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ARDEN HILLS PLANNING COMMISSION – June 8, 2011 5 <br /> <br />3.A. Planning Case 11-011; Preliminary and Final Plat, Zoning Code Amendment, and <br />Master and Final PUD for Phase 1; TAT Properties and Select Senior Living; 1201 <br />County Road E – Public Hearing (continued) <br /> <br />City Planner Beekman stated Condition 6 should read: Prior to ten years elapsing or upon <br />any future PUD approval of the parcel the City may incorporate a civic feature into the <br />northwest corner of County Road E and Lexington Avenue. <br /> <br />Chair Larson opened the floor to Commissioner comments. <br /> <br />Commissioner Zimmerman asked if there were State or County licensing requirements <br />for nursing homes. He stated these requirements should be met prior to the issuance of a <br />Certificate of Occupancy. <br /> <br />City Planner Beekman stated there were licensing requirements that would need to be <br />met and this is included in Condition 11, although it does not specifically state these. <br /> <br />Commissioner Holewa stated the intersection of Lexington and County Road E is a high <br />traffic area and does experience backups currently. He expressed concerns that the <br />development of both properties would further increase the traffic problems in this <br />location. <br /> <br />Mr. Steve Manhart, Traffic Engineer for RLK Inc., stated he had looked at this <br />intersection during the peak a.m. and p.m. hours. He expressed some concerns about the <br />stacking that currently occurs at Lexington Avenue and County Road E but there are <br />things the City could do to alleviate some of these problems. He suggested the City talk <br />with the County about alternatives for timing or sequencing lights in this area. The study <br />did look at different business types for Lot 2 because the occupants of the property are <br />not identified at this time. Based on the information available the traffic generated will <br />not have a significant impact on the traffic. <br /> <br />Commissioner Holewa asked why there was no traffic in the a.m. if there was retail on <br />Lot 2. <br /> <br />Mr. Manhart stated the typical hours for retail are later morning to late evening. With an <br />opening time of 10:00 most retail businesses will not have traffic to or from the facility <br />until 9:00 or later and this is considered to be after the peak a.m. hours. The traffic study <br />looked at the peak hours only. <br /> <br />Commissioner Holewa stated there was a lot of traffic movement in Arden Hills during <br />the mid-day and he asked if the mid-day traffic had been considered. <br /> <br />Mr. Manhart stated only the a.m. and p.m. peak hours were looked at. <br /> <br />Commissioner Hames asked if the Rail Road tracks and passing trains had been <br />considered in the traffic analysis. <br /> <br />Mr. Manhart stated the trains had not been considered in the analysis.