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or Conditional Use Permit process. The site is comprised of two lots, 3930 and 3928 Northwoods <br /> Drive, but it functions as one continuous development. The existing medical clinic and most of <br /> the parking stalls that serve the building are located on 3930 Northwoods Drive. A small portion <br /> of the parking area and a regional stormwater pond are located on the 3928 Northwoods Drive <br /> parcel. The proposed PUD would cover both lots. <br /> Plan Evaluation <br /> A full evaluation of the proposal was presented to the Planning Commission on May 3, 2017. <br /> The staff report to the Planning Commission on this case is included in Attachment E. The <br /> following section provides a summary of areas where flexibility is needed from the underlying <br /> City Code standards through the PUD process. <br /> Planting Islands <br /> At least ten percent of a parking area must be occupied by planting islands that are at least 150 <br /> square feet in size and have at least one tree. The site currently includes 3,358 square feet of <br /> planting islands. No additional planting islands are proposed for the expanded parking area. The <br /> total percentage of all parking areas covered by planting islands would be approximately four <br /> percent. The Landscape Plan includes additional perennial plantings for the existing islands. <br /> Off-Street Parking Spaces Required <br /> Parking requirements are determined by the specific type of land use proposed for a site. Medical <br /> clinics are required to provide 1 parking stall for each 200 square feet of gross floor area, and 1 <br /> parking stall for each doctor or other professional employee. Based on this ratio, Health Partners <br /> would need to provide 277 parking stalls. With the addition of the 41 new parking stalls, the site <br /> would have 193 stalls for a parking deficit of 84 stalls. <br /> Square Feet/ Required Parking <br /> Number of Employees Stalls <br /> Clinic Gross Square Footage 35,068 gross sq.ft. 175 stalls <br /> Doctors and Professional Staff 1 102 employees 1 102 stalls <br /> Total Parking Stalls Required 277 stalls <br /> Pro)osed Parlance Stalls 193 stalls <br /> Health Partners has requested a reduction in the required number of parking stalls based on the <br /> current usage patterns on the site and what is recommended for industry standards (see <br /> Attachment B). When the clinic was approved in 1990, the Zoning Code required 145 parking <br /> stalls for the 26,537 square foot building, or a ratio of approximately 5.5 stalls per 1,000 square <br /> feet. There are a total of 152 stalls on the site today. Health Partners completed an informal <br /> parking survey in November 2016 and found that on an average day the site is currently over <br /> City of Arden Hills <br /> City Council Meeting for May 22,2017 <br /> P:IPlanninglPlanning Cases 120171PC 17-011-3930 Northwoods Drive-Master and Final <br /> PUDIMemos Reports_17-011 <br /> Page 2 of 7 <br />