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ARDEN HILLS PLANNING COMMISSION – November 28, 2012 4 23.The applicant shall provide to the City temporary construction easements for implementing the County Road E streetscape improvements, provided the City repair and replace any disturbances on applicant’s property. Chair Larson asked about the size of the units not meeting the size criteria but staff is still recommending approval. City Planner Meagan Beekman stated there have been a number of discussions with the Planning Commission and the City Council regarding this and minimum standards were desired but there was a general understanding that this is an existing building and should be treated differently than a newly constructed building. The focus was more on the total units rather than the square footage of each unit. Since this is a PUD, flexibility can be granted in this area. Chair Larson stated there is no subdivision on this property. City Planner Meagan Beekman stated that was correct. Chair Larson stated he does not see parking as being an issue. Commissioner Holewa asked about the two turn lanes and whether they would be done by the County. City Planner Meagan Beekman stated that has not been thoroughly decided. It would be a County program and may be constructed as Phase I improvements on County Road E and the City may be constructing parts of this. Commissioner Holewa questioned where in the staff report was the recommendation for approval noted. Commissioner Holewa also asked about park dedication and confirmed that’s only when a lot is split. Commissioner Holewa also confirmed that the applicant is planning a sidewalk. City Planner Beekman stated that the lack of a recommendation was an oversight in the memo, and that Staff was recommending approval for the Planning Case. She confirmed that the applicant will be constructing a sidewalk on Lexington Avenue and that the applicant would be paying for a sidewalk on County Road E, but that the City would construct the sidewalk when the County Road E streetscaping project moved forward. Commissioner Holewa asked about a watermain. City Planner Meagan Beekman stated the City Public Works Engineer had suggested a watermain be constructed in a previous application. He felt the watermain would be more tied to a subdivision. Commissioner Holewa noted the traffic study showed an assumed 10% reduction in trips based on mode share and 0% reduction based on pass-by trips. City Planner Meagan Beekman stated the Director of Public Works is satisfied with the traffic study. Commissioner Holewa stated the traffic study concluded that the proposed redevelopment would not have a significant impact on intersection operations in the area. Commissioner Thompson asked about the parking stall in the front (28 stalls) and if that was sufficient parking lots for the retail. She asked how it compared to Shannon Square. City Planner Meagan Beekman stated the retail will require 114 parking stalls total and the 28 stalls located in the front would not meet all the parking demand for the retail. There will still be some shared parking on the side and in the rear of the building. There will be a rear building access with a cut-through that would allow visitors to access the retail areas through the back of the building. Commissioner Thompson stated she was surprised about the access from the back and it seems a narrow area to access the retail. Commissioner Zimmerman asked how many total parking spaces are required. City Planner Meagan Beekman stated 241 are required but 284 are provided in the plan. Commissioner Zimmerman asked if a parking ramp was considered. City Planner Meagan Beekman stated a parking ramp would make the project cost not feasible. The proposed plan would provide the