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Ryan B. Streff January 16, 2015 <br />City of Arden Hills Page 14 <br />Summary and Conclusions <br />The following study conclusions and recommendations are offered for your consideration: <br />• Results of the existing intersection capacity analysis indicate that all study intersections <br />currently operate at an acceptable overall LOS D or better during the a.m., midday, and <br />p.m. peak hours. No significant delay or queuing issues were observed in the field or traffic <br />simulation at the Red Fox Road/Dunlap Street or Red Fox Road/Northwoods Drive <br />intersections. However, queuing issues were observed at the Red Fox Road/ <br />Lexington Avenue intersection during the p.m. peak hour: <br />o Northbound queues were observed to extend approximately 380 feet during the p.m. peak <br />hour. These queues occasionally block access to the northbound right-turn lane. <br />o Southbound left-turn queues were observed to extend approximately 400 feet during the <br />p.m. peak hour. These queues occasionally extend beyond the capacity of the southbound <br />left-turn lane and restrict the flow of the adjacent through lane. <br />o Eastbound left-turn queues were observed to extend approximately 400 feet during the <br />p.m. peak hour. While the full-width left-turn lane approaching the intersection is only <br />approximately 200 feet, access to the shared through/right-turn lane remains unobstructed <br />due to the wide shoulder along Red Fox Road. <br />o Westbound queues were observed to extend beyond the available storage distance during <br />the p.m. peak hour. These queues impact driveway access locations to the east along <br />Red Fox Road as well as access to the existing turn lanes. <br />• The queuing issues identified at the Red Fox Road/Lexington Avenue intersection are existing <br />issues and not specifically related to the proposed development. Discussions with <br />Ramsey County staff indicated that several improvements are currently being evaluated to <br />address these issues. <br />• The proposed Red Fox Business Center development is located at 1235 Red Fox Road in the <br />City of Arden Hills. The current development proposal consists of two multi-tenant light <br />industrial buildings totaling approximately 93,000 square feet. Construction was assumed to <br />be complete by the end of the year 2016. Access to the development is proposed at the <br />following locations: <br />o Red Fox Road – Approximately 600 feet west of Dunlap Street (West Access) <br /> The West Access is expected to be the primary truck access. <br />o Red Fox Road – Approximately 350 feet west of Dunlap Street (East Access) <br /> The East Access is expected to be the primary passenger vehicle access. <br />o Northwoods Drive – An extension of the western roadway terminus (North Access) <br /> Discussions with City staff indicate this access may be eliminated. However, this access <br />was included as part of the future analysis.