7C, Planning Case 12-019 - Master and Final PUD at 1201 County Road E

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Meagan Beekman,AICP November 28,2012 City of Arden Hills Page 8 East Access Concept B(Figure 4) • Closes the existing full-access to County Road E and creates a right-in/right-out access to County Road E located approximately 175 feet east. o Require extension of the median along County Road E to restrict access. • Creates adequate space to accommodate up to a 9,000 square foot building footprint,which could be used as a strip-retail center or office complex. • Improves internal circulation and pedestrian connectivity while reducing the likelihood for queuing at site access locations. • Introduces the likelihood of U-Turn maneuvers occurring to accommodate vehicles destined to Lexington Avenue or to the east along County Road E. o These U-Turns are expected along westbound County Road E at the existing full-access. • There is sufficient roadway width to accommodate this U-Turn maneuver. • Approximately 500 vehicles per day are expected to make this U-Turn maneuver. • Depending on the land-use type,the parking supply may need to be modified. o Concept B provides slightly more parking than Concept A. It should be noted that both east concepts are expected to provide adequate operations, circulation,and parking.Further discussion with the developer,City,and County should occur to identify a preferred access concept to allow for future planning of Lot 2. POTENTIAL BUILDING TRIP GENERATION To determine if there are additional impacts associated with the potential development of Lot 2, trip generation estimates were developed based on the potential building footprints identified in Concepts A and B, respectively. Results of the trip generation estimates summarized in Table 2 indicate that the proposed restaurant land use is expected to generate more trips than the potential retail space. However, regardless of which access or building use is preferred, the additional trips for Lot 2 are not expected to create any significant capacity issues within the study area. It should be noted that if County Road E is expanded,development of Lot 2 would likely increase the need for larger type vehicles(delivery trucks)to use the existing east access, creating additional conflicts. Table 2 Potential Trip Generation-Lot 2 Land Use Type Weekday A.M. Weekday P.M. Daily Lan Code) Size Peak Hour Trips Peak Hour Trips Trips In Out In Out East Concept A Lot 2 - Restaurant(932) 5,625 SF 33 28 33 22 715 East Concept B(Lot 2) - Retail Space(820) 9,000 SF 6 3 17 16 384 Note:No multi-use,multi-modal,or pass-by reductions were assumed for these land uses. H:I Projects 179461 Report I7946_FormerHol idaylnnSite_OpsSummary_121128.doc