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Grey Fox Road Redevelopment – Arden Hills <br />Traffic Impact Analysis │ June 2022 <br />12 <br /> <br />CONCLUSIONS AND RECOMMENDATIONS <br />Launch Properties is proposing a 3,070-square foot medical-dental office building, a one tunnel car wash, <br />a 2,210-square foot walk-in bank, and a 3,510-square foot restaurant with a drive through on the northwest <br />corner of the intersection of Lexington Avenue & Grey Fox Road in Arden Hills, MN. The site is anticipated <br />to generate 295 new trips during the AM peak hour (153 entering, 142 exiting) and 264 new trips during the <br />PM peak hour (132 entering, 132 exiting). <br />Site access is proposed to include two (2) full accesses, one of the proposed accesses will be located on <br />Grey Fox Road 240 feet west of Lexington Avenue and access 2 will be located on Grey Fox Road <br />approximately 360 feet west of Lexington Avenue. <br />A capacity analysis was performed for Opening Year (2023) No-Build, Opening Year (2023) Build, Design <br />Year (2040) No-Build, and Design Year (2040) Build. In all four scenarios, the study intersections are <br />anticipated to operate at LOS B or better in the AM and PM peak hours. Additionally, all individual <br />movements are anticipated to operate at LOS D or better, except the westbound through movement at <br />Lexington Avenue & Grey Fox Road which operates at LOS E in the Opening Year (2023) Build conditions. <br />This movement has 2 vehicles in the PM peak and can fluctuate significantly depending on the SimTraffic <br />random seeding. <br />The eastbound approach as Lexington Avenue & Grey Fox Road should be monitored to determine the <br />extent of the impacts of the queue on site access 1. All other 95th percentiles queues have adequate storage <br />capacity. <br />It is recommended to install side street stop control at the site access. No other geometric changes are <br />recommended as a result of the development. <br />APPENDIX <br />A. Exhibits <br />B. Turning Movement Counts <br />C. Site Layout Exhibit <br />D. SimTraffic Analysis Results