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2 <br />20,136 SF building. This is based on 16,109 retail floor space(80% of total, which excludes storage, <br />bathrooms, and similar space) at 1 space per 150 sf. Restaurant parking is calculated to be around 128 <br />spaces, based on 1 space per 2 seats for the permanent seating, which is a difference of 21 spaces. <br />Code does not address seasonal outdoor seating as part of the requirements, and believe that recent <br />restaurant developments in the City of Arden Hills has not included these within their parking <br />requirements. Industry thoughts are that seasonal outdoor seating does not necessary translate to <br />increased customers, but generally helps reduce wait times for the customer. <br />The goal of a Planned Unit Development and related shared parking(through the Reciprocal Easement <br />Agreement) is to help navigate some flexibility for the mixed tenant use, so as not to focus on specific <br />individual code requirements, but to look at the development as a whole and what is needed. In this <br />case we have noted a few things to consider involving parking. <br />First, the individual parking ratio requirements for each use seems to be a little high compared to <br />neighboring communities. Reviewing adjacent Roseville and Shoreview, there seems to be some <br />notable differences. <br />·Roseville: Retail=1/325 gross sales floor, General Merchandiser=1/500 gross sales floor, <br />Restaurant= 1/3 seats. Some districts allowing 20% general parking reduction and also offer <br />some different transit reductions. <br />·Shoreview: Retail=1/181 gross sales floor, Restaurant=1/3 seats. Noted that Target has reduced <br />its parking to below 4.2/1000sf to allow for a new pad development along Lexington Avenue. <br />·Crystal: Shopping Center = 1/300 to 1/250 gross floor area for multi-tenant shopping centers of <br />10,000sf or greater. <br />Second, shopping centers across the country have identified that the actual need for parking is typically <br />less than city requirements. It is not uncommon, for shopping centers to focus on a good tenant mix of <br />users with varying peak times throughout the day, often times identifying parking ratios closer to <br />4.0/1000 or below, as supported by ITE-Parking Generation, 4 th Addition for Shopping Centers(not in <br />December). Target stores are going through this same parking reduction, to allow for additional pad <br />developments, which has dropped their parking ratio significantly(Shoreview=4.14/1000, West St. <br />Paul=3.72/1000). <br />In summary, the Arden Plaza shopping center owners feel that their center is over parked and have <br />requested less parking required to better suit their specific needs, thus the parking difference is viewed <br />as not as an issue. <br />Existing Conditions and Removals <br />The property has completed the Phase 1 construction improvements in 2012, and has updated the <br />current existing conditions from the past as-built surveys, along with new 2014 survey data of the <br />existing retail area and Frattallone hardware store demising wall. Generally the new improvements will <br />remove the old wood retaining wall, existing parking lot, Lexington Avenue public sidewalk, storm <br />sewer, and existing trees. <br />Site Plan <br />Similar to the PUD, the proposed parking remains at 10 spaces, including 3 handicap, along the west side <br />of the property. The building is smaller but located in a similar location, with the service area relocated