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turn onto westbound Highway 96 at the protect left turn at Hamline. This is a turning . movement the Ramsey County Traffic Engineer is comfortable with. Traffic at Keithson should not be impacted much at all. While it is possible that westbound traffic may attempt to make a U-turn at Keithson to reach the Highway 96 access for the developmcnt, the majority of westbound traffic would make a left turn at Hamline Avenue and then the right turn into the development The traffic study indicates that there will be approximately 20 more of these turning movements under the 2007 build scenano, Should westbound traffic attempt to make the U-turn at Keithson, the County Traffic Engineer indicated that thcre is sufficient roadway width and the sightlines (Keithson is at the crest of the hill) are good. A copy ofthe traffic study has been included in the attachments for your review, One additional access itcm is the provision of sidewalks/walkways. Currently, there are walkways which connect some of the buildings but there are no connections to the City trail to the west of the Highway 96 trail to the north. A condition should be added to the PUD document requiring a revised plan for review and approval by the City Planncr and City Engineer with connections to these trails and connections throughout the interior of the development prior to the issuance of building permits. Bike racks have been provided in four locations near the fronts of the buildings, making the site viable for bicycle access as per the requirements ofthe NB district . 11A. Screening - .Meets requirement for dumpster enclosures; see landscaping (4A) for landscape/screening recommendations; add condition relative to mechanical operation equipment. Screening (as stated in section SA, buffer yards) is required to be a minimum of60% opacity between this property and the neighboring residential properties to the north, In addition mechanical equipment is required to be screened from view and dumpsters are required to be placed within dumpster enclosures. The dumpster enclosures are proposed with a brick veneer to match the buildings and an asphalt shingle roof to match the buildings. A stained Cedar gate would provide access to the dumpsters. Mechanical operation equipment is not shown on thc plans. All such equipment shall be required to bc screened from view consistent with the City's Zoning Ordinance. A condition should be added to the PUD document reinforcing this requirement See Section 4A for recommendations relative to landscaping screening. 12A. Lighting - Does not meet foot candle illuminate requirements General rcquirements for lighting state that the source of lighting shall be conccaled or . \\Earth\PJanning\Planning Cases\2005\05-12 Arden HiJ]s Oflice Park - Ruyal Oaks Realty - PUD, Preliminary Plat for Old City 11<111 & PW Site (PFNDlNG)\06-01-04 PC Report Royal Oaks 05-12.uoc Page 11 of18