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B. Setbacks A zero-foot setback is proposed along the side lot line of Lot 2, Arden Plaza 2nd Addition and Lot 3, Arden Plaza 2nd Addition since the subdivision includes a property line through the existing retail building. The Zoning Code allows for exceptions from side setback requirements provided that a proper demising wall is used and if the adjacent buildings are constructed as an integral unit. The City Building Official has been working with the property owner on the details of the demising wall. Building permits will be required prior to any construction on the site. C. Landscaping A Landscaping Plan for the entire development was approved in Planning Case 09-011. For each phase of the Master PUD, the property owner will be required to install the improvements shown on the Landscaping Plan. The plan includes the installation of parking lot islands within the main parking area, which has not yet been completed. The Planning Commission recommended as a condition of approval that the property owner be required to complete these parking lot landscaping improvements prior to the issuance of a Certificate of Occupancy for either Building #2 (Phase II) or Building #4 (Phase III). The proposed amendment would not modify the Landscaping Plan other than a reduction in the parking lot islands. The Zoning Code requires that ten percent of a parking area be occupied by planting islands that include one tree and are a minimum of 150 square feet in size. Three planting islands have been removed on the south end of the site adjacent to the outdoor seasonal sales area approved in Planning Case 97-009. This has resulted in a reduction in the planting island area from 10.5 percent to 9.5 percent. D. Parking Since tenants for the future development phases have yet to be determined it is difficult to calculate the number of required parking spaces for the retail center based on the Zoning Code regulations. The Master PUD assumes that a retail tenant would occupy the 20,136 square foot Building #4 on Lot 1, Arden Plaza 2nd Addition and that a restaurant use would be located in the 6,000 square foot Building #2 on Lot 2, Arden Plaza. For the purpose of this evaluation, staff assumed that all buildings would have the same percentage of gross retail sales floor area as the Walgreens Pharmacy at 80 percent. Based on this, the total number of parking stalls required for the site would be 497 spaces. This calculation does not take into account the shared parking agreement that allows users to park anywhere on the site and walk to their destination. The current Master Plan for the site, as amended in Planning Case 11-016, includes 439 stalls. The proposed PUD Amendment would modify the parking area slightly for a total of 440 stalls. The Master Site Plan shows 15 parking stalls being removed from the southern end of the retail center to more accurately account for the approved outdoor seasonal sales area footprint. An City of Arden Hills City Council Meeting for March 30, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 5 of 9