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The PUD Amendment would reduce the overall number of parking stalls for the development from 455 to 440. This amount of parking equates to a ratio of 4.53 stalls per 1,000 square feet of retail space on site. According to the Institute of Traffic Engineers (ITE), a retail center of this size is recommended to have at least 4.5 stalls per 1,000 square feet in order to accommodate peak parking demand. Based on the shared parking on the site provided through the Reciprocal Easement Agreement, the design layout of the parking lot, and ITE recommendations, staff has concluded that 440 stalls should be adequate to accommodate the development. Parking demands on the site would be evaluated in greater detail once the property owner moves forward with Phase II and Phase III. C. Traffic and Circulation – Section 1325.06, Subdivision 3 The Zoning Code requires that all commercial buildings be accessible to and from nearby public streets. The proposed Lot 4 is an interior parcel with no frontage on a publicly dedicated street. However, this lot would be entitled to access and parking under an existing Reciprocal Easement Agreement for the development as a whole that was recorded with the County. No amendments or additions are required for access or parking for the five lots within the development. The site will have similar circulation patterns following the addition of the outdoor sales area. The applicant has provided a revised Site Circulation Plan that takes into account the proposed amendments to the master plan (Attachment C). 3. B-2 District Design Standards – Section 1325.05 Subd. 8 The standards in this section only apply to building or site elements being developed or altered. Staff evaluated the Site Plan for the proposed outdoor sales area based on these design standards. The standards require that fences blend into the landscape, be compatible with other materials used on the site, and be made of material that minimizes corrosion. Finished and treated wood, brick, stone, or wrought iron materials are encouraged. The six-foot tall portion of the sales area fencing would be wrought iron and the eight-foot tall segment would be a vinyl-coated chain link material. Photo examples of the wrought iron fence are included in Attachment A. Staff is recommending as a condition of approval that wrought iron materials be used for the fencing used around the entire perimeter of the sales area, including the south side. Section 1345 – Conditional Uses A Conditional Use Permit (CUP) was approved in Planning Case 97-009 to allow for an outdoor garden sales area. The outdoor sales area approved in Planning Case 97-009 measured approximately 50 feet by 70 feet, or 3,500 square feet in total area. The proposed expanded outdoor sales area would measure 150 feet by 56 feet for a total area of 8,400 square feet. Section 1345.03 of the Zoning Code states that any enlargement or intensification of a conditional use not specifically permitted by the permit shall require an amended permit and all City of Arden Hills Planning Commission Meeting for February 4, 2015 P:\Planning\Planning Cases\2015\PC 15-002 - Arden Plaza - Master PUD Amendment and Subdivision\Memos_15-002 Page 9 of 16