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The Applicant intends to replace the 107 caliper inches required based on the total inches removed and the rate of replacement. Since the Planning Commission review, the Applicant has updated the proposed landscaping plans to plant 108.5 caliper inches on site. The City Code requires a minimum of one (1) tree be provided along the right-of-way of every 40 feet of public street frontage. The proposed development would be required to plant three (3) trees along the Lexington Avenue right-of-way which the Applicant has satisfied in their landscaping plan. Also under Section 1325.04, Subd, 2, the City has depth requirements as measured from the property line for landscaping on lots used for drive-thru which have been met. A landscape plan is included as Attachment D. Per the Applicant's updated narrative, the plan includes revised calculations for planting islands and tree caliper inches to be planted on site. F. Snow Storage Adequate area should be designed for snow storage such that clear visibility shall be afforded from the property to any public street. The Applicant has identified in their narrative and on a separate plan that snow storage (Attachment K) would be located on the south side of the property and provides for 4,000 square feet of snow storage. If the snow accumulation exceeds capacity available for on -site storage, the Applicant intends to have snow hauled off -site with a snow removal vendor. G. Parking Setbacks — Meets Requirements The City Code requires off-street parking spaces to be located a minimum of 20 feet from the right-of-way of any public street and 5 feet from a side or rear property line. The Applicant has a 20 foot setback from the ROW along Lexington Avenue and a 12.5 foot setback from the rear property line. Similar to the current off-street parking configuration, on the north side of the property there is no buffer or green space between the Subject Property and the adjacent parcel. This is due to a Reciprocal Easement Agreement that allows for cross access and parking between the two properties. The Applicant's site plan has the four (4) employee parking stalls abutting the north property line which is part of the agreement for cross access parking. The remaining 17 customer parking/vacuum stalls will be 25 feet from the north property line. H. Number of Parking Stalls — Planning Commission Recommendation Per City Code 1325.06, there are general categories that determine the number of parking spaces that would need to be provided, but a car wash as a principal use is not specifically identified. Therefore, the following provision would apply based on the proposed use: • Uses Not Specifically Noted — As Determined by the City Council after recommendation by Planning Commission (below is a similar land use category for reference) o Service Station — 3 for each enclosed bay and 1 for each employee The proposed plan would consist of a one-story car wash tunnel building of approximately 5,400 square foot exterior drive -through car wash. The Applicant is proposing 17 vacuum parking stalls in addition to four (4) employee parking stalls and one (1) maintenance vehicle parking spot. From the concept review comments, the Applicant has reduced one (1) of the vacuum stalls and added two (2) parking stalls to their site plan. The Applicant states that there is a Reciprocal Easement Agreement with the property at 3737 Lexington Avenue North that allows the Subject Property to access and park up to 19 vehicles. Their narrative states that customers utilize the vacuum stalls to park and vacuum their vehicles before or after a wash. With no retail sales or an interior wash option, customers have little need to enter the building and the turnover of the vacuum stalls is expected to be frequent. At the January 3, 2024 meeting, the Planning Commission added Condition 21 to the recommended conditions for approval, stating "the Applicant shall provide a diagram of the 19 parking spaces provided for the site through the Page 9 of 16