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ARDEN HILLS CITY COUNCIL—JULY 8, 2013 5 would be oriented to the west towards what will become a larger retail center in Phase I1 and Phase III. As part of Phase I, the applicant is proposing to remove the three access driveways on the Blue Fox property. The Phase I building would share the driveways currently providing access to 3771 Lexington Avenue and 1120 Red Fox Road. Community Development Intern Bachler stated that Phase II of the Master PUD development h existing building at 1120 Red Fox Road. The building would would include a remodeling of the e g g g g be reoriented to face east towards the Phase I building. Additional parking would be constructed for this phase as well. The building is currently used as office and light manufacturing space and the applicant intends to repurpose the building for retail uses. For Phase I1I, the existing building at 3771 Lexington Avenue would be demolished and three new buildings would be constructed on the lot. Two of these buildings would be two-stories with retail uses on the main floor and office uses above. The third building would be single-story with all retail tenants. During Phase III, the applicant has proposed removing the existing driveway access at 3771 Lexington Avenue and adding a new curb cut entrance at the southern end of this property directly across from the Target southern drive access. Ramsey County would condition this new access on the installation of necessary traffic control at the intersection. Community Development Intern Bachler explained that the applicant is also requesting Preliminary Plat approval for the site. Currently, the area that would comprise Phase I of the development is divided between two separate parcels: 3833 and 3831 Lexington Avenue. The site is being replatted in order to combine these two parcels.No subdivisions are taking place. Community Development Intern Bachler stated that the applicant has requested a 20 foot front property line setback for the Phase I building and for one of the buildings proposed for Phase III of the development. Staff is favorable to this request given the unusually large County right of way on Lexington Avenue, which measures approximately 55 feet in width from the Lexington Avenue curb to the property line. The accessory structure proposed in Phase I would be situated approximately three feet from the front and side property line. This structure will extend out from a proposed retaining wall that will run along eastern and northern sides of the northeast corner of the property. Staff is favorable to this proposal because the structure will be entirely screened from view behind the retaining wall. The other four proposed buildings all meet the minimum setback requirements. Community Development Intern Bachler reviewed the special regulations for drive-up windows in the B3 District along with the landscaping and tree preservation plan. It was noted that 14 trees were required along the Red Fox Road and Lexington Avenue right of way. He noted that 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 eight 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. 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