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feet of gross retail floor area and one stall for every two seats within a restaurant. Since the user for Building 1 (Walgreen's) has already been identified it is possible to calculate the required number of stalls for this lot. However, the tenants for the other buildings have yet to be determined. Different tenants may require different floor layouts that would impact the amount of gross retail floor area or the number of seats, thus impacting the number of required stalls. For the purpose of this application, the Staff determined that a conservative calculation would be to assume that all of the retail space would have the same percentage of gross retail space as the Walgreen's which is 80 percent. An additional assumption was made that all of Building 2 and half of Building 3 would be a restaurant use. Based on these assumptions the number of parking stalls required of all the buildings would be 574 spaces. This calculation does not take into account the shared parking agreements that will allow users to park anywhere on the site and walk to their desired location. The applicant proposes to provide 455 parking stalls, or 4.85 stalls per 1,000 square feet of retail on the site. According to the Institute of Traffic Engineers (ITE), a retail center of this size is recommended to have at least 4.5 stalls per 1,000 square feet in order to accommodate peak parking demand. Based on the shared parking on the site, the layout of the parking lot, and ITE recommendations, Staff feels that 455 stalls will be adequate to accommodate the proposed use. 2. Design Standards — Section 1325.05 Subd. 8 Final PUD approval is being requested for Phase I of the development, which includes Buildings 1 and 3. While all future phases of the development will also have to meet the design standards set forth in the Zoning Code, only Phase I is currently under review. Phase II and III will also require review before the City Council and Planning Commission. Since this application marks the first time that the newly adopted design standards have been implemented, the regulations have been listed line by line and addressed individually in Attachment C. Of the 46 design standards listed in the Zoning Code, the applicants are requesting flexibility on three of them. The other 43 have either been met to the letter, or where the standard is not a requirement but rather an encouragement, the applicant has met the intent of the regulation. While the proposed application is in substantial conformance with the intent and letter of the design standards, the items that the applicant is requesting flexibility are listed below: 1. At least fifty percent (50%) of the largest building on each site shall be constructed at the front setback line. —Flexibility Requested. City of Arden Hills Planning- Commission Meeting for June 3, 2009 IlMetr°o-inet.uslardenhillslPlanninglPlanning Cases 12009W9-011 Arden Plaza PUD and Plat (pending) 1060309 - PCReport -Arden Plaza - Master PUD. doc Page 7 of 17