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City of Arden Hills Planning Commission Meeting for November 8, 2017 P:\Planning\Planning Cases\2017\PC 17-024 - PUD Amendment - Arden Square - 1160 County Road E\Memos_Reports_17-024 Page 5 of 9 Location – Meets Requirements Off-street parking stalls must be located a minimum of 20 feet from the public right-of-way line and 5 feet from any side or rear property line. All setback requirements are currently met and the parking lot would not be expanded. Off-Street Parking Spaces Required – Flexibility Requested The number of parking stalls required is determined based on proposed land use. American Red Cross is classified as a medical clinic, which requires one stall per 200 square feet of floor area plus one stall per employee. American Red Cross occupies 5,000 square feet and has 10 employees, and therefore 35 parking stalls are required for this use. Fast food restaurants are required to provide one parking stall for every two seats. The applicant expects to have up to 44 seats for tenant, which would require 22 parking stalls. Between the two uses, 57 parking stalls are required and 59 stalls are provided. Fast food restaurants with a drive-up window are also required to provide 15 stacking spaces for each pickup window. The site plan indicates 7 stacking spaces would be provided for the drive- up window. Dunn Brothers has noted in the application that a minimum of 5 stacking spaces are needed for efficient vehicle flow through a drive-thru. Staff researched what other communities in the surrounding area require for stacking spaces for fast food restaurants: • Shoreview: minimum of 6 stacking spaces • New Brighton: minimum of 4 stacking spaces • White Bear Lake: minimum of 3 stacking spaces • Roseville: no minimum stacking space requirement • Blaine: no minimum stacking space requirement • Lino Lakes: no minimum stacking space requirement Staff is comfortable with granting flexibility for the number of stacking spaces considering the design is sufficient for the business and Arden Square is retrofitting an existing building and site rather than completing new construction. The City Engineer and Lake Johanna Fire Marshall reviewed the Site Plan and do not have concerns about the layout. Traffic and Circulation – Meets Requirements Staff reviewed the configuration of the parking aisles on the north side of the building and does not have concerns with the design. The Site Plan indicates both one-way drive aisles would be 17 feet in width. Vehicles using the drive-up window on the west side of the building can exist at the southwest corner onto the adjacent Arden Plaza property, or circulate using the one-way drive aisle around the south and east side of the building. Arden Square has an existing agreement with Arden Plaza that allows for access onto their property. As a condition of approval for Planning Case 16-003, Arden Square was required to maintain a 20-foot drive aisle on the west side of the building if a future tenant in the building used the