide a parking study that was conducted from a Saltbox location in Texas. This location has 126 office and warehouse suites with a maximum tenant occupancy of 186 members. Saltbox has indicated that occupancy is monitored through the issuances of access passes. Their Texas site has a total of 85 parking spaces. Saltbox has provided a chart to show peak parking usage over a seven (7) day work week (Attachment E). The Applicant states that “at the peak parking periods only 22% of the parking spaces were utilized by small business tenants”. In comparison, the Arden Hills location would be for 214 office and warehouse suites with an estimated maximum occupancy of 398 members and 15 Saltbox employees. They anticipate a peak parking demand of 91 spaces (i.e. 22% utilization) and feel this site would be sufficient to meet their needs. During the concept review, Saltbox representatives indicated that their facilities operate between 60% to full capacity. At the Arden Hills site, they intend to continue