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ARDEN HILLS PLANNING COMMISSION – February 4, 2015 5 7. That the Developer shall submit a cash escrow in the amount of 25 percent of the estimated costs of landscaping prior to the issuance of a building permit. The escrow will be held by the City for two years after installation of landscaping and used for City costs related to review, approval, and inspection of landscaping, or developer default. 8. That the proposed project may require permits, including, but not limited to, MPCA- NPDES, Rice Creek Watershed District, Minnesota Department of Health, MPCA- Sanitary Sewer Extension, Ramsey County and City Right of Way, and City Grading and Erosion Control permits. Copies of all issued permits shall be provided to the City prior to the issuance of any development permits. 9. That the final plans shall be subject to approval by the Building Official and Fire Marshal prior to the issuance of a building permit. 10. Final grading, drainage, utility, and site plans shall be subject to approval by the Public Works Director, City Engineer, and City Planner prior to the issuance of a grading and erosion control permit or other development permits. 11. That upon completion of grading and utility work on the site, a grading as-built and utility as-built shall be provided to the City for review. 12. That the final plans shall be revised to meet the standards as outlined by the Assistant City Engineer in the memo dated 1-27-15. 13. That the final Lighting and Photometric Plan shall be reviewed and approved by the City prior to the issuance of a building permit. 14. That the applicant shall conform to all other City regulations. City Planner Streff reviewed the options available to the Planning Commission on this matter: 1. Recommend Approval with Conditions 2. Recommend Approval as Submitted. 3. Recommend Denial 4. Table Chair Thompson opened the floor to Commissioner comments. Matt Pacyna, SRF Consulting, discussed the traffic report in detail with the Commission. He explained that SRF was hired by the City to complete the traffic study. The existing site conditions were reviewed along with the planned improvements to the area. He provided comment on the traffic count numbers and stated that he believed his numbers were on the conservative side. He then asked for questions or comments from the Commission. Commissioner Holewa believed that the intersection needed a right turn lane from southbound Lexington Avenue onto Red Fox Road. Commissioner Jones expressed concern with how truck traffic may back up leaving the site during peak traffic hours at Lexington Avenue. He feared that Red Fox Road was too narrow for the proposed truck traffic. Mr. Pacyna stated this would be a balancing act for the business owner. He noted the County was looking into enhancements for the Red Fox Road and Lexington Avenue intersection in order to better accommodate truck traffic.