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ARDEN HILLS PLANNING COMMISSION JUNE 19, 2013 7 Tree Selection Meets Requirements The proposed Linden, Crabapple, and Birch trees are appropriate for urbanized locations and should grow well in their proposed locations. D. Lighting Section 1325.05 Subd. 3 Meets Requirements The Phase I lighting plan meets the requirements outlined in Section 1325.05 Subd. 3. Light poles located around the parking area perimeter and exterior building light will be used to illuminate the site. All proposed lighting fixtures will be adequately hooded to direct light to the intended area. The submitted photometric plan does not show any meter readings outside of the site property lines that exceed Code requirements. The applicant has proposed including exterior light fixtures on all four sides of the building. These lights would be placed above each entryway and along the building facades between the individual bays. The developer is working with an electrical engineer to come up with final schematics for the lighting, but they will match the overall design of the building and be decorative and consistent in style. E. Parking Section 1325.06 Location Flexibility Requested The City Code requires that off-street parking spaces be located at a minimum 20 feet from the right of way of any public street. The row of parking spaces on the northern end of the Phase I development are within approximately 8 feet of the Red Fox Road right of way. Staff is favorable to this proposal because the parking area will be adequately screened by tree plantings and a retaining wall. Off-Street Parking Spaces Required Flexibility Requested Parking requirements are determined by the specific types of land uses proposed for a site. The Lexington Station Master Plan includes retail, restaurant, and office uses. The number of parking spaces required is based on gross sales floor space for retail uses, gross floor area for office uses, and seating capacity for restaurant uses. In this case, the exact parking requirements are unclear because the final list of tenants has yet to be determined. Different tenants may require different floor layouts that would impact the amount of gross retail floor area or the number of restaurant seats, thus impacting the number of required parking stalls. For the purpose of this application, Staff calculated the gross retail sales space of the development assuming 20 percent of total retail square footage would be used for non-sales purposes. This same percentage was used by Staff previously in Planning Case #09-011 when determining the parking requirements for retail uses in the Arden Plaza Planned Unit Development. An additional assumption was made that the two proposed restaurant tenants in the Phase I building would have a total seating capacity of 90. The following table outlines the parking requirement numbers for the development. The employee parking proposed for Phase I would be located off site on the adjacent properties. As a condition of approval, an agreement that provides shared parking between the three properties, as well as shared ingress, egress, and maintenance of these areas, will be required.