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5. Parking. - Decrease of 16 spaces from approved Site Plan / Paved surfacing and continuous . concrete perimeter curbing required around the parking lot / Parking setback proposed 10 feet less than standard (maintains existing setback). The proposed Special Use Permit Amendment would reduce the number of parking spaces on the site plan from the 40 spaces approved through SUP #70-36 to the 14 spaces proposed by the applicant. As previously stated, the Oddfellow's Lodge has experienced declining membership and has stated that they do not need more than 6 to 8 parking spaces. The amended site plan proposed by the applicant would also allow for proof of parking for 14 additional spaces, directly south of the amended parking lot, which could be built if necessary. Since the larger parking lot is no longer necessary due to decreased membership, staff would agree that the reduced parking area is beneficial in that it makes the lodge appear more consistent with the surrounding single-family residential properties. The standard Off Street Parking Requirements do not have a category which correlates well with this particular use (churches and other places of assembly require I space per every 3 seats, however Lodge members are likely to arrive in their own cars with perhaps a few people carpooling), staff would propose using the a standard of 1 to 1.5 spaces per every member or attendee. The resulting number of spaces for 8 members would be 8-l2 spaces. Since Edgewater is very narrow along the northern boundary of the property and on-street parking is definitely not an option, a condition of approval should be that if membership or . guest attendance increased to a point where 12 parking spaces were utilized on a recurring basis, then the Oddfellow's Lodge would be required to construct the matching parking area shown as "additional space for parking if ever needed" on the attached site plan. As stated in the Grading and Utilities section of this report, the parking lot (and future parking area, if and when constructed) should be graded so that the drainage would flow downhill to the existing culvert and drain through the culvert to the stormwater pond across Edgewater. Special care should be made so that the drainage will not impact any future development on Lots 1, 2, and 3 to the east ofthe parking lot. The entire parking lot should be improved with a paved surface (asphalt, concrete, paver blocks if approved by the City Engineer), should include continuous perimeter concrete curbing (currently the applicant has proposed concrete curb stops along the south edge of the parking lot) and shall require approval of the City Engineer. Typically parking setbacks are supposed to be twenty feet from a public street or right-of- way. When the streets were reconstructed in this neighborhood over the summer of2004, a 10-foot easement was purchased by the City of Arden Hills from the Oddfellow's Lodge to allow Edgewater Avenue to remain as straight as possible and in approximately the same location. The parking setback at the time the Special Use Permit was approved was 10 feet from the lot line at the closest point. The applicant has proposed that the revised parking area be approximately 20 feet from Edgewater Alley. This would likely mean that the setback \\Earth\Planning\Planning Cases\2005\05-03 Oddfellows Lodge SUP Amendment (PENDING)\02-02-05 PC Report 05-03.doc Page 4 of7 .