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footcandle measurement of more than 1.0 on adjacent public streets. The Photometric Plan shows the highest footcandle readings along the Interstate 694 right-of-way line would be 0.6. E. Screening— Section 1325.05 Subd. 4—Meets Requirements All parking, loading service, utility, and outdoor storage areas are required to be screened and buffered from all public streets and adjacent differing land uses. Mechanical, trash, utility, and storage areas are currently located on the east end of the existing building and would be utilized by the expanded facilities. Existing and new tree plantings on the north side of the site would provide screening of the expanded parking area. F. Requirements for Parking, Loading, and Circulation—Section 1325.06 Location—Meets Requirements The City Code requires that off-street parking spaces be located at a minimum 20 feet from the right-of-way of any public street. At its closest point, the expanded parking area on the north side of the building would be approximately 20 feet from the Interstate 694 right-of-way line. Off-Street Parking Spaces Required—Flexibility Requested Parking requirements are determined by the specific type of land use proposed for a site. Medical clinics are required to provide 1 parking stall for each 200 square feet of gross floor area, and I parking stall for each doctor or other professional employee. Based on this ratio, Health Partners would need to provide 277 parking stalls. With the addition of the 41 new parking stalls, the site would have 193 stalls for a parking deficit of 84 stalls. Square Feet/ Required Parking Number of Employees Stalls Clinic Gross Square Footage 35,068 gross sq.ft. 175 stalls Doctors and Professional Staff 1 102 employees 1 102 stalls Total Parking Stalls Required 277 stalls Proposed Parking Stalls 193 stalls The applicant has provided a memo explaining why the proposed parking will be adequate for the site (Attachment B). When the clinic was approved in 1990, the Zoning Code required 145 parking stalls for the 26,537 square foot building, or a ratio of approximately 5.5 stalls per 1,000 square feet. There are a total of 152 stalls on the site today. Health Partners completed an informal parking survey in November 2016 and found that on an average day the site is currently over parked by 34 stalls. Health Partners has requested a reduction in the required number of parking stalls based on the current usage patterns on the site and what is recommended for industry standards. Staff is City of Arden Hills Planning Commission Meeting for May 3,2017 P:WlanninglPlanning Cases 1201 71PC 17-011-3930 Northwoods Drive-Master and Final PUDIMemos Reports 17-011 Page 6 of 11