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requested that the lighting plan also comply with the Illuminating Engineering Society recommendations for parking lot lighting. Additional lighting in the parking lot area would increase safety and security of the property. Pedestrian and Bicycle Circulation The applicant is proposing six foot concrete sidewalks with a six foot boulevard adjacent to County Road E and Lexington Avenue the length of both Lots 1 and 2. The sidewalks adjacent to Lot 2 are proposed to be constructed at the time Lot 2 is developed. Staff has added a condition that the sidewalks be constructed in their entirety prior to Lot 1 being occupied. Bike racks are not shown on the plan,but are currently located on the property. The presence of bike racks has been added as a condition of approval. C. Parking— Section 1325.06—Exceeds Requirements The regulations within the City Code to determine the number of required parking spaces for a student housing facility are not clear. There. are currently 426 parking stalls between the two lots. City Code requires one parking stall for every unit in a hotel/motel use, plus one for each employee. The current building contains 155 rooms. The amount of existing parking exceeds the requirements based on the past use of the site as a hotel. As part of the improvements to increase storm water infiltration and landscaped area, the applicant is proposing to remove a portion of the parking lot and replace it with ponding. The remaining number of stalls on Lot 1 is proposed to be 253, which Northwestern College feels confident will exceed their parking needs. The maximum capacity of the building according to the existing IUP is 350 students; however, Northwestern College provides shuttle service to and from the College, reducing the need for students to park on site. Additionally, the College has the ability to grant parking permits to students, limiting the number of cars that could be parked on site. Lot 2 will be evaluated at the time of the development proposal based on that specific use. A shared parking agreement between Lot 1 and Lot 2 will be required as part an approval of this application, as well as a shared maintenance agreement for the storm water ponding area. 3. Park Dedication Park use dedications for recreation or conservation purposes would be required as part of an approval of this application, and would be determined by the City Council. According to the City's subdivision ordinance the property could be subject to a park dedication requirement of a reasonable amount dependent on the circumstances of the property, but not to exceed ten percent. Based on the Code, park dedication can be in the form of a percentage of land dedicated to the City, or as cash in lieu of a dedication. In the event of a cash dedication the amount could be up to 10 percent of the fair market value of the property. According to the City of Arden Hills Planning Commission Meeting for September 8, 2010 C:IDOCUME—I IMEAGAN—I.BEEILOCALS-1I TempIELF8109-08-10-PC Report-Arden Hall.doc Page 8 of 14