02-19-13-WS Packet - Laserfiche WebLink

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would be for larger retail or restaurant users. The site plan includes a drive-up window that wraps around the eastern side of the property and outdoor seating areas. The applicant would be seeking flexibility from the Zoning Code to allow the building to be placed closer to the Lexington Avenue right of way. The building would be oriented to the west towards what would eventually become a larger retail center in Phases II and III. The applicant is also proposing to remove all three driveways associated with the Blue Fox property; however, they would like to add an additional curb cut entrance on the property at 3771 Lexington Avenue, across from Target’s southern drive access. The applicant would like to see a stop light installed at this new intersection. The County is reviewing this request and is considering doing a traffic study of the Lexington Avenue corridor from County Road E to 694 in order to evaluate a stoplight proposal, as well as address other traffic concerns related to this corridor. A formal application for a redevelopment would require a traffic study, which may be able to be incorporated into a larger traffic analysis of the corridor in conjunction with the County’s work. Phase II of the Master PUD development would include reconfiguring of the existing building at 1130 Red Fox Road to reorient it towards the east and the new retail building, as well as the construction of additional parking. The building is currently used as office and light manufacturing. The applicant intends to repurpose the building into larger retail users. Phase III would involve the demolition of the existing building at 3771 Lexington Avenue. Three new buildings would be constructed, two of which would be two stories with retail on the main floor and office above. The third building would be a single story and all retail. Discussion The Master Plan for the four parcels creates what could be a dynamic and visually attractive retail center in Arden Hills. The retail uses would complement the area and are a good fit with the adjacent land uses. The redevelopment also improves internal traffic circulation throughout the sites and eliminates driveways onto Lexington Avenue and Red Fox Road that are nearest to the intersection. The creation of a new intersection on the south side of the site also creates an alternative route for people exiting the development to avoid the Red Fox/Lexington stop light. Staff feels that additional traffic analysis is necessary, and would encourage Ramsey County to take a broader look at the corridor to determine if a second stop light that serves Target and this redevelopment is warranted. A second stop light would have the added benefit to existing employees and customers of businesses in the Red Fox/Grey Fox industrial area as an additional alternative to turning left onto Lexington Avenue. As a standalone development Phase I, and the orientation of the building away from Lexington Avenue, seems counter-intuitive; however, as a Master PUD that includes the two parcels to the City of Arden Hills City Council Meeting for February 19, 2013 24 Page of