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9,898 square feet of parking islands for this project. The applicant is providing 15,529 square feet; an excess of 5,631 square feet. Tree Selection Meets Requirements Presbyterian Homes has submitted a long term landscape management plan, which is not required by the City. The plan calls for the management of the forested areas over time to ensure their continued growth. Most of the trees being removed are considered undesirable trees because of their species (i.e. Ash, Cottonwoods, Box Elder, and Silver Maples). The proposed replacement trees are extremely diverse and include; Columnar Maples, disease resistant Elms, River Birch, White Oak, Serviceberry, Black Hills Spruce, Red Cedar, Austrian Pine, Redbud, and Crabapples. The mix of replacement trees will result in a healthier stock of desirable trees on the site, and ultimately a healthier urban forest. B. Lighting Section 1325.05 Subd. 3 Exceeds Requirements City Code requires downcast lighting that is arranged so that it directs light away from adjoining lots and public streets, and only to the site to which the lighting is intended. To meet this standard the Code requires that lights shall not case light that exceeds a meter reading of 1 foot candle on streets or 0.4 foot candles on adjoining property. The proposed plan exceeds this requirement. The light generated from the site would not exceed 0.1 foot candles at any point around the property with the exception of the primary entrance on Lake Johanna Boulevard, which would not exceed 0.3 foot candles. C. Design Standards Section 1325.05 Subd. 8 Exceeds Requirements The proposed zoning district for this property is R -4, Multiple Dwelling District. This zoning district does not include design standards such as those that have been adopted for the B -2 and B -3 Districts. However, at the suggestion of the City Council Staff has reviewed the application as if the design standards from those districts were in place. The discretion offered the Planning Commission and City Council through the PUD review process allows additional scrutiny when needed to ensure a high quality development. Because the B -2 District is a commercial district many of the design standards would not apply to a residential development such as this. However, based on a review of the design standards which would apply to this type of project, Staff has found that this proposal significantly conforms to, or exceeds, the design standards laid out in Section 1325.05 Subd 8 of the City Code. D. Parking Section 1325.06 Exceeds Requirements The existing facility currently has 250 surface parking stalls. While the number of existing stalls appears to be adequate, the location of the stalls and their proximity to the primary entrance of the facility means that employees tend to park on the street rather than in designated spaces. The applicants are proposing to construct 357 parking stalls as part of the City of Arden Hills Planning Commission Meeting for November 3, 2010 Page 8 of 15