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City of Arden Hills Planning Commission Meeting for August 5, 2015 P:\Planning\Planning Cases\2015\PC 15-016 - Arden Plaza - Final PUD Phase III\Memos_Reports_15-016 Page 10 of 16 Section 1325.055 – Tree Preservation A Tree Preservation Plan was included in the Master PUD approved in Planning Case 09-011. All requirements of the tree preservation ordinance were met by this proposal. The Tree Preservation Plan includes the removal of three trees on the north side of the Lexington Avenue entrance drive, which will be completed as part of the Phase III development. The trees will be replaced by six Greenspire Linden trees consistent with the Master Landscape Plan. Section 1325.06 – Requirements for Parking, Loading and Circulation Parking requirements are determined by the type of land use proposed for a site. For restaurant uses, one parking space is required for every two seats. The Tavern Restaurant would include 256 permanent indoor seats, along with approximately 106 seasonal outdoor patio seats. The Zoning Code does not distinguish between permanent indoor and seasonal outdoor seating for restaurant uses. Based on the required ratio, 181 parking stalls would need to be provided. Staff believes it would be appropriate to consider a lower parking requirement for the outdoor seating considering this will only be a seasonal use. The development proposal includes the construction of ten parking stalls on the lot, as shown in the Master PUD. However, an existing Reciprocal Easement Agreement that covers the separate lots within the retail center provides for shared parking across the entire site. With the completion of Phase III and the additional Arden Plaza parking lot improvements, there would be a total of 405 parking stalls in the retail center that could be used by Tavern Restaurant customers. The majority of these stalls would be within 400 feet of the entrance to the restaurant. At the time of full build-out, the PUD will include 440 parking stalls overall. In the project narrative, the applicant discusses how shopping centers typically rely on a ratio of 4.0 stalls per 1,000 square feet of gross leasable area to determine parking needs. This is supported by a study completed by the National Parking Association and the Urban Land Institute, titled Dimensions of Parking, which recommends 4.0 – 4.5 stalls per 1,000 square feet of building space in shopping centers with total square footage of less than 600,000. According to the Parking Generation study completed by the Institute of Traffic Engineers (4th Edition), the average peak parking demand for shopping centers ranges from 2.04 to 2.94 vehicles per 1,000 square feet of gross building area, depending on the day of the week. At the 85th percentile, the study showed demands ranging from 2.39 to 3.90 vehicles per 1,000 square feet of building area. The 405 parking stalls that would be provided by the completion of Phase III equates to a ratio of 4.96 stalls per 1,000 square feet of gross building square footage. Based on the shared parking provided through the Reciprocal Easement Agreement, the design layout of the parking lot, and the studies discussed above, staff believes that 405 parking stalls will be adequate to accommodate demand following the completion of Phase III. Going forward, staff would recommend that the City evaluate future parking needs for the Arden Plaza retail center based on the ratio recommended in the Dimensions of Parking study of 4.0 – 4.5 stalls per