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• YMCA, page 4 4 spaces per 1,000 s.f. 176 176 0 The proposed use is clearly being provided enough parking within the parking lot layout that the applicant has proposed with this application. Entire Block Single Use Peak Hour Demand Parking Peak (5 PM Weekdays) Parking Provided (street & off - street) Surplus Varies 270 281 11 The shared parking spreadsheet is based on the Urban Land Institute's Shared Parking Standards and as is required by the Development and Design Guidelines. As always, staff will continue to review each project to maintain the parking standards within this block as well as the entire development. With a building of this size, the standards only require 5 bicycle parking spaces. Staff has included a condition requiring that the YMCA to provide a bicycle parking areas sufficient in size to accommodate at least 5 bicycles. Considering the recreational use of the building though, staff is encouraging the YMCA to provide capacity for closer to fifteen bicycles. Landscaping Requirements As previously mentioned in the Parking section of the report, the site plan indicates a total of 176 parking spaces for this phase of the development. This means that the 23 trees provided throughout the lot exceeds the II/requirement of 1 tree for every 10 parking spaces. The parking lot on the north side of the building abuts Village Drive and therefore must provide additional screening. The applicant is meeting these requirements by providing a hedgerow of trees spaces 30 feet on center, with additional shrubbery. Though the parking lot does not exceed the 300 space threshold to require a `connecting walkway' through the parking lot, a `connecting walkway' has always been indicated on the development plan for this site. The proposed connection meets the requirement for width, but it does not meet the requirements that the paving be decorative or that shade trees be provided. The YMCA site is proposing to use some innovative stormwater infiltration tanks as part of the on -site drainage plan. The location of these infiltration tanks is the south end of the parking lot; therefore the landscaping islands that are over these tanks cannot have trees in them as they would cause potential damage to the tanks. As such the Environmental Board has requested that these islands be integrated into the infiltration plan by being depressed with a rain garden -type landscape. The City's engineering consultant (S.E.H.) is evaluating this proposal to determine if it is feasible. Since this is a very `urban' development the implementation of a rain garden -type landscape will need to be heavily scrutinized. Staff is currently researching and developing a seed mix/planting pattern that will excel in both form and function. • The south side of the site adjoins the County Park area and since some tree removal was necessary to complete grading and the construction of the retaining wall to allow eventual construction on this portion of the site. Additional trees may be removed for the construction of the trail. Once the location and extent of all improvement are known, an appropriate plan for replacement will be developed in cooperation with the YMCA.