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ARDEN HILLS PLANNING COMMISSION—June 8,2011 5 3.A. Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and Master and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 County Road E—Public Hearing(continued) City Planner Beekman stated Condition 6 should read: Prior to ten years elapsing or upon any future PUD approval of the parcel the City may incorporate a civic feature into the northwest corner of County Road E and Lexington Avenue. Chair Larson opened the floor to Commissioner comments. Commissioner Zimmerman asked if there were State or County licensing requirements for nursing homes. He stated these requirements should be met prior to the issuance of a Certificate of Occupancy. City Planner Beekman stated there were licensing requirements that would need to be met and this is included in Condition 11, although it does not specifically state these. Commissioner Holewa stated the intersection of Lexington and County Road E is a high traffic area and does experience backups currently. He expressed concerns that the development of both properties would further increase the traffic problems in this location. Mr. Steve Manhart, Traffic Engineer for RLK Inc., stated he had looked at this intersection during the peak a.m. and p.m. hours. He expressed some concerns about the stacking that currently occurs at Lexington Avenue and County Road E but there are things the City could do to alleviate some of these problems. He suggested the City talk with the County about alternatives for timing or sequencing lights in this area. The study did look at different business types for Lot 2 because the occupants of the property are not identified at this time. Based on the information available the traffic generated will not have a significant impact on the traffic. Commissioner Holewa asked why there was no traffic in the a.m. if there was retail on Lot 2. Mr. Manhart stated the typical hours for retail are later morning to late evening. With an opening time of 10:00 most retail businesses will not have traffic to or from the facility until 9:00 or later and this is considered to be after the peak a.m. hours. The traffic study looked at the peak hours only. Commissioner Holewa stated there was a lot of traffic movement in Arden Hills during the mid-day and he asked if the mid-day traffic had been considered. Mr. Manhart stated only the a.m. and p.m. peak hours were looked at. Commissioner Hames asked if the Rail Road tracks and passing trains had been considered in the traffic analysis. Mr. Manhart stated the trains had not been considered in the analysis.